What is this
Your live command centre for the whole development portfolio — GDV, settlements, approvals and project health on one screen.
What AI does here
Pulls every figure straight from your project, accounting and council systems, reconciles them, and flags what needs attention — no spreadsheets, no chasing PMs.
Saves the development manager
Typically saves the development manager ~3h per week of status-gathering and report-building.
Total GDV
$87.4M
▲ +4.2% QoQ
Gross Development Value across portfolio
Active Projects
5
▲ +1 QoQ
2 construction · 2 DA stage · 1 feasibility
Settlements Pipeline
34 / 72
▲ +6 QoQ
47% pre-sold · $24.8M contracted
Approval Status
3 approved
▬ 2 pending
2 pending council assessment
GDV by Stage
$87.4M total
Construction $30.7M
DA Approved $34.5M
DA Assessment $12.8M
Feasibility $9.4M
61% of portfolio value ($53.5M) is in approved or active build; 26% awaits council outcome.
AI Insights ⚡ AI-Powered
Live · 2 flagged
⚠ Action Required
AI has identified 3 council conditions requiring action before 15 June. Two relate to landscaping bonds on The Terraces, one is a traffic management plan for Horizon Residences.
📈 Settlement Forecast
Settlement forecast: 8 settlements expected this quarter worth $4.2M. All buyers have finance approval confirmed. Conveyancers notified.
Project Portfolio
Click any project for details
The Terraces at Mermaid
On Track
24-unit townhouse development
Construction Progress65%
Horizon Residences
On Track
48-apartment complex
Overall Progress35%
Palm Grove Villas
Under Review
12-lot subdivision
Overall Progress18%
Currumbin Crest
Early Stage
8-unit boutique apartments
Overall Progress8%
Harbour Point
Ahead of Schedule
16-apartment waterfront development
Construction Progress92%
What is this
A visual stage tracker for every project — from land acquisition through DA, construction and final settlement.
What AI does here
Watches each gate, runs the compliance checks for a stage move, notifies the right stakeholders and updates downstream dependencies automatically.
Saves the project coordinator
Typically saves the project coordinator ~2h per week of stage updates and stakeholder chase-ups.
Feasibility
1
Currumbin Crest
8-unit boutique apartments
DA Lodged
1
Palm Grove Villas
12-lot subdivision
DA Approved
1
Horizon Residences
48-apartment complex
CC Issued
0
Projects appear here once a Construction Certificate is issued.
Construction
2
Harbour Point
16-apt waterfront
The Terraces
24-unit townhouse
Practical Completion
0
Harbour Point is next — PC targeted Aug 2026.
Settlement
0
First settlements expected Aug 2026 as Harbour Point completes.
Pipeline Summary
All active projects
| Project | Type | Current Stage | GDV | Owner | Key Date | Status |
|---|---|---|---|---|---|---|
| Harbour Point | 16-apt waterfront | Construction (92%) | $12.5M | Daniel Marsh | PC: Aug 2026 | Ahead |
| The Terraces at Mermaid | 24-unit townhouse | Construction (65%) | $18.2M | Sarah Chen | PC: Nov 2026 | On Track |
| Horizon Residences | 48-apt complex | DA Approved — CC Pending | $34.5M | James Whitfield | CC: Jul 2026 | On Track |
| Palm Grove Villas | 12-lot subdivision | Council DA Assessment | $12.8M | Lisa Nakamura | Est. approval: Jul 2026 | Under Review |
| Currumbin Crest | 8-unit boutique | Feasibility Study | $9.4M | Daniel Marsh | Decision: Jul 2026 | Early Stage |
What is this
Your approvals desk — tracks every DA condition, RFI response and compliance requirement across all council submissions.
What AI does here
Reads council decision notices, extracts and categorises every condition, tracks deadlines, and flags risks before they delay your project — no missed conditions or surprise gaps.
Saves the planning manager
Typically saves the planning manager ~4–6h of document review per DA decision notice.
Council Submissions
Development Application tracker
| Project | DA Number | Council | Status | Conditions | Outstanding | Days in Assessment |
|---|---|---|---|---|---|---|
| The Terraces at Mermaid | DA-2025-0847 | Gold Coast City Council | Approved | 12 conditions | 3 outstanding | 42 days |
| Horizon Residences | DA-2025-1203 | Gold Coast City Council | Approved | 8 conditions | All cleared | 67 days |
| Palm Grove Villas | DA-2026-0156 | Gold Coast City Council | Under Assessment | — | — | 28 days |
| Currumbin Crest | Not yet lodged | Gold Coast City Council | Pre-lodgement | — | — | — |
| Harbour Point | DA-2024-1592 | Gold Coast City Council | Approved | 6 conditions | All cleared | 38 days |
Outstanding Conditions — Action Required
3 items
| Condition | Project | Category | Due Date | Status |
|---|---|---|---|---|
| Landscaping bond — $45,000 security deposit | The Terraces | Financial | 10 Jun 2026 | Overdue Soon |
| Landscaping management plan — certified arborist report | The Terraces | Environmental | 15 Jun 2026 | In Progress |
| Traffic management plan — intersection modelling | Horizon Residences | Transport | 20 Jun 2026 | In Progress |
🤖
Condition Analyser
⚡ AI-Powered
AI scans council approval documents, extracts every condition, categorises by urgency (financial, environmental, transport, design compliance), and tracks compliance deadlines automatically. When a new DA approval lands, the system reads the full decision notice and builds your compliance checklist in minutes.
Impact: Replaces 4–6 hours of manual document review per DA. Eliminates the risk of missed conditions that can trigger stop-work notices or delayed settlements.
Impact: Replaces 4–6 hours of manual document review per DA. Eliminates the risk of missed conditions that can trigger stop-work notices or delayed settlements.
Request for Information (RFI) Tracker
Council information requests
| RFI | Project | Raised By | Date Received | Response Due | Status |
|---|---|---|---|---|---|
| Stormwater management clarification | Palm Grove Villas | GCCC Planning | 22 May 2026 | 12 Jun 2026 | Pending Response |
| Acoustic report — pool equipment noise | Palm Grove Villas | GCCC Environmental | 28 May 2026 | 18 Jun 2026 | With Consultant |
| Updated site plan — setback dimensions | Currumbin Crest | Pre-lodgement | 15 May 2026 | N/A | Completed |
What is this
Your settlements desk — tracks every buyer from expression of interest through deposit, finance and final settlement.
What AI does here
Monitors deposits, finance approvals and settlement dates, coordinates conveyancers, and chases the missing piece — so agent, conveyancer and broker share one source of truth.
Saves the sales administrator
Typically saves the sales administrator ~3h per week of follow-ups and settlement tracking.
Total Lots / Units
72
▬ 4 projects
Across 4 active projects
Pre-Sold
34 (47%)
▲ +5 MoM
38 remaining inventory
Deposits Held
$2.1M
▲ +$0.3M
Held in trust · all verified
Next Settlement
14 days
▲ On track
Harbour Point · Unit 12
Buyer Pipeline
Showing 10 of 34 contracts
| Buyer | Project | Unit / Lot | Price | Deposit | Finance | Status | Settlement Date |
|---|---|---|---|---|---|---|---|
| James & Claire Patterson | Harbour Point | Unit 12 | $890,000 | $89,000 | Approved | Settling | 17 Jun 2026 View → |
| Rebecca Nguyen | Harbour Point | Unit 8 | $745,000 | $74,500 | Approved | Settling | 24 Jun 2026 View → |
| Mark & Angela Thompson | Harbour Point | Unit 3 | $820,000 | $82,000 | Approved | Pre-Settlement | 8 Jul 2026 |
| David Chen | The Terraces | Lot 7 | $685,000 | $68,500 | Approved | Contracted | Nov 2026 |
| Sophie & Tom Richardson | The Terraces | Lot 14 | $720,000 | $72,000 | Pending | Finance Pending | Nov 2026 |
| Andrew Walsh | The Terraces | Lot 19 | $695,000 | $69,500 | Approved | Contracted | Dec 2026 |
| Michelle & Paul Drake | Horizon Residences | Apt 2B | $580,000 | $58,000 | Approved | Contracted | TBC |
| Liam O'Brien | Horizon Residences | Apt 5A | $625,000 | $62,500 | Pending | Finance Pending | TBC |
| Karen & Brian Fitzgerald | Palm Grove Villas | Lot 3 | $420,000 | $42,000 | Approved | Contracted | TBC |
| Natalie Wong | Palm Grove Villas | Lot 8 | $385,000 | $38,500 | Approved | Contracted | TBC |
Upcoming Settlements
⚡ AI-Powered
3
June 2026
$2.46M
5
July 2026
$3.87M
8
Aug 2026
$6.12M
12
Q4 2026
$8.94M
What is this
Your live cost book — cost-to-complete, margin at completion and cash-flow forecasts across every project.
What AI does here
Reads your QS reports and draw-down schedules, reconciles them automatically, models cash position months ahead, and flags variances early — no chasing quantity surveyors or merging three spreadsheets.
Saves the finance manager
Typically saves the finance manager ~5h per month of cost reconciliation and forecast rebuilds.
Harbour Point
16-apartment waterfront · 92% complete
Total Budget
$9.8M
Spent to Date
$8.9M
Margin at Completion
22.4%
The Terraces at Mermaid
24-unit townhouse · 65% complete
Total Budget
$14.6M
Spent to Date
$10.2M
Margin at Completion
18.1%
Horizon Residences
48-apartment complex · DA Approved
Total Budget
$27.2M
Spent to Date
$4.8M
Forecast Margin
21.2%
Palm Grove Villas
12-lot subdivision · DA Assessment
Total Budget
$9.6M
Spent to Date
$2.4M
Forecast Margin
25.0%
🤖
Cash Flow Forecaster
⚡ AI-Powered
AI models your settlement timing, construction draw-downs, and loan interest to forecast your cash position 6 months ahead. It integrates data from your QS cost reports, sales contracts, and bank facility terms to produce a weekly rolling forecast.
Current Forecast: Cash position remains positive through Q4 2026 with $2.8M minimum buffer (week of 14 September). Harbour Point settlements in June–August will add $12.5M gross receipts. The Terraces construction draw-downs peak in July at $1.4M/month.
Current Forecast: Cash position remains positive through Q4 2026 with $2.8M minimum buffer (week of 14 September). Harbour Point settlements in June–August will add $12.5M gross receipts. The Terraces construction draw-downs peak in July at $1.4M/month.
Portfolio Financial Summary
| Project | GDV | Total Cost | Forecast Profit | Margin | ROE | Status |
|---|---|---|---|---|---|---|
| Harbour Point | $12.5M | $9.8M | $2.7M | 22.4% | 38.2% | On Budget |
| The Terraces | $18.2M | $14.6M | $3.3M | 18.1% | 28.6% | Over Budget |
| Horizon Residences | $34.5M | $27.2M | $7.3M | 21.2% | 34.8% | On Budget |
| Palm Grove Villas | $12.8M | $9.6M | $3.2M | 25.0% | 42.1% | On Budget |
| Currumbin Crest | $9.4M | TBC | TBC | — | — | Feasibility |
| Portfolio Total | $87.4M | $61.2M | $16.5M | 21.4% | 35.2% |
What is this
Your always-on analyst desk — surfaces opportunities and risks across the market, council trends and your own project performance.
What AI does here
Continuously scans pricing data, council registers and QS reports, then writes each insight with its data source, a confidence level and a recommended action.
Saves the development director
Typically saves the development director ~2h per week of market and council research.
⚡ AI-Powered
3 new insights · Last analysis: 08:42 AEST
Market Comparison — Horizon Residences Pricing
Gold Coast median apartment price is up 4.2% quarter-on-quarter (CoreLogic, May 2026). Your Horizon Residences pricing is currently 8% below comparable new stock within a 2km radius.
Analysis of 12 comparable recent developments (Broadbeach, Mermaid Beach, Miami) shows average new-apartment pricing of $14,200/sqm vs. your current list at $13,100/sqm.
Recommended action: Consider price adjustment for the remaining 36 unsold units. A 5% increase across remaining inventory would add approximately $1.17M to gross revenue with minimal impact on absorption rate given current demand.
Analysis of 12 comparable recent developments (Broadbeach, Mermaid Beach, Miami) shows average new-apartment pricing of $14,200/sqm vs. your current list at $13,100/sqm.
Recommended action: Consider price adjustment for the remaining 36 unsold units. A 5% increase across remaining inventory would add approximately $1.17M to gross revenue with minimal impact on absorption rate given current demand.
ⓘ Sources: CoreLogic RP Data, REA Group, comparable sales within 2km (last 90 days) · 4 sources
Council Processing Times — Increasing Delays
Gold Coast City Council DA processing times have increased 23% since January 2026. Average assessment period is now 58 days vs. 47 days in 2025.
Contributing factors include increased lodgement volume (+18% YoY) and two senior planning officers on extended leave. The backlog is concentrated in the Southern District assessment team, which handles Palm Grove Villas and Currumbin Crest.
Recommended action: Factor an additional 15–20 days into timeline planning for Palm Grove Villas and Currumbin Crest. Consider pre-lodgement meetings to streamline the assessment path. Budget for potential holding costs of $28K–$42K per project for extended assessment periods.
Contributing factors include increased lodgement volume (+18% YoY) and two senior planning officers on extended leave. The backlog is concentrated in the Southern District assessment team, which handles Palm Grove Villas and Currumbin Crest.
Recommended action: Factor an additional 15–20 days into timeline planning for Palm Grove Villas and Currumbin Crest. Consider pre-lodgement meetings to streamline the assessment path. Budget for potential holding costs of $28K–$42K per project for extended assessment periods.
ⓘ Sources: GCCC DA register, council meeting minutes, historical lodgement data (2024–2026) · 3 sources
Cost Variance Detection — The Terraces Construction
Construction costs on The Terraces at Mermaid are tracking 3.4% above budget, representing a $618K variance against the approved construction budget of $8.6M.
Primary driver: reinforcing steel prices have increased +12% since contract signing (September 2025). Secondary factors include a 3-day weather delay in April and subcontractor rate increases for waterproofing (+6%).
Recommended action: Lock remaining material orders immediately — steel futures indicate a further 4–6% increase in Q3 2026. Review contingency budget ($290K remaining) and consider value engineering on landscaping and common area finishes to recover $180K–$240K.
Primary driver: reinforcing steel prices have increased +12% since contract signing (September 2025). Secondary factors include a 3-day weather delay in April and subcontractor rate increases for waterproofing (+6%).
Recommended action: Lock remaining material orders immediately — steel futures indicate a further 4–6% increase in Q3 2026. Review contingency budget ($290K remaining) and consider value engineering on landscaping and common area finishes to recover $180K–$240K.
ⓘ Sources: QS monthly report (May 2026), BCI cost indices, steel futures (LME), subcontractor variation claims · 4 sources
Previous Insights
Actioned or acknowledged
Acted On
Pre-Sale Velocity — Harbour Point Fully Sold
Harbour Point reached 100% pre-sale on 18 May 2026, 3 months ahead of target. Average days-to-contract was 22 days (vs. industry average of 45 days for comparable waterfront product). AI attributes strong performance to below-market entry pricing and waterfront scarcity premium.
✔ Acknowledged 19 May 2026 · No action required
Resolved
Interest Rate Sensitivity — Buyer Finance Risk
Following the May 2026 RBA rate hold at 3.60%, buyer finance risk has stabilised. Two buyers previously flagged as at-risk (O'Brien, Richardson) have both received conditional approval updates. AI recommends maintaining monthly finance status checks until settlement.
✔ Resolved 28 May 2026 · Monitoring continues