Win more listings
Walk into the pitch with numbers you can stand behind in front of a client, each one cited to the clause it came from. Then do the same for the lots either side.
What can you build on this lot - and does it pencil?
See what the bylaw allows as-of-right, what a variance unlocks, and what that shape is worth - on one lot, or on several together. Then send the proposal to the lenders and builders whose criteria it already meets.
Shaped by 120+ conversations with brokers, developers and lenders. Private pilot, invites rolling out.
Walkthrough
- Pin an address
- Every zoning question at once
- What the bylaw allows on its own
- It does not pencil alone
- The lots next door join the math
- Three lots become one site
- It pencils
- Scenarios compete - the tallest loses
- The scheme that pays, built
- The proposal goes out
- Builders bid on price
- The pro-forma, line by line
- Lenders bid on rate
- One platform, end to end
The same question, answered two ways
| Today | With Proptimize | |
|---|---|---|
| Getting a number on a site | Days to weeks | Minutes from a raw address to a proposal you can send |
| Paying consultants to find out | $250 to $900 a report | Included the zoning read and buildable envelope come with the platform |
| Testing the lot next door | A second study, from scratch | The same run one site or an assembly of them, side by side |
| Rebuilding the pro-forma | By hand, in Excel, every time | Generated as an Excel with live formulas you keep working in |
| Keeping up with zoning changes | As of the report date | Nightly re-synced as the city publishes changes |
We talked to 120+ brokers, developers and lenders.
Four of them, on what the work costs today and on what it looks like with this.
I just pay a planner - $250 to $900 a report.
It's private eye work.
My team takes weeks to put a proposal together.
It gets you in the door with property owners. I'd use it weekly.
What's possible, not just what's allowed
The zoning bylaw and its overlays, encoded rule by rule. Every line names the clause it came from, and alongside it we surface the variances already granted or refused around your site - so you can see how far others pushed before you decide how far to push.
As-of-rightRead off the encoded demo bylaw
Zone CR 2.5 (c2.0; r2.0) SS2 D 4.10.20
Apartment building Permitted D 4.10.24
Height limit 13.0 m / 4 storeys D 4.20.10
Density 2.5 x lot / 1,523 m2 D 4.20.40
Front setback 0.0 m D 4.20.60
Rear setback 7.5 m minimum D 4.20.70
Lot frontage on record 15.2 m / 609 m2 Plan D-1904
Parking required 0 spaces D 9.5.10
What a variance unlocksGranted on the demo block
Height limit 13.0 -> 23.0 m +4 storeys
Density 2.5 -> 3.5 x lot +608 m2 GFA
Rear setback 7.5 -> 5.5 m +7 units
Hover or focus a line to see it on the survey. In the platform each clause opens the bylaw text
itself. Demo bylaw and demo parcel throughout.
412 Demo Ave / envelope As-of-right
The shape the rules leave you
What you can build as-of-right, what a variance unlocks, and the massing each one gives you. Walk the envelope storey by storey, with the angular plane and the rear setback cut into the form.
- Storeys
- 4
- Height
- 13.0 m
- Gross floor area
- 1,523 m2
- Units
- 18
Envelope is a schematic study, not a design.
This lot doesn't pencil alone.
With its neighbours, it does.
Unit mix, square footage and the economics that fall out of them - for the lot on its own, and for the lot with its neighbours. Frontage does what no amount of cost cutting can, and that answer becomes the proposal you send out.
Plan view / assembled site
It pencils - 76 units / one core / 8 storeys
- Frontage
- 45.9m
- Site area
- 1,842m2
- Gross floor area
- 6,447m2
- Units
- 76no
Same block, same bylaw. The assembled site clears the mid-rise threshold, carries one core instead of three, and changes who will finance it. Illustrative scheme.
An institutional-grade pro-forma
Rents, costs, cap rate and financing arrive validated and stay yours to move - change one and the sheet re-solves. Every number traces back to where it came from, and it leaves as an Excel with live formulas that drops into the model you already run.
Assumptions
3.205.60
280480
3.756.50
4580
| A | B | C | D | E | |
|---|---|---|---|---|---|
| 8 | Site | ||||
| 9 | Assembled site area | 1,842 | m2 | 3 parcels | |
| 10 | Gross floor area | 69,395 | ft2 | 3.5 FSI | |
| 11 | Units | 76 | no | 776 ft2 avg | |
| 13 | Revenue | ||||
| 14 | Rentable area | 58,986 | ft2 | 85% eff | |
| 15 | Gross annual rent | 58,986 | ft2 | 4.20 | 2,972,894 |
| 16 | Vacancy and credit loss | 3.0% | (89,187) | ||
| 17 | Operating expenses | 32.0% | (922,786) | ||
| 18 | Net operating income | 1,960,921 | |||
| 19 | Stabilized value | 4.75% | 41,282,550 | ||
| 20 | Costs | ||||
| 21 | Hard construction | 69,395 | ft2 | 340.00 | 23,594,300 |
| 22 | Soft costs, fees, HST | 18.0% | 4,246,974 | ||
| 23 | Construction financing | 65% / 7.50% / 18mo | 1,764,441 | ||
| 24 | Contingency | in hard | - | ||
| 25 | Developer profit | 15.0% of value | 6,192,382 | ||
| 26 | Total project cost | 35,798,097 | |||
| 27 | Residual land value | 5,484,453 | |||
| 28 | Land per buildable ft2 | 69,395 | ft2 | 79.03 |
410-414-demo-ave-proforma.xlsx
Live formulas / the layout a lender already reads / your assumptions travel with the file Illustrative parcel. Your run uses your address and the bylaw as published.
Make the proposal. Then get matched.
The run becomes a document you can put in front of an owner or a partner - the scheme, the economics and the numbers behind them. It goes out to the lenders, equity partners and builders whose stated criteria it already fits, and comes back as qualified interest.
The document
Development proposal 410-414 Demo Ave
Site1,842 m2 assembled
Program76 units / 8 storeys
Total cost$35.8M
Stabilized value$41.3M
Prepared by broker12 pages
Pro-forma run
Matching
Your proposal
Construction lenderPurpose-built rental, 55-70% LTCMatched
Mezzanine lenderSecond position, $3M to $12MReviewing
Equity partnerLP capital, mid-rise rental, 5 yr holdMatched
General contractor6 to 10 storey concreteReviewing
Modular builderVolumetric, up to 8 storeysMatched
- Deals in
- Brokers and developers arrive with an address and leave with a proposal worth sending.
- Leads out
- Lenders, equity and builders receive deals that already match the criteria they published.
Illustrative counterparties. The criteria shown are examples.
The people who find the deals, and the people who fund them
Find more off-market sites
Search on your own criteria instead of one address at a time, run the scenarios before you spend on consultants, and have proposals brought to you. Sweet spot: multiplex and missing-middle.
Get deals that are already qualified
What reaches you is already complete and sourced, so the qualifying is done before the first call.
Before you join
01 What data are you using?
The zoning bylaw, parcels and overlays come straight from the municipality that publishes them. On top of that sit construction costing baselines and market rent data.
02 Which markets do you cover?
The zoning bylaw is encoded rule by rule, clause by clause. The engine reads any municipality's code the same way, so if you work somewhere else, join the waitlist and tell us where.
03 How do you handle as-of-right versus variances?
As-of-right is what the bylaw grants you without asking anyone. A variance is what you would have to apply for. We show both side by side and mark which is which on every line.
04 What do I actually get out?
The zoning read with its citations, the massing, an Excel pro-forma with live formulas in the layout a lender already reads, and a proposal you can send. On one site, or on an assembly of them.
05 How do I get access?
Join the waitlist - your name, work email, company and what you do - and we work through the queue as invites open up.
See it on a site you're actually looking at.
In private pilot with brokers, developers, lenders and redevelopment partners - expanding city by city. Join the waitlist and we'll reach out as invites open up.