Planning controls for Victoria and New South Wales, written against the ordinance.Read the library
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25 Sample Street, Elsternwick

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LA2 planning controls apply. The lot is large enough for the zone’s higher height limit: 13.5 m and 4 storeys.
25 Sample Street, Elsternwick VIC 3185
Zone · HCTZ2Heritage · HO72Real site, street name withheld
Planning controls
Vicmap Planning and Property · loaded 29 Sept 2026
Zone
HCTZ2 · 100% of site
Heritage
HO72 · 100% of site
Lot area
1,746 m²
Frontage
28.8 m
Height limit
13.5 m · 4 storeys
Planning activity
Council applications within 200 m · since July 2021
48
41 approved · this site: ten dwellings, approved
20212026

Built on authoritative government data

One record for the whole site team

Developers, agents, valuers, architects and planners read the same site from the same data, so their numbers finally reconcile.

For developers

Screen a site before you commit hard costs. Model residual land value and margin against your own assumptions while the site is still on the market.

See the feasibility software
Feasibility study · worked example from our guide

6 Townhouses, Victoria

Engine output
SummaryCostsRevenueFinanceSensitivity
$1.01M
Net profit
17.0%
Margin on cost
14.5%
Margin on revenue
Margin sensitivity
Margin on cost as one input moves, the others as entered
−5%
As entered
+5%
Sale price
11.7%
17.0%
22.1%
Build cost
20.6%
17.0%
13.5%

For agents, valuers & planners

Open a site and surface every control that governs it, on a record you can cite and date. The conversation starts with what is actually permissible.

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Planning controls

CiteExport PDF
LA2 controls apply to 25 Sample Street, Elsternwick. Coverage shows how much of the lot each one affects.
HCTZ2Housing Choice and Transport Zone100%
HO72Heritage Overlay100%
LAHO72: A permit is needed to demolish, alter or build. It sets no height or coverage limit of its own.
Source: Vicmap Planning, loaded 29 Sept 2026 · A real Victorian site, street name withheld

Everything from address to feasibility

Find any Victorian or New South Wales parcel by address or lot and plan, and open its record in seconds.

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Every zone and overlay on the site on one screen, with how much of the lot each one covers and the date the data was loaded.

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Setbacks, height and related controls resolve into a buildable volume on supported typologies, before concept hours start.

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Profit, margins, residual land value and sensitivity on the same record, with every assumption visible and dated.

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Export the study as a PDF, an Excel workbook with its assumptions sheet, and a lender pack with the site’s planning status and sensitivity.

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25 Sample Street, Elsternwick
25 Sample Street, Elsternwick VIC 3185 · street name withheldVIC
Site record ready
Zone, overlays and lot geometry assembled
Zone
HCTZ2
Overlays
HO72
Lot area · frontage
1,746 m² · 28.8 m

Controls on this site

2 apply
HCTZ2Housing Choice and Transport Zone100%
HO72Heritage Overlay100%
LAHCTZ2 allows 11 m and 3 storeys, or 13.5 m and 4 storeys on a lot of 1,000 m² with 20 m of frontage. This lot is 1,746 m² with 28.8 m, so the higher limit applies (Clause 32.10-8).

Envelope test

Apartment · 4 storeys
13.5 m
Height limit, large site
4
Storeys at most
70%
Site coverage

Building your feasibility study

Net profit
$1,010,282
Margin on cost
17.0%
Worked example from our feasibility guide: 6 townhouses in Victoria, engine output
Progress
Enter land, yield, sale price and build cost
Apply the stated defaults, each one editable
Calculate duty, GST and finance on the programme
Return profit and both margins
Run sensitivity on sale price and build cost

Export study

Ready
Outputs
📄︎ Sample_Street_Feasibility.pdfStudy report
▦ Sample_Street_Workbook.xlsxWith assumptions sheet
📄︎ Sample_Street_Lender_Pack.pdfFor the credit team
What the lender reads
Assumptions
A sheet stating every input
Site & planning
The site’s planning status
Sensitivity
Prices, cost, delay and rates

Four platforms, four versions of the same site

The developer's view, the valuer's view and the planner's view never reconcile, because none of them were built on the same record.

Planning scheme

Zone and overlay wording lives in council PDFs. You read it, paraphrase it into an email, and hope you caught the clause that matters.

Title & cadastre

Lot dimensions, easements and encumbrances sit in a second platform, on a different basemap, with no link back to the constraint.

Sales evidence

Comparables come out of a separate subscription, then get retyped into a spreadsheet where the adjustment logic is invisible to everyone but its author.

The spreadsheet

Every feasibility starts from someone's old file. Assumptions are buried in cells, versions fork, and nobody can audit the number that mattered.

States live on one record2VIC and NSW, QLD next
Professions working from the same data5
Separate platforms one record replaces4

What you can rely on today

Each layer is marked by what it is now, not what it will be.

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Planning zones & overlaysEvery control on the site, and how much of it each one covers
Available now
Parcels & lot geometryCadastral boundaries, lot area and frontage
Available now
NSW development controlsHeight of building, floor space ratio, minimum lot size and hazard layers
Available now
Building envelope testsSetback and height massing on supported typologies
Early access
Feasibility modellingCosts, revenues, financing and residual land value from your inputs
Early access
Sales evidence & full titleSettled comparables, encumbrance packs and scheme clause libraries
On the roadmap

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