I’ve seen people make fast money.
I’ve seen people lose everything.
Glossy promises mean nothing.

A “simple” project—2–3 townhouses or a duplex—looks easy. It isn’t. The real work starts long before the first brick.

What kills profit?
• Buying the wrong site because it looked cheap
• Underestimating costs / overestimating end values
• Believing spruikers over numbers
• No Plan B when the market turns

What actually works?
• Start small: one site, one project, learn everything
• Build your A-team: town planner, architect, builder, accountant, lawyer
• Double-check every input: zoning, overlays, BAL, flood, easements, services, soil
• Do a real feasibility: land, stamp duty, consultants, permits, demo, build, holding, interest, sales, GST & tax
• Hold more cash than you think you need
• Be willing to walk if the numbers don’t stack

Finance reality: banks want experience, equity, and often presales; private money is faster but pricier; JVs can solve equity—also create drama. Structure it right or lose control.

Exit defines structure:
• Build-to-sell → speed to market, GST on new resi (often margin scheme), income on revenue account for developers
• Build-to-hold → rent is input-taxed (no GST on rent), limited credits; finance must survive delays

Done well, development builds wealth fast. Done poorly, it erases years of savings.
The difference isn’t luck. It’s planning, structure, execution.
Ignore the hype. Do the work.

Reflect: Where are your numbers weakest—site due diligence, cost accuracy, or exit strategy?