Area from the shape you were given

A parcel arrives described one of several ways, and each one has its own formula and its own failure. Pick how yours is described. Every result names the formula it came from, and a shape that cannot exist — a triangle whose sides do not close, a traverse that does not return to its start — is refused with the reason rather than given an area.

What it comes to

Parts

Real parcels are rarely one shape. Compute a part above, then add it to this list or subtract it — a pond, an easement, a right of way. The total is the running sum, and each part keeps the formula it was computed with so the arithmetic stays auditable.

Sketch, to scale

A drawing of the shape you described, at a stated scale, with the north arrow for a traverse. It is a plot of your numbers and nothing in it can be dragged — this app does not draw floor plans, and a sketch you could edit would be a floor plan with a different name.

Setbacks and the net buildable footprint

Setbacks come off each side of the parcel, and what is left is the footprint a building can actually sit on. This assumes a rectangular envelope — for any other shape it is an upper bound and says so, because a setback on an irregular boundary is a survey question this app will not guess at.

The numbers a listing is argued over

Area on its own settles nothing. What a buyer, a lender and an assessor each want is a rate, an envelope or a count — and all three come out of the same two or three figures. Fill in what you have. Anything that needs a figure you have not given says which one, rather than showing a zero that reads like an answer.

Floor area: gross, gross leasable, and what a tenant pays for

GBA, GLA and usable area are three different numbers for the same building and they are routinely quoted as though they were one. The load factor is the gap: the share of a rentable figure that is common area rather than floor a tenant can put a desk on. It is computed here from the two areas you give, never assumed at a market average, because a market average applied to one building is a guess wearing a percentage sign.

What can be built on it

Floor area ratio — FAR, or FSI where you are — multiplied by site area gives the floor area a scheme is allowed. Site coverage limits how much of the ground the building may cover. They constrain different things and a scheme has to satisfy both, so both are shown, and the binding one is named.

Density, and the land under each unit

A density figure is only meaningful with its unit attached — units per acre and units per hectare differ by a factor of 2.47 and are quoted interchangeably. Both are shown, always, together with how much land each unit actually gets.

Two listings quoted in different units are not comparable until they are not

This is the whole job: one is quoted per square foot, one per marla, one as a lump sum for a hectare, and the question is which is dearer. Pick the parcels you have saved, choose the unit you think in, and every one of them is restated in it. A parcel missing the figure a column needs shows what is missing in that cell — it is not dropped from the comparison, and it is not treated as a zero.

Chart

What actually differs

Two parcels, field by field. Fields identical on both are counted and not listed — a difference sheet that reprints everything is a difference sheet nobody reads. A field absent on both is counted separately from a field that differs, because those are not the same finding.

Every saved parcel on every measure

Save what you measured

A parcel keeps its area, its price, the unit it was quoted in and the method its area came from — so a figure you look at in three months still says where it came from. Saving and reopening are free. The ceiling is on adding and never on keeping: nothing already saved is ever removed, hidden or degraded.

Portfolio totals

Totals across everything saved. A parcel with no price is counted in the area total and named as excluded from the value total — carrying it into a weighted average at a price of nothing would drag the average toward a number nobody quoted.

Saved parcels

The method behind every number

Every figure this app has shown you came from a formula and a conversion factor, and both are printed here with their definition and their basis. A number you cannot defend in front of a buyer is a number you should not have quoted, and this is the page you defend it from.

Report

Tick what belongs in it. A section with nothing in it is listed under left out at the end with the reason, so a reader of the report knows the difference between a section that found nothing and a section nobody asked for.