1. Overview & Purpose

The Talima Estate Dashboard is a board-level financial tool for the Talima Estate land development in Whitby, Porirua. It tracks 84 residential lots across two stages and is managed by Fiso Investment Group (FIG).

Project at a Glance

• Total Lots: 84 — Stage 1: 35 lots, Stage 2: 49 lots
• Location: Whitby, Porirua, New Zealand
• Developer: Fiso Investment Group
• Phases: Earthworks (EW) → Civil Stage 1 → Civil Stage 2
• Data current as of: April 2026

What the Dashboard Provides

• Budget tracking — monitor spend vs. approved budgets
• Cash flow forecasting — monthly actuals and projections through Feb 2028
• Financing oversight — loan facility utilisation and interest accrual
• Feasibility analysis — project margins, sensitivity scenarios, and lot pricing
• Sales tracking — monthly lot sale schedule and loan repayment from proceeds

2. Tab-by-Tab Guide

Click any tab in the navigation bar to switch views. There are 10 tabs in total.

3. Financing Deep Dive

Loan Facilities

Default CARL% vs Per-Month CARL% Overrides

When both CARL and Dev Fund are active simultaneously, each month's costs are split between them using two settings:

• Default CARL% — global setting applied to every month both facilities are active (e.g., 50% means half of each month's draw comes from CARL, half from Dev Fund)
• Per-Month Override — enter a value in a specific month's CARL% column to override for that month only; leave blank to revert to default

Interest Capitalisation & Westpac Clause 4.2

• CARL: Interest paid in cash as an equity injection — not capitalised to the loan balance
• Dev Fund: Interest capitalised up to a cap of $905,000. Any excess above this cap must be paid in cash

Loan Repayment Priority (from Sales Proceeds)

1. Dev Fund first — all lot sale net proceeds applied to Dev Fund until cleared
2. CARL second — remaining proceeds then applied to CARL
3. Surplus — any remaining cash is available for project expenses or distribution

Data Flow Between Tabs

• Financing → Feasibility: Construction-phase interest (S1 & S2) flows into the Feasibility cost summary automatically whenever rates or drawdowns change
• Feasibility → Sales Tracker: Average lot prices from Feasibility are used by the Sales Tracker to calculate monthly revenue and loan repayment
• Sales Tracker → Feasibility: Sales-phase interest and loan repayment figures update the Feasibility summary in real time whenever monthly lot counts change

4. Monthly Data Update Guide

Update the dashboard monthly, typically within 10 days of month-end when all invoices and payments have been processed.

Monthly Checklist

Editable Fields by Tab

Data Validation Tips

• Sum of all cost categories should equal the monthly total in the "Total Spend" row
• Loan balance check: Opening + Drawdown + Interest − Repayment = Closing
• Interest check: Balance × Rate ÷ 12 = Monthly interest
• Cross-check against invoice summaries, bank statements, and loan statements

5. Key Terms Glossary

Actuals

Real spend that has occurred and been recorded. Shown in blue (May 2025 – April 2026).

CARL Facility

Construction Asset Reserve Loan — $4M from Westpac at 5.22% p.a. (floating). Used for staged project draws alongside the Dev Fund.

Capitalised Interest

Interest added to the loan principal each month rather than paid in cash. Increases the outstanding balance but preserves cash during construction.

Dev Fund

Development Fund facility — $11M from Westpac at 7.28% p.a. Primary facility. Interest capitalised up to the $905K Clause 4.2 cap.

Earthworks (EW)

Site preparation: excavation, grading, fill, compaction. Performed by Bullocks under the EW Contract (budget $8,636,452).

Feasibility

The viability/profitability of the project. Assessed via margin, IRR, and sensitivity analysis. Target margin: 25%+.

Forecast

Estimated future costs based on budget, contractor schedules, and market assumptions. Shown in gold (April 2026 onwards).

IRR (Internal Rate of Return)

Annualised return on invested capital. Target: 15%+. Calculated in the Feasibility tab.

Lot

A single residential plot. Talima: 84 total (35 in Stage 1, 49 in Stage 2).

NPV (Net Present Value)

Value of future cash flows discounted to today. Positive NPV means the project creates value above the hurdle rate.

Retention

Money withheld from contractor invoices as security until contractual milestones are met. Cap: $200,000 for the EW Contract.

Sensitivity Analysis

Testing how changes in key assumptions (price, cost, rates) affect outcomes. Shown in the Feasibility tab sensitivity table.

Variation

An approved change order above original contract scope/price. Tracked separately in the Budget tab.

Westpac Clause 4.2

Covenant limiting Dev Fund interest capitalisation to $905,000. Excess must be paid in cash.

6. Westpac Loan Key Terms

Covenants

Stage 2 Refinancing

After Stage 1 completion and lot sales clear the Dev Fund, the remaining CARL balance is refinanced into a Stage 2 Loan (default $7.5M at 7.28% p.a.) to fund Civil 2 works. Timing: approx. Feb–Mar 2028.

7. Frequently Asked Questions

How often should I update the dashboard?

Monthly, within 10 days of month-end when all invoices have been processed.

Why do Sales Tracker changes now update the Feasibility tab?

The Sales Tracker calculates interest that accrues on CARL and Dev Fund during the sales period (post-construction). These sales-phase interest and loan repayment figures now feed directly into the Feasibility summary, so changing monthly lot counts instantly updates both tabs.

What's the difference between "Construction Interest" and "Sales-Phase Interest" in Feasibility?

Construction Interest (S1/S2) — interest that accrues during the build phase on loan drawdowns, calculated in the Financing tab. Sales-Phase Interest (S1/S2) — interest that continues to accrue on outstanding loan balances during the selling period, calculated in the Sales Tracker tab.

What is capitalised interest?

Instead of paying interest in cash each month, it is added to the loan principal. This means next month's interest is calculated on a higher balance. Beneficial for cash flow during construction, but increases total interest over the loan life.

If I exceed the Dev Fund $905K interest cap, what happens?

The excess above $905K cannot be capitalised and must be paid in cash from project cash flow. Flag this to the finance team immediately so they can plan for the cash payment.

When should I use a per-month CARL% override?

When one facility is nearly at its limit, or when an interest rate spike makes it preferable to draw more from the cheaper facility for that month. Leave the cell blank the following month to revert to the default.

Why does Dev Fund get repaid before CARL?

Dev Fund carries a higher interest rate (7.28% vs 5.22%), so repaying it first minimises total project interest cost. This order is also stipulated in the Westpac loan agreement.

What if I make a data entry mistake?

Use browser undo (Ctrl+Z) for recent changes. For larger errors, restore from the previous saved HTML file. Always keep a backup before major updates.

How do I share the dashboard with the board?

Share the live GitHub Pages link: https://nickchen-netizen.github.io/talima-dashboard (password: "John"). Do not email the raw HTML file as it may expose the credential hash.

What metrics should be monitored monthly?

(1) Actual vs. forecast spend, (2) Budget variance, (3) Loan facility utilisation, (4) Dev Fund interest vs. $905K cap, (5) Lot sales progress and loan repayment schedule.

What browser should I use?

Chrome, Firefox, Safari, or Edge (modern versions). The dashboard works fully offline — Chart.js is the only external dependency and is loaded via CDN.