A little help. A clearer way forward.

How do I add more users to my account?

Please contact our support team about additional users. The email address is support@aprao.com

How do I download my invoice?

Due to security reasons, only the account owner has access to the Account Section on the Aprao app. The account's invoice can be downloaded from there.…

How do I share pro formas with non-Aprao users?

To share an pro forma you want to open the project page and then click on three dots of the pro forma you would like to share.

How to cancel my Aprao subscription?

To cancel your Aprao subscription, please email support@aprao.com

What to do if someone is leaving your team?

If someone is leaving your team or if the person does not require access to Aprao anymore, please send an email to support@aprao.com and let us know.

3 General Templates to Start with

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Can I add a separate income stream in the pro forma without calculating the gross or net sale value of the property?

You may add an income group and the income can be anything from rental income during the development phase, to the sale of a freehold or the sale of…

Can I create templates for my team?

Yes. You can create templates on the Team Dashboard. This will allow members of your team to use company templates. Click the three dots on a project card…

Commercial Development Template (Holding Period)

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How do I account for revenue that doesn’t constitute a unit?

When in the revenue tab, select “Add income group”. Here you can account for any revenue that doesn’t constitute a unit such as the sale of a freehold or a…

How do I break down the residential sales?

When adding residential units in Aprao it will give the user a high level view of the units inserted. To give a detailed breakdown, select the three dots…

How do I create a template?

On your personal dashboard click on the three dots in the card that you want to create a template from.

How does the residual valuation tool work?

As an Aprao user you have the luxury of being able target a residual land value either based on percentage of costs or gross development value. You can…

How is the IRR calculated?

The method of finding IRR is a root finding algorithm based on the newtown method. By definition the value found is not exact and can vary slightly from one…

How to account for overage?

To account for an overage payment create a new group under the other cost tab.

How to create a BTR development pro forma in Aprao

Use an Operated Asset Group to model build-to-rent (BTR) and other properties with rental income.

How to create a development pro forma with an income stream element?

Check out this How to create a BTR development pro forma in Aprao guide and learn more about our Operated Asset Revenue Group that enables you to input…

How to create a purpose-built student housing development pro forma in Aprao

Check out this How to create a BTR development pro forma in Aprao guide and learn more about our Operated Asset Revenue Group that enables you to input…

How to create a build-to-rent development pro forma in Aprao

Check out this How to create a BTR development pro forma in Aprao guide and learn more about our Operated Asset Revenue Group that enables you to input…

How to use Aprao's Revenue section

Add sales, rental income and other income in the Revenue section.

How to use the Hard Costs section of Aprao

Use the Hard Costs section to record preliminary costs, construction phases and contingency.

How to use the Soft Costs section of Aprao

Use the Soft Costs section to organise project costs outside the build-cost groups. The section name may differ with your language setting.

How to use the Site Purchase section of Aprao

Use Site Purchase to record acquisitions and related fees, and to review residual land value.

Mixed-Use Development Template

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Other Templates

Hi there! Haven't found a development pro forma template to suit your needs? No problem. Here is a listed repository of Aprao's templates - hopefully,…

Remove the date, time, and address from the top line of each page

The browser's print settings can add a date, time, page address, page number or other header and footer text to your PDF.

Residential Development Templates

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The metrics on the project cards display “N/A”

If a project doesn’t display the metrics then you need to click onto the project.

The profit share doesn’t seem to be calculating across into the summary

When adding a profit share lender it doesn’t affect the profit metrics as the profit share takes place after the profit is known.

What can be put under the Site Purchase tab?

You can add multiple acquisitions in Site Purchase to represent a land assembly.

What does the color on the sensitivity table mean?

In the sensitivity analysis table, cells that are below 10% RoC will be full red and cells that are above 25% RoC will be full green. Cells that are between…

Why is the IRR figure negative?

Normally, if your IRR figure is negative, it would mean that the cashflow received from the project is less than the amount that was initially invested.

Why is there no color on my sensitivity analysis?

To fix this issue please enable background image printing/background graphics, just simply click the tick box on the right hand side when generating the PDF.

Why do section names differ between language settings?

Aprao has several language settings that localise the professional terms being used in different regions. If you go to the person icon in the top right, you…

Why the profit is being shown in red on the metrics table?

The 'profit' figure will be shown in red if it is lower than your expected target return. The target return figure can be adjusted as a percentage of Costs…

Why the ‘add commercial group’ option in the revenue section is no longer available?

We have recently enhanced this feature and renamed it as ‘add operated asset group’. We aim to make it more versatile and unlock the range of assets that…

Does the interest compound?

The automated calculation of interest in Aprao does not compound. However, you can override the calculation by inputting your own figure or add an extra fee…

How do I change the lender priority?

Use the lender order in the Finance tab to change drawdown priority.

How do I manually adjust each cell in the Cashflow?

You can enter a figure directly into a cash-flow cell instead of relying only on the spread tool. Work from left to right: later months adjust to allocate…

How does the "use full equity contribution" toggle work?

On the top left corner of the cashflow tab, there is a “Use full equity contribution” toggle. When it is on, it means the cash flow assumes the developer…

How is developer's equity being calculated ?

Developer's Equity Calculation Breakdown:

How is the estimated interest calculated?

The estimated interest is calculated on the basis of a perfect “S” curve.

How to arrange the finance stack?

After you have added two or more lenders in the Finance tab. The up and down arrows on the right side for each lender will allow you to re-order the finance…

How to create a new project and a development pro forma/financial model?

Click “Create project” on the command panel in the top right corner of the screen. This will enable you to start a new project from scratch.

How to handle finance fees based on how they are being paid?

For fees paid by developer's equity - Entering fees in the finance section will remain by default paid by equity. For example, if a lender required a…

How to use Aprao's Cashflow forecasting section

Hello! In this section, we're running through how to use Aprao's Cashflow tab.

How to use the Finance section of Aprao

Use Finance to add lenders, set interest assumptions and include lender fees.

My Return on Equity is very high / displaying as negative

If the Return on Equity is very high this is because there is a marginal amount of equity going into the transaction.

Understanding forward funding

Aprao allows you to apply forward funding to your development pro formas. This is ideal if you have an element of the project which is not required to be…

What are the three forms of payout/interest payment?

You can factor in retained interest, rolled-up interest and serviced interest in the Finance tab. Read this blog to find out what they mean and how they…

What is included in LTC and LTV?

LTC compares the loan with the costs recorded in Build , Soft Costs and Site Purchase . In this calculation, the cost base excludes finance costs.

Why can't I edit equity timing in the cashflow?

We have avoided manual editing of equity timing as a key value proposition with Aprao is mitigating risk found in spreadsheets and legacy tools.

Why interest repayment is always at the last month of the cashflow?

The interest payment comes in at the end of the cashflow as more of a technicality. It doesn't affect the amount of interest, as it stops being calculated…

An overview of Aprao 💻

Hi there! If you're looking for an overview of the functionality in Aprao, you've come to the right place.

Aprao's Property Development Masterclass Series

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Creating a project in Aprao

Hi there. If you're looking to create your first project in Aprao, you've come to the right place!

How do I archive projects?

On your personal dashboard click on the three dots in the card that you want to archive.

How do I set up my columns in boards?

The default setting for columns will be “New”, “In progress” and “Complete”.

How do I unarchive projects?

You can go to "Archived projects" on the top right corner and unarchive a project by clicking “Unarchive” or alternatively delete it. Please note that once…

Can I relocate the map in the report?

The map is generated through an integration to Google Maps. Ensure that the site address and ZIP code are correct in the address bar.

Google Maps does not show the accurate location on the report

Sometimes, a piece of land or a location is not reflected accurately by the address or ZIP code you enter in the address bar. To get a more accurate…

How can I link documents to a project or pro forma report?

To link a document to Aprao the file must be in cloud storage e.g. G-Drive or Dropbox.

How do I change the date on an pro forma report?

The date on the first page of the pro forma report shows the date that the pro forma was created. To update the date, click the three dots of the chosen pro…

How do I create a PDF report?

To remove browser-added dates and addresses, read Remove headers and footers from a PDF . For sensitivity-table formatting, read What the sensitivity colors…

How do I put my logo onto the report?

Please contact our support team about custom branding on the report. The email address is support@aprao.com

How do I send a project to the team?

On your personal dashboard, click on the three dots in the card that you want to send to the team dashboard. Move your cursor to "Move to" and select one of…