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depends whether you register for the margin scheme at purchase, or not. you can obviously claim back all GST paid on improving the land but one eleventh of all sale proceeds will be paid in GST. the difference is net payable / refundable. 60/40 is a pretty common split. the person stumping up...

I would have thought all figures would include GST? why would you quote ex?

is one year the timeframe? what contingencies are in place should the lots not sell in time? do you have more than one exit strategy? what are their returns? cheers.