See what the property can become

Capacity is not the zoning maximum. It is what survives after the code and the ground have each taken their share — and Civexa keeps those two figures apart so you can see which one binds.

Explore your property See the whole platform

The question

How much can actually be built here, and what is stopping it being more?

Geometry first

The lot as it is, not as it is recorded

Parcel area is computed from the boundary geometry and compared against the recorded area. Where the two disagree by more than a tolerance, the disagreement is raised as an analysis limitation rather than averaged away — because a ten-percent difference in lot area is a ten-percent difference in everything downstream.

Floor area, kept separate

Chargeable area, gross area and sellable area are different numbers

The area a floor-area-ratio rule charges, the gross building area that gets constructed, and the net sellable or rentable area that produces revenue are three different quantities. Conflating them is the most common way a feasibility estimate goes quietly wrong, so Civexa reports them as separate lines with the efficiency between them stated.

Candidate programmes, ranked

Several ways to use the envelope, ranked on stated criteria

A given envelope supports more than one programme. Civexa generates candidates across unit sizes and forms, then ranks them on published, weighted criteria — regulatory certainty first, physical fit second, unit count third. Floor area alone is never the objective, and the recommendation explains what actually decided it, including where the runner-up scores higher.

The binding constraint is named

Knowing the number matters less than knowing what caps it

Where the site-constrained figure is tighter than the code limit, the site governs — and the report says so. That is the difference between a number you can act on and a number you have to re-derive before you can.

In the report

What the capacity section reports

The legal figure and the site-constrained figure appear side by side, with the binding one identified.

Lot area, from geometry12,000 sfverified

Developable area9,380 sfderived

Max permitted floor area19,200 sfcode-derived

Buildable envelope4,573 gross sfderived

Recommended programme5 unitsderived

Binding constraintSite, not codederived

Illustrative figures from a real Civexa run. Run your own address for live, code-traced numbers.

What it will not do

The answers Civexa declines to give

A model that always produces a number is a model whose confident answers cannot be told apart from its guesses. These are the cases where Civexa reports a gap instead.

No unit currency, no unit recommendation. For zones expressed in floor area rather than units, Civexa reports floor area and declines to invent a unit count from it.
A maximum is never presented as an expectation. The code maximum and the achievable programme are separate figures and are labelled as such.
An unknown never becomes a number. Every capacity figure carries a classification, and an input Civexa could not establish propagates as unknown rather than defaulting to a convenient value.

Questions

Development capacity, in detail

Why is the capacity lower than the zoning maximum?

Because the zoning maximum assumes a clear, regular lot. Once setbacks, a critical area, terrain and access are applied to the actual boundary, the ground that remains is usually smaller — and the report shows both figures and names which one binds.

Does Civexa count ADUs?

Where the jurisdiction's rule is encoded, yes, and the report applies that city's specific treatment — some count accessory units toward the middle-housing total and some do not.

Can I override the programme?

Yes. Overrides are applied to the model and the originally computed case is preserved beside them, so you can always see what Civexa derived and what you changed.