01Cost stack builder
Price the whole stack, not just the building
Enter a floor area and a market. Buildlor applies the curated hard-cost band, your specification and structure factors, site work, soft cost, municipal charges, contingency and escalation, and returns an all-in cost per square foot with a low-to-high band you can print.
02Your build
Your build
All-in cost — Warehouse, Toronto
$31,561,949
$316/sf · band $26,170,585 – $39,279,597
At this specification the warehouse prices at about $316 per square foot all-in, with a 42% spread between the low and high band. Hard cost is 69% of the total and everything above it is soft cost, charges, contingency and escalation.
| Line | Amount | $/sf |
|---|---|---|
| Substructure and foundations | $2,280,000 | $23/sf |
| Structure and frame | $4,560,000 | $46/sf |
| Envelope, roofing and glazing | $3,420,000 | $34/sf |
| Interior partitions and finishes | $2,660,000 | $27/sf |
| Mechanical and plumbing | $3,040,000 | $30/sf |
| Electrical and life safety | $2,090,000 | $21/sf |
| General conditions and fee | $950,000 | $10/sf |
| Site work and servicing | $2,660,000 | $27/sf |
| Hard cost subtotal | $21,660,000 | $217/sf |
| Design and consultants | $1,212,960 | $12/sf |
| Permits, approvals and reviews | $303,240 | $3/sf |
| Project management and testing | $606,480 | $6/sf |
| Financing, insurance and legal | $909,720 | $9/sf |
| Development charges and levies | $3,800,000 | $38/sf |
| Contingency (8%) | $2,279,392 | $23/sf |
| Escalation to midpoint (12 mo) | $790,157 | $8/sf |
| All-in cost | $31,561,949 | $316/sf |
How these figures were produced
- Observed — Recorded directly from the cited source series, unadjusted.
- Modelled — Derived arithmetically from observed inputs using the published method; not a market quote.
Carry this deal forward
Your numbers travel with the link
The deal is encoded in the URL, never stored. Open a sister utility and it arrives pre-filled.
- LeaselorLeasing & incomeTurn rent, TMI and vacancy into the NOI you underwrote.Soon
- CapitalorPre-acquisition & financingDebt-service the deal and find the loan the numbers support.
- StratalorLong-term operations & facility managementBenchmark opex and TMI to hold the NOI you underwrote.
Keep this deal under watch
Save the deal and Dealor re-runs it every month against current rates and your own dates — so you hear about a broken DSCR or a lapsing renewal before your lender does.
03Questions
What this number is and is not
What is the difference between hard cost and all-in cost?
Hard cost is the physical construction: foundations, structure, envelope, mechanical, electrical and the contractor's general conditions and fee. All-in cost adds soft costs (design, permits, project management, financing and insurance), municipal charges, contingency and escalation to the construction midpoint. Hard cost is typically 60 to 75 percent of the all-in number, so budgeting off the hard rate alone understates a project by a third.
Why is the answer a band rather than a single number?
A curated unit rate is a published range, not a price. Two identical floor areas in the same city can differ by 20 to 30 percent on site conditions, specification, procurement method and schedule. The band shows that spread explicitly instead of hiding it behind a false single figure.
Does this replace a cost consultant or a contractor's price?
No. This is an order-of-magnitude budget tool for the stage before you engage anyone. A quantity surveyor prices your drawings; a general contractor prices your specification and schedule. Use this to test whether a project is worth taking to that stage.
How is escalation applied?
Escalation compounds the curated regional annual rate over the months between today and the construction midpoint, and applies it to hard plus soft cost. Charges are excluded because they are set by bylaw at permit, not indexed.
04Sources
Sources
- [1] Altus Group Canadian Cost Guide — Published construction cost ranges by building type; the base range behind every curated rate.
- [2] Statistics Canada, Building Construction Price Index (table 18-10-0135-01) — Quarterly non-residential construction cost index behind the escalation series.
Not advice — Buildlor is a data publisher. We do not bid, price, estimate, or build work, and nothing here is a quote, a tender price, or construction advice. Figures are indicative order-of-magnitude benchmarks for early budgeting and must be confirmed by a qualified cost consultant, quantity surveyor, or general contractor before you rely on them. About Buildlor