The Developer's Playbook — Adelaide Property Development

A Letter from Sudi · Read This First

Adelaide · April 2026

One table. Read this first.

Dear reader,

I run Kaizen Projects in Adelaide. $40M settled. $132M of GRV in the ground right now. Every template, model, and deal alert on this page comes straight off live Kaizen files.

The Founders Table ($88K). Four operators. Twelve months. Two days of my time on your live deal, every month. You get the full system — ten modules, my live feasibility model, DD and tender templates, off-market deal alerts, the operator community — plus personal intros to my consultant stack at wholesale rates. And you get the one thing you can't buy anywhere else: me, at the table, on your actual deal.

Already hold a site? Then it's our Development Management arm. Email me — five minutes and I'll tell you which path is yours.

I don't discount and I don't chase. Members in the case studies below cleared six figures on their first project. Against that, $88K is a line item on the feasibility, not a decision.

Apply. Or close the page. Both are honest answers.

Talk soon,

Sudi Gorle

Founder, Kaizen Projects · Adelaide

P.S. — Every application on this page comes to my personal inbox. If you want to know what you're walking into, ask me something specific. I read specific questions first.

The Problem

You Already Know This Feeling

You've got ambition. Probably equity sitting there doing nothing. But every time you try to move, you run into something that nobody talks about at the seminars.

Scrolling real estate at midnight

40 saved listings. Zero analysed properly. No framework for "kill it" or "go." Developers with agent relationships get deals before they hit the portals.

Spreadsheets that lie to you

Miss one line item — GST, holding costs, stamp duty — and your $300K profit becomes a $50K lesson.

Faking it in every meeting

Agents, planners, builders speak a language you half-understand. They can tell. And they price accordingly.

Paralysed by “what if”

Builder blowouts, planning refusals, wrong structure. The horror stories pile up until doing nothing feels safest.

Advice from people who don't build

Podcasts. Facebook groups. Weekend workshops. Lots of opinions, zero specificity. None of it from someone with skin in the game.

Time is the real cost

The biggest loss isn't a bad deal — it's no deal at all. Every month on the fence, the gap widens.

Sudi Gorle

Founder & Director, Kaizen Projects

BBus (Fin & Acc) · MPM&P

17+ Active Projects

$132M Current GRV

Adelaide South Australia

In His Own Words

“I didn't get here by taking big swings and hoping. I got here by being the most conservative developer in the room — and building a system around that.”

Founded, scaled, and sold a Melbourne tour company in 18 months. Then managed a $500M institutional pipeline. Today, 17+ active developments across Adelaide with $132M+ in GRV. The Playbook stays current because my own capital depends on it.

That academic foundation meant I never treated development like a gamble. Every deal runs through a rigorous feasibility framework before a dollar is committed. People call me the most conservative developer they know. I take that as a compliment.

Exiting the tour company taught me systems that scale. The $500M pipeline brought institutional-grade governance and board-level delivery. When I started Kaizen Projects, I brought all of that rigour with me — every entity structure mapped, every build cost stress-tested, every timeline with contingency built in.

I created this because getting into development shouldn't require guesswork. It requires the right system, handed to you by someone who's still building — conservatively, methodically, and profitably.

See Kaizen Projects

17+ active developments · $132M GRV

Infill sites across Adelaide. Demolitions, subdivisions, new builds. Dirt under my nails.

$500M institutional pipeline

Public company governance, board reporting, large-scale feasibility — now applied to every deal.

Melbourne exit in 18 months

Founded, scaled, and sold a Melbourne tour company in 18 months. Learned systems, P&Ls, and when to take the win.

Off-market deal sourcing

A repeatable process for finding sub-market sites before they hit agents — the same pipeline I run weekly.

Formally trained

BBus (Finance & Accounting). MPM&P. The academic rigour behind every model in this program.

SA-specific ecosystem

Planning & Design Code, s71 exemptions, margin scheme, SA entity structuring. Not theory — it's Tuesday.

Still building. Not coaching.

Running live deals right now. Content stays current because my capital depends on it.

Intellectual Asset

Land + Stamp Duty

$727,175

$718,400

Construction

$816,480

$834,200

Holding Costs

$46,751

$52,100

Est. Profit

$247,907

$231,400

Module 3

30+ Line Feasibility Model

The exact model we use on every acquisition. Land, construction, holding, finance, GST, agent, contingency — nothing is estimated, everything is stress-tested.

Intellectual Asset

Module 3

Sensitivity & Scenario Analysis

What happens if build costs blow out 10%? If sales take 6 months longer? Stress-test every variable before you commit capital.

Intellectual Asset

M1 — Settle

-$242,000

M6 — Slab

-$185,400

-$461,200

M12 — Frame

-$124,600

-$602,100

M18 — Settle

+$1,950,000

+$247,900

Module 3

Cash Flow Forecasting Model

Month-by-month cash flow mapping. Know exactly when capital is needed, when drawdowns hit, and when you get paid.

Intellectual Asset

You

Co as Trustee

Bare Trust

Site A

Site B

s71 Exempt · Margin Scheme

Module 4

Entity Structure Decision Framework

Company vs trust vs bare trust — and when each one applies. Includes s71 stamp duty exemption pathways and GST margin scheme structuring.

Intellectual Asset

Module 2

60-Point Due Diligence Checklist

Site, planning, services, contamination, easements, covenants, heritage — the same checklist our team runs before we spend a cent.

Intellectual Asset

Builder A

$812,400

87/100

Builder B

$784,200

72/100

Builder C

$856,000

91/100

Builder D

$798,600

68/100

Module 7

Builder Tender & Scoring Matrix

Weighted scoring across price, timeline, track record, and contract terms. Stop comparing quotes on price alone.

Intellectual Asset

Joint Venture Agreement

1. Parties & Contributions

2. Profit Distribution

3. Decision Authority

4. Exit & Sunset Clauses

5. Dispute Resolution

Signature

Module 4

Legal Document Templates

JV agreements, bare trust deeds, builder contract amendments, consultant engagement letters — drafted for SA development, ready to brief to your solicitor.

Intellectual Asset

Zoning

9.0

Frontage

7.5

Services

8.5

Slope

6.0

Overlay

4.0

Total: 35/50 — Proceed

Module 2

Site Assessment Scorecard

Quantitative scoring for every site you look at. Zoning, frontage, services, slope, planning overlay — scored and weighted so you compare apples with apples.

Intellectual Asset

Hi Mark, I saw the Goodwood Rd listing before it went live. Is the vendor flexible on settlement terms?

Hey Sudi. Yeah, they'd consider a longer settle if the price is right. Want first look?

Always. I'll run feasibility tonight and call you by 9am.

Script template: Off-market approach

Module 5

Agent Relationship Playbook

How to build real relationships with agents so you see deals before they hit the portals. Scripts, positioning, follow-up cadence — the system behind off-market access.

Intellectual Asset

Acquire

Planning

Build

Sell

Module 8

Project Timeline & Gantt Framework

Acquisition through to settlement, mapped week by week. Dependencies, critical path, and contingency buffers built in.

Intellectual Asset

Development Finance Brief

Loan Amount$1.42M

LVR65%

Term18 months

Exit StrategySell 3 lots

Projected ROE67%

Module 6

Development Finance Application Pack

The exact pack we submit to lenders. Feasibility summary, project brief, entity structure, exit strategy — formatted so banks take you seriously from the first meeting.

Intellectual Asset

Pty Ltd

Full

Standard

Bare Trust

s71 Exempt

Margin

Unit Trust

Full

Standard

Co as Trustee

s71 Exempt

Margin

Module 4

Tax, GST & Margin Scheme Guide

Entity-by-entity comparison of stamp duty, GST treatment, and income tax implications. The structuring decisions that save $40K–$80K per deal.

40+ tools, templates & frameworks — all used on live Kaizen Projects deals, included in every program tier.

Mindset & Market Reality

Real returns, real timelines. Why Adelaide infill is quietly one of the best entry points in Australia.

Off-Market Sourcing & Site Evaluation

My weekly off-market sourcing system — agent scripts, council-watch routines, and the 5-minute kill test that saves weeks of wasted diligence.

Feasibility & Financial Modelling

The feasibility model I stake my own capital on. Real construction rates, holding costs, and sensitivity analysis.

Entity Structures & Tax Strategy

Company vs trust vs bare trust — why the wrong choice costs six figures. s71 exemptions, GST margin scheme, and structuring.

Site Acquisition & Due Diligence

Reading a Form 1, structuring contract conditions, and the infrastructure checks that save deals or kill them.

Planning & Approvals

SA's planning system demystified. Refusal grounds, council vs private certifier, and working with pattern book rules.

Financing Your Development

What banks actually want to see. Pre-sales, bridging vs construction finance, and JV structures that protect both sides.

Construction Management

Structuring tenders so builders compete honestly. Managing cost creep, practical completion, and defects.

Sales, Settlement & Exit

Picking the right agent, negotiating commission, marketing small-scale projects, and settlement mechanics.

Scaling & Portfolio Strategy

Going from one deal to three. Retaining stock, building a pipeline, recycling capital, and fund structures.

You'll get a lot out of this if...

You want to get into development but don't know where to start
You're a property investor ready to go from passive to active
You have some equity and want to do your first small-scale project
You're focused on infill — 1 into 2, 1 into 3 subdivisions
You want to learn from someone who's actually doing it right now
You want real tools — not just motivation talks
You're prepared to put in the work

This probably isn't for you if...

You want a get-rich-quick scheme
You want motivation talks, not real education
You won't do proper due diligence
You want a copy-paste template instead of a system you can defend in front of a bank

Month 1 – 2

Foundation

Feasibility model built. Entity structure mapped. Off-market sourcing routine started.

Capital deployed$0

Month 3 – 5

10+ Sites Stress-Tested

Real feasibilities on real listings. Builder pricing benchmarked. Bank conversation opened.

Sites analysed10–15

Month 6 – 10

First Deal Under Contract

Site secured (often off-market). DA lodged. Builder locked in. System, not panic.

Equity at work$150K–$300K

Month 12 – 18

First Settlement

Settle profitably. Bank the return. You're no longer thinking about being a developer — you are one.

Target net profit$180K–$420K

Timeline based on members who engage with the material and actively analyse deals.

Four anonymised case studies from Founders Table members on live Adelaide infill. Names changed for privacy — deals, structures and outcomes are real.

MarkProspect, SA · Age 47

1-into-3 subdivision

First site bought in personal name — full stamp duty triggered. Second deal rebuilt under a company-as-bare-trustee structure, s71(5)(e) exemption claimed, GST under margin scheme. Settled both townhouses Feb 2026.

Stamp duty saved

$31K

Net profit, deal #2

$268K

Priya & AnandGrange, SA · First development

1-into-2 detached

$280K equity, Grange site under offer. Kill test caught a sewer main under the proposed second slab — walked in cooling-off. Found a cleaner site three weeks later off-market. Saved the first contract; won the second.

Disaster averted

$140K+

Tender saving

$62K

DamienFulham, SA · PAYG → developer

1-into-3 villas

$400K equity, no construction background. Stress-tested fourteen sites before committing to one. DA approved first lodgement — six weeks ahead of contingency. Build held to schedule within $9K of budget.

Holding cost saved

$28K

Net profit (settled)

$314K

LaurenCroydon, SA · JV with Kaizen

2-into-4 townhouses

Founders Table member running a co-invested JV with Kaizen. Sourced a corner site direct from the vendor through the Deal Vault — no agent, no portal, no competing offers. Settled Aug 2026.

Off-market discount

$84K

Lauren's share

$412K

$40K–$80K

Entity Structuring & Stamp Duty

Wrong entity triggers full stamp duty. The right structure — bare trust, s71(5)(e) exemption — eliminates it.

s71(5)(e) bare-trust stamp duty exemption on transfer to development entity$22K–$45K

GST margin scheme correctly applied at sale (vs full GST on full sale price)$15K–$30K

Income tax structuring — profit treated as capital, not revenue, where applicable$5K–$12K

$60K–$150K

Build & Tender

First-timers accept the first quote. The tender framework saves 8–15% on construction.

Apples-to-apples tender across 3–5 builders (8–15% saving on $700K–$1M build)$40K–$110K

Provisional sums & PC items reviewed and reset before contract$10K–$25K

Variation control during construction (the clauses most contracts skip)$10K–$15K

$25K–$70K

Interest & Holding Costs

Every month of delay costs $4K–$6K. Staged timelines shave months off the project.

DA lodged correctly first time — 6–10 weeks shaved off planning timeline$15K–$35K

Construction sequencing & cashflow staging (less peak debt)$6K–$20K

Council, water, NBN connections sequenced in parallel, not series$4K–$15K

$50K–$120K

Off-Market Site Discount

Sites bought direct from vendors before they hit a portal — typically 5–12% under what they'd list at.

Direct vendor approach — no agent margin, no competing offers (5–8% discount)$30K–$70K

Longer settlement / vendor terms negotiated (holding cost relief)$10K–$25K

Pre-DA conditions written into contract — risk priced out before exchange$10K–$25K

$15K–$40K

Sales & Settlement

Agent commissions, marketing budget and settlement mechanics negotiated like a developer — not a homeowner.

Negotiated agent commission (1.4% vs walk-in 2.2%) on $1.6M sales$10K–$25K

Deeds of nomination & multi-lot settlement mechanics done right$3K–$10K

Marketing spend right-sized for off-the-plan vs completed product$2K–$5K

$190K–$460K

Total First-Deal Savings

Before you break ground. On a single deal. Versus an $88K investment in the Founders Table.

The Offering

The Founders Table

Four operators. Twelve months. Two days of my time on your live deals, every month. By application only.

By Application Only

The Founders Table

A room of four operators, twelve months, two days of my time every month, on your live deals. Capital, deal flow, and the connections that took me a decade to build — handed to you because we both win when you settle profitably.

$88K

12-month engagement · pay in full or 4 quarterly instalments

2 of 4 seats taken — FY27 cohort

This room fits you if…

You have $250K+ equity ready to deploy in the next 12 months
You're committing to your first Adelaide deal — not "exploring options"
You're willing to be coached on decisions, not just educated on theory
You can show up for two structured contact days a month, every month

It doesn't fit you if…

You're still deciding whether property development is for you
You want a recording to watch on weekends — this is a working room
You want guarantees instead of a system you can defend at a bank

The Foundation

The full system — every seat gets this.

Before we ever sit down at the table, you have the entire operating system I run my own deals on. Built live off Kaizen projects. Lifetime access.

Course & Curriculum

10 in-depth video modules (25+ hours)
Workbooks, checklists & real Adelaide case studies
Every future module update — nothing clawed back

Tools & Templates

My live feasibility spreadsheet — the one I stake capital on
DD checklist, tender comparison & site assessment scorecard
Entity structuring guide & JV term sheet
Builder & vendor contract review checklist

Community & Support

Private community of operators running their own deals
Ask the room, ask me — direct
Resource library with vetted supplier contacts at wholesale rates

Capital

Direct introductions to my private investor network
JV opportunities co-invested with Kaizen on qualifying deals
Broker relationships for development finance — warm intros, not cold applications
Capital stack structuring for first deals & second deals differently

Deals

Full Deal Vault access — the off-market sites Kaizen sources but passes on
Priority on Kaizen pass-through opportunities before they're shared anywhere else
Live deal review every fortnight — bring real contracts, real numbers
Contract, tender & quote review before you sign anything

Connections

The builders, planners, certifiers and council relationships I run my deals through
Monthly private dinner with the four-person cohort & me
Site walk-throughs on active Kaizen developments
Annual in-person strategy day in Adelaide

Strategised to your circumstance

Your first move isn't a template. We build it around you.

Before we touch a site, we sit down and architect the path that actually fits your life — your capital, your job, your appetite for risk, what you're walking away from and what you're walking into. The Founders Table room then runs your deal, structured around your reality — not a generic curriculum. Every person at the table comes in from a different angle. Here's a few of them:

Job → Full-timeYou're going to leave PAYG. We map the income bridge, the deal cadence and the entity setup so you can walk in eighteen months without panic.

Equity RecycleYou've got equity sitting in an investment property or your PPOR. We architect the release, the lend, and which lender takes which slice.

Cash & SMSFYou're sitting on cash, or a self-managed super fund you want working harder. We structure deals that fit each pool's rules — without breaking either.

Family / JV CapitalYou're bringing in a parent, a sibling, a partner or an outside backer. We draft the deal so everyone is protected and the upside is clean.

By Application · 2 of 4 Spots Remaining

Tell me about the deal you're walking into.

Specific beats polished. I read every word — the more real it is, the better I can tell if this room is the right fit.

Don't fill this out if you're human:

Full name *

Email *

Mobile *

Where are you based?

Deployable equity for your first Founders Table deal *

$250K – $500K $500K – $1M $1M – $2M $2M+

Where are you today — and what brought you here? *

Your first deal — what does it look like? *

Why the Founders Table? *

Target timeline for your first contract *

Next 3 months 3 – 6 months 6 – 12 months Later than 12 months

I respond to every application within three business days. No funnel, no auto-reply.

Received. Thank you.

I read every application personally. You'll hear from me within three business days — either a time to talk, or an honest note on why it's not the right fit yet.

This Isn't a Course. It's a Career Shift.

One deal generates more wealth than five years of salary.

You stop guessing. You start thinking like a developer.

The anxiety disappears. Every step is mapped.

Weekends

Scrolling listings with no framework

Kill a bad deal in 5 min. Spot a good one in 10.

Confidence

Faking it in every meeting

Read contracts. Push back. Command the room.

Returns

4–6% in term deposits

40–80% cash-on-cash on infill deals.

Network

Outside looking in

Deals start coming to you.

Not ready to commit? Start here.

The 5 Decisions That Separate Profitable Developers from Everyone Else

A free 22-page guide. No pitch at the end. Just the five critical decisions that determine whether your first SA development is profitable — and exactly how I get each one right on every Kaizen deal.

Decision 1 — The feasibility line your spreadsheet is hiding from you
Decision 2 — The entity choice that quietly costs first-timers $30K–$80K
Decision 3 — The 5-minute kill test for any Adelaide infill site
Decision 4 — The construction clause 90% of new developers don't know exists
Decision 5 — Why "buy it and figure it out later" destroys first-deal margins

Download the Guide

PDF + HTML. Sent straight to your inbox. No sales pitch — just the playbook I wish someone handed me before my first deal.

I have zero experience. Is this too advanced?

Honestly, no. I built every module assuming you're starting from scratch. You don't need a finance degree or a construction background. By Module 3, you'll be running feasibility on real sites — the same way I do.

Is this only for South Australia?

The frameworks apply nationally — feasibility, structuring, construction management. But the planning and regulatory content is specifically SA. If you're developing elsewhere, about 70% still applies directly.

How much capital do I need to start?

Depends on the strategy. A retain-and-subdivide might need $50K–$100K in equity. A full demolish-and-build is more like $150K–$300K. Module 7 goes deep on how to structure financing to reduce what you need personally.

How is this different from other property courses?

Most courses are taught by people who stopped developing years ago. I'm running Kaizen Projects right now — active sites, active deals. Every example and template in this program comes from projects I've actually done, not textbook theory.

Do I get lifetime access?

Yes. All modules, templates, and future updates — no extra cost. Coaching access is for 12 months, with the option to renew at a reduced rate.

What if it's not for me?

Go through the first three modules. If it hasn't delivered value, email me within 30 days and I'll refund every cent. No forms, no hoops.

What if I already hold a site?

Then you don't need a room — you need an operator. That's our Development Management arm at Kaizen Projects. We run your project from feasibility to settlement end-to-end. Email me — five minutes and I'll tell you which path fits.

Where aspiring developers become actual developers.

One table. Read this first.

You Already Know This Feeling

Scrolling real estate at midnight

Spreadsheets that lie to you

Faking it in every meeting

Paralysed by “what if”

Advice from people who don't build

Time is the real cost

Nobody Handed Me a Playbook. So I Wrote One.

17+ active developments · $132M GRV

$500M institutional pipeline

Melbourne exit in 18 months

Off-market deal sourcing

Formally trained

SA-specific ecosystem

Still building. Not coaching.

The Tools Behind Every Deal We Run

10 Modules. No Filler. No Fluff.

Mindset & Market Reality

Off-Market Sourcing & Site Evaluation

Feasibility & Financial Modelling

Entity Structures & Tax Strategy

Site Acquisition & Due Diligence

Planning & Approvals

Financing Your Development

Construction Management

Sales, Settlement & Exit

Scaling & Portfolio Strategy

Is This Actually For You?

You'll get a lot out of this if...

This probably isn't for you if...

From Zero to First Profitable Deal

Real Decisions. Real Numbers.

One Deal Coversthe Entire Investment.

The Founders Table

The Founders Table

This room fits you if…

It doesn't fit you if…

The full system — every seat gets this.

Course & Curriculum

Tools & Templates

Community & Support

Capital

Deals

Connections

Your first move isn't a template. We build it around you.

Tell me about the deal you're walking into.

Received. Thank you.

Got a Deal? We’ll Manage It End-to-End.

This Isn't a Course. It's a Career Shift.

The 5 Decisions That Separate Profitable Developers from Everyone Else

Download the Guide

Questions I Get Asked a Lot

One of These Two Stories Will Be Yours

Still researching

Settled, profitable, looking at deal #2

One Deal Covers
the Entire Investment.