fbpx

Calculating The Interest On Your Progress-Payment Construction

Calculating the amount of interest expected in a progress-payment contract on a newly built house can sometimes seem daunting.  In this article, we walk you through some easy calculations.

Let's have a chat

Recently we discussed the difference between Turn-Key construction contracts and Progress-Payment construction contracts.  You don't need to worry about interest payments for Turn-Key contracts.  They are built into the price, which is why they tend to be more expensive.  The builder has calculated how much interest he or she will pay and added it on to the price of the contract.

But for Progress-Payment contracts, you begin paying money from the minute you settle on the section, and as you continue to draw down money throughout the build project.  So how much should you allow for interest costs for the project?

Progress-Payment Example:

Let's use an example project to work through some numbers.

Section cost: $300,000
Cost to build: $400,000
Time to build: 12 months

So the section is going to settle, for example, on 1st March and, 12 months later, the house is expected to be built.  How much interest would we expect to pay?

Section cost:

From Day 1, we're going to be paying interest on the section.  Let's assume we will pay around 6% interest on $300,000 for 12 months.

Quick tip: once you have purchased the section, you should be able to fix this account at the lower "fixed" rates.

$300,000 * 0.06 (interest) = $18,000 interest in a year

So the section is going to cost us around $18,000 in interest to hold for 8 months.

Build cost:

The builders aren't going to ask you for a lot of money on Day 1 of the build.  Remember, it's a Progress-Payment contract so they will only ask you for money once they've completed the work.

At the beginning of the project, you won't be paying any interest on the build part but by the end, you'll have drawn down all the money.  If you average this out, it amounts to you owing half the build cost over the whole project.  What does that mean?

In this instance, you could calculate half the build cost ($400,000 divided by 2 = $200,000) and see how much interest you would pay over that amount for 8 months.

$400,000 (build cost) / 2 = $200,000
$200,000 * 0.06 (interest) = $12,000 interest per year

Cost overruns:

So, for an 12 month build, we know that:

The section will cost us: $18,000 of interest
The build portion will cost us: $12,000 of interest

The total cost of interest for this project will be approximately $30,000.  Correct?

Actually, not quite.  Construction companies do their best to estimate the time to complete but they have no control over the waiting time at the Council, the weather - particularly if your build is done over the winter - and a lot more.  If the company is saying 12 months, I would add 50% to that (in this case, that would make it 18 months, or a year).

So even though we have calculated the interest cost to be $30,00 we could multiply this by 1.5.

For this example then, we would budget for the interest cost to be up to $45,000.

Join over 10,000 other people receiving our latest articles!

Can I capitalise the interest of a Progress-Payment contract onto the mortgage?

The answer to this depends on the amount of deposit/equity that you have. Generally, if you have more than a 20% deposit (or useable equity in your current properties), you will be able to borrow more to cover the interest over the build. First home buyers are often paying rent so additional mortgage payments can be hard. Borrowing the interest costs reduce this cashflow pressure. Let's see how this would look in the example above.

Total cost to purchase a section and build was: $700,000
20% deposit: $140,000
Expected interest costs: $45,000

In this example, if you had $185,000, you could borrow $560,000 (which is 80% of the build) and keep $45k of your savings aside to pay for the interest costs throughout the build.

Summary:

To calculate the interest costs of a Progress-Payment contract, you need to know 3 things:

  • What will the section cost?
  • What will the build portion cost?
  • How many months is the build likely to cost?

From there you calculate:

  • The interest cost on the section
  • The interest cost on half of the build cost (the average of what you will owe)

Total that all up and add some more time (usually another 50% of the build time) on to allow for unforeseen delays with construction.

Need some help with calculating your interest costs?

Our Advisers will work you through the calculations. Give your local Adviser a call/email to help you with the numbers.


Mortgage Lab’s mission is to be the digital town square for financial decision-makers to gain knowledge about their current and future mortgage. Follow us on Facebook and LinkedIn or subscribe to our newsletter to be notified of our latest articles.

Related Articles

Just a couple of years ago, the use of the words “cost fluctuation” in the residential building industry was about as common as the use of the word “liquefaction” prior…

Read More

If you’re interested in property investment in New Zealand, you’re likely no stranger to the increased lending restrictions put in place this year. These restrictions were intended to discourage small…

Read More

new build or existing home

There’s a lot to weigh up between a new build or an existing house. Some of it is a personal preference; the beauty of a stained glass window in a…

Read More

Turn Key, Progress Payments, Contract, Construction, Building, New Home

For some time now the Reserve Bank has tried to encourage mortgage lending on newly constructed properties. In other words, getting finance is slightly easier if you are purchasing a…

Read More