A.CRE

Development Spread

The difference, denoted in basis points, between the market cap rate and the yield-on-cost . The Development Spread measures the “development pop”, or value-added by taking on the construction and lease-up risk. The greater the development spread, the more likely a development project will be deemed financially feasible.

Think of it in these terms. A real estate investor has the option to either a) acquire a fully-built and stabilized asset at some market cap rate or b) construct and lease-up a brand new property at some yield-on-cost. In order to make the latter worthwhile, a benefit commensurate with the risk must be gained, otherwise there is no incentive to take on the development risk. One way the developer and its capital partners measure the potential benefit is by looking at the difference in yield between the two options, or the Development Spread.

Putting ‘Development Spread’ in Context

Desert Heights Development, a Phoenix-based real estate development firm, is considering building a new 250-unit market-rate apartment complex called Solana Heights Apartments. The proposed project will be located in a rapidly growing suburban area of Phoenix, Arizona, where demand for rental housing continues to surge.

Scenario

Desert Heights has two potential investment options for their capital:

  • Option A: They could acquire a fully built, stabilized Class-A apartment complex in the same market for $60 million, at a market cap rate of 5.0%.
  • Option B: They could construct and lease up Solana Heights Apartments. After running the numbers, the development team projects a total project cost of $50 million and estimates that the yield-on-cost (NOI divided by total project cost) will be 6.0% once the property is fully stabilized.

Understanding the Development Spread

To evaluate whether it is worth taking on the construction and lease-up risk, Desert Heights focuses on the Development Spread—the difference between the stabilized market cap rate and the projected yield-on-cost.

  • Market Cap Rate: 5.0%
  • Projected Yield-on-Cost: 6.0%

The Development Spread is calculated as follows:

Development Spread = Yield-on-Cost – Market Cap Rate

Development Spread = 6.0% – 5.0% = 1.0%

Since spreads are often expressed in basis points (bps), the Development Spread here is 100 bps.

Interpreting the Spread

A 100 bps Development Spread suggests that Desert Heights stands to gain additional return for taking on the development risk. Specifically, by building and stabilizing the asset rather than buying a comparable existing property, they could achieve a higher yield on their investment.

This “pop” or additional return from development makes the project more appealing. A narrower spread, such as 25 bps, might not provide sufficient incentive to proceed with a development, as it wouldn’t compensate enough for the construction and lease-up risk. On the other hand, if the projected yield-on-cost were much higher, such as 7.0% or more, the larger spread might make the development project extremely attractive, signaling strong potential upside.

In this case, the 100 bps spread indicates that the risk Desert Heights is taking on through development—dealing with construction delays, lease-up uncertainties, and cost overruns—may be appropriately compensated by the increased yield. The project is therefore deemed financially feasible based on this metric, and Desert Heights Development may move forward with Solana Heights Apartments.

Frequently Asked Questions about Development Spread

Development Spread is the difference between the yield-on-cost of a new development and the market cap rate for a comparable stabilized asset. It measures the value added for taking on development risk.

Development Spread = Yield-on-Cost – Market Cap Rate.
In the example given, 6.0% (yield-on-cost) – 5.0% (market cap rate) = 1.0%, or 100 basis points.

It helps developers assess whether the additional risks of construction and lease-up are justified by the higher potential returns. A wider spread signals greater financial feasibility and incentive to build rather than buy.

A 100 basis point (1.0%) spread suggests a reasonable return premium for undertaking development risk. It shows that the developer is likely to earn more than if they had bought a comparable stabilized property.

A narrow spread (e.g., 25 bps) may not offer enough incentive to take on development risk. It could signal that the project may not be financially viable without additional upside or risk mitigation.

No. While it’s a key metric, developers also evaluate internal rate of return (IRR), equity multiple, debt coverage ratios, and market conditions to determine overall project viability.

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