Real-estate appraisal & financial modelling — build monthly cash flows, KPIs and Excel deliverables in the browser.
Professional real estate appraisal software
Terra helps investors, developers, surveyors and advisers evaluate real estate investment and development opportunities quickly, confidently and consistently.
Price deals faster. Spend less time building models. Apply professional judgement more effectively.
Why Terra exists
It is about making professional judgement easier to apply.
Every real estate appraisal is built on assumptions. Some information can be extracted automatically, but the assumptions that determine value still require experience: rental growth, market rent, void periods, tenant quality, capital expenditure, exit yields and the probability of lease renewal.
Technology informs. Professional judgement decides.
AI is becoming increasingly effective at reading leases, summarising reports and extracting information from due diligence documents. That can be useful, but it is not the same as appraisal.
Terra does not seek to remove the professional from the process. It provides the disciplined appraisal framework through which informed assumptions become clear, robust investment decisions.
A faster route from opportunity to decision
Input the key lease, rent, cost, timing and funding assumptions without rebuilding a spreadsheet or navigating unnecessary complexity.
Review purchase price, residual value, profit on cost, leveraged and unleveraged IRRs, equity requirements, cash flow and investment returns in one clear appraisal.
Solve to target returns, test assumptions and understand quickly what an opportunity is worth and whether it meets your investment criteria.
Automation without theatre
In many appraisals, an experienced professional can enter the core assumptions — passing rent, lease expiry, rent review, tenant, area, market rent and yield — as quickly as a document can be uploaded, checked and corrected.
Terra is designed for speed where speed helps, while keeping the assumptions that require judgement visible, deliberate and under professional control. As AI develops, it can assist with data gathering. Terra remains the place where that information is tested, interpreted and converted into a decision.
Transparent by design
Terra runs entirely in your browser as a single-page web app, with a consistent, intuitive way to enter every assumption and a formulaed Excel model you can trace from end to end.
Every total and every KPI in the exported Excel model is a live formula — so the whole appraisal is transparent and fully auditable. No more outputs you cannot check, or that simply do not add up.
The entire appraisal lives on one screen in your browser — nothing to install. Enter your assumptions and see the results in the same place.
Sixteen cost and income sections, all built with an identical input approach. Learn one section and you already know them all.
Not just for short-term investors
Different strategies require different assumptions, but they still require the same clarity of thought: what is the asset worth, what return will it generate and what risks sit behind that return?
Appraise acquisitions, developments, refurbishments and shorter-duration business plans using cost, timing, funding, profit on cost, residual value and IRR assumptions.
Analyse recurring lease cash flows, rent reviews, lease events, long-term income, capital expenditure, financing and exit assumptions for pension funds, institutions and other longer-term investors.
Built for the property industry
Price opportunities quickly and communicate the assumptions behind value.
Understand residual value, costs, timing, funding and target returns.
Compare assets consistently and assess both return and downside.
Model recurring lease cash flows and long-duration investment performance.
Support professional advice with clear assumptions and robust outputs.
Apply a professional appraisal framework without unnecessary complexity.
Why Terra
Assess more opportunities and reach an informed view sooner.
Keep the assumptions, cash flows and returns that matter visible.
Use established real estate appraisal methodology and industry metrics.
Appraise development, investment, value-add and long-income opportunities.
Spend time analysing the opportunity rather than learning the software.
Modern specialist software without traditional enterprise-level cost.
The Terra philosophy
Technology should not replace professional judgement. It should make professional judgement easier to apply.
Excel stores numbers. AI can extract information. Terra helps experienced property professionals turn informed assumptions into better investment decisions.
A better way to appraise property
See how quickly Terra can take you from professional judgement to a clear, robust investment decision.