One mispriced site
$250K–$1M+
The site that looks like a six-month building permit and is actually a rezoning with a public hearing and an amenity contribution. Carry overrun, redesign, or a write-down.
Pricing
Never buy a mispriced site again.
Every parcel underwritten on real permit and council-decision data — approval odds, P50/P80 timelines, municipal charges, and issued-permit comparables — before you commit capital.
Built on 2.3M+ development-permit records, ~300k zoning applications and 8,365 mined council-minutes records. 12 cities live · 40+ municipalities captured · how we measure
What's at stake
The most expensive line item you don't budget
Feasibility isn't the cost. The miss is.
Feasibility done in-house
$4K–$5K / site
Planning consultants and staff time, per site — weeks per answer, and cost decides which sites get looked at at all.
Carry while you wait
$200K+ / yr
On a typical $2.5M project. The P50/P80 approval window is what lets you structure financing and sequence deals instead of guessing.
Shovelready underwrites the site before you commit capital — in minutes, on decided outcomes, not opinions.
Check a parcel
Start with a single site
The same complete decision report on every parcel you unlock — the difference is how many parcel credits you get. Prices in CAD.
Free Preview
$0
no account required
See what the data looks like on a parcel you know.
- Parcel lookup in every live city
- Zoning snapshot and permit evidence
- A published sample decision report to read end to end
Parcel Decision Report
$299
one-time · 1 parcel credit
A decision on a single parcel.
- The complete decision report — capacity, approval path and odds, P10/P50/P80 timing, municipal charges, named comparables
- Permanent access to your parcel once you commit the credit
- Move the credit once before you commit it
- The full $299 credited toward Pro within 14 days
Pro
$499
per month · 2 parcel credits / month
Actively screening sites, month after month.
- The same complete decision report on every parcel
- 2 parcel credits each paid month — unused credits roll into the next, up to a capped balance
- Extra parcels $199 each, any time
- Permanent access to every committed parcel
Teams & portfolios
Underwriting more than one site?
Priced to your pipeline in a 20-minute review — bring your current sites and target cities.
Founders terms
Up to 10 companies are being accepted on founders terms — rate locked, priority coverage of your target cities, and a seat at the roadmap table.
Team
A small team screening sites every month.
- 6 parcel credits per month, shared across the team
- The same complete decision report
- Priority support
Monthly · priced on inquiry
Portfolio
Running a continuous acquisition pipeline across the year.
- 25 parcel credits per year
- Portfolio view — compare, rank, sequence
- Direct analyst access on live deals
Annual partnership · priced on inquiry
Enterprise
Multi-market portfolios with custom coverage and data needs.
- Analysis volume scoped to your agreement
- Custom city onboarding — your markets first
- Data access and advisory
Custom annual agreement
Councils change their minds
The model re-runs on every new council decision. When a council's behaviour shifts, the bands widen — we show uncertainty, we don't hide it.
Decided outcomes, not opinions
Every timeline and approval-odds figure is backtested against what councils actually decided — not staff reports, not vibes. The method and its limits are published.
You'll know when policy moves
A bylaw change or council decision that touches a parcel you hold shows up in your workspace, with the source document attached.