You have a NSW development, a rough idea of what it will cost, and a DA form asking for the Estimated Development Cost. The question is which threshold you fall into, and whether you need a formal EDC report from a quantity surveyor.
Quick Answer: Do I Need an EDC Report?
Under the current NSW framework, EDC for development up to $100,000 can be estimated by the applicant or a suitably qualified person. Between $100,000 and $3 million, a suitably qualified person should estimate it. Above $3 million, an EDC report from a qualified quantity surveyor is required. State significant projects have stricter rules.
In each case, the method used to reach the figure goes in with the application. Councils and other consent authorities can also set their own documentation requirements, especially below $3 million.
NSW EDC Thresholds at a Glance
| Development cost (EDC) | What’s needed | Who prepares it | What is submitted |
|---|---|---|---|
| Up to $100,000 | EDC estimate | The applicant or a suitably qualified person | The estimate and the method used |
| $100,000 to $3 million | EDC estimate | A suitably qualified person | The estimate and the method used; a cost estimate report is recommended |
| Over $3 million (not SSD or SSI) | EDC report | A qualified quantity surveyor who is a member of a body such as AIQS or RICS | A report to the AIQS practice standard, on the NSW standard form, dated no earlier than 30 days before lodgement |
| SSD or SSI over $3 million | EDC report | An AIQS Certified Quantity Surveyor or RICS Chartered Quantity Surveyor | A report to the AIQS practice standard, on the state significant projects standard form, dated within 30 days of lodgement |
The exact documentation can also depend on the planning pathway, the consent authority and the instrument that applies. Confirm the requirements for your application before you lodge.
What Is Estimated Development Cost?
Estimated Development Cost (EDC) is the NSW planning system’s single measure of what a development will cost to carry out. It is defined in section 6 of the Environmental Planning and Assessment Regulation 2021.
EDC is used for several planning purposes: deciding approval pathways (local, regionally significant or state significant), calculating application fees, and applying certain DA requirements. It applies to local development, complying development, state significant development and infrastructure, and BASIX certificates.
It is not the value of the finished building, the land value or the development’s profit.
What Changed in 2024, and What Is PS 25-004?
The big change happened on 4 March 2024. The NSW Government replaced two older measures with one:
- “Estimated cost of development”, used for DA fees and some council purposes
- “Capital investment value” (CIV), used mainly to identify regionally and state significant development
Both were replaced with Estimated Development Cost, calculated under a single methodology. References to CIV in the planning regulations and the Planning Systems SEPP were changed to EDC.
Planning Circular PS 25-004, issued in October 2025, is the department’s current guidance on how to calculate EDC. It supersedes the older circulars on calculating CIV (PS 21-020) and the genuine estimated cost of development (PS 21-022), and updates the February 2024 circular that accompanied the change (PS 24-002).
If an article still talks about CIV thresholds, or doesn’t mention the $100,000 and $3 million tiers, it is out of date. Older applications are the exception: DAs lodged before 4 March 2024, and modifications to them, keep the old rules.
Archi-QS’s Estimated Development Cost service page covers inclusions, exclusions and the reporting process in more depth.
The $100,000 EDC Threshold
For development costed up to $100,000, the EDC can be estimated by the applicant or a suitably qualified person. The method used to work out the figure should be submitted with the application.
The circular allows two methods below $3 million: a detailed estimate built up from individual components, or, below $100,000 only, floor-space rates published by the council. A council has to prepare and publish its own per-square-metre table before applicants can use the floor-space method, so check your council’s website first. For how floor area is measured in NSW, see our Gross Floor Area validation reports service.
The $3 Million EDC Threshold
Between $100,000 and $3 million, the applicant should not estimate the EDC themselves. A suitably qualified person should prepare it, and the method should be submitted with the application.
NSW Planning recommends a cost estimate report for projects under $3 million, and councils set the specific requirements. PS 25-004 includes a model cost summary table that councils can adapt, covering elements such as demolition and site preparation, substructure, roof, finishes, fitments, building services, external works and professional fees.
For residential development under $3 million, the circular says it is best practice for a consent authority to accept the EDC where it has been prepared in line with the circular.
What Happens Above $3 Million?
Above $3 million, for development that is not SSD or SSI, NSW Planning says an EDC report must be submitted. It should:
- be prepared by a qualified quantity surveyor who is a member of a relevant professional body, such as AIQS or RICS
- follow the AIQS practice standard for estimating development costs
- use the NSW standard form for projects over $3 million, available on the NSW Planning Portal
- be based on current costs and dated no earlier than 30 days before the application is submitted
The figure can also be checked. For developments over $3 million, the department recommends that consent authorities verify an estimate that looks too high or too low, sits within 10% of a threshold that would change the consent authority, or relates to an unusual or very high-value project. Verification can include an independent quantity surveyor’s peer review.
Archi-QS prepares EDC reports to the current standard form and practice standard, for projects up to and including state significant development.
What About SSD and SSI Projects?
State significant development (SSD) and state significant infrastructure (SSI) have their own, stricter requirements. For SSD and SSI applications, the EDC report must be:
- prepared by an AIQS Certified Quantity Surveyor or a RICS Chartered Quantity Surveyor
- prepared to the AIQS practice standard
- on the standard form for state significant projects
- dated within 30 days of submission
Any independent review of an SSD or SSI estimate must also be done by an AIQS certified or RICS chartered quantity surveyor.
Being over $3 million does not make a project state significant. Whether a project is SSD or SSI depends on its type and the criteria in the State Environmental Planning Policy (Planning Systems) 2021. EDC is one of those criteria for many development types, but the dollar threshold varies by type. For SSD projects, Archi-QS has also written about why employment estimates matter in EDC reports.
Who Can Prepare an EDC Estimate?
PS 25-004 describes a “suitably qualified person” as:
- a builder licensed to carry out the proposed works
- a registered architect
- a qualified and accredited building designer
- a quantity surveyor
- a person who is licensed and has relevant qualifications and proven experience costing development works of at least a similar scale and type
So “suitably qualified” doesn’t mean anyone with a rough idea of building costs. It means the right licence or registration, or demonstrated experience with similar work. Above $3 million, the bar rises to a qualified quantity surveyor; for SSD and SSI, to a certified or chartered quantity surveyor.
What Does an EDC Include?
EDC is the estimated cost of carrying out the development you’re seeking approval for. Under the Regulation, that includes:
- the design and erection of a building and associated infrastructure
- carrying out a work
- demolition of a building or work
- fixed or mobile plant and equipment
PS 25-004 adds three practical tests:
- Full scope: the estimate should cover the full scope of works in the application. A quantity surveyor should confirm that scope with whoever prepares the application.
- Ready for use: where the development has an ongoing use, include everything needed to bring it to the point where it is ready for that use.
- Maximum capacity: include all costs needed to operate at the maximum capacity or extent of the use described in the application.
The circular’s model cost table also lists professional fees, such as architect, project manager and town planning fees, as an EDC element.
What Does EDC Exclude?
The Regulation excludes:
- Land costs, including the costs of marketing and selling land
- GST, from the core EDC figure (see below)
- Ongoing maintenance or use, such as operating, running and replacement costs once the use begins
- Contributions and planning agreements: amounts payable, land dedicated or other benefits under a condition imposed under Division 7.1 or 7.2 of the EP&A Act, or under a planning agreement
- Separately approved work: costs for any part of the project covered by a separate development consent or approval
EDC is also not used to calculate section 7.12 contributions levies, which still follow the separate method in section 208 of the Regulation.
Does EDC Include GST?
The core EDC figure excludes GST. But NSW guidance asks every cost estimate to show three lines:
- EDC, excluding GST
- the GST
- EDC plus GST
That’s because different rules use different figures. Fees for local and regionally significant DAs are calculated on EDC plus GST. Planning pathways, and fees for state significant projects, use EDC without GST. GST is also added when deciding whether security provisions apply to a complying development certificate.
Is EDC the Same as Your Project Budget?
No, EDC is not your project budget. A budget serves feasibility, finance, cash flow, contingency, design decisions, procurement and margin. EDC serves the planning system, under a defined method.
The two can legitimately differ because of their purpose, inclusions and exclusions (land and GST, for a start), timing, design maturity and assumptions. A difference doesn’t mean either is wrong.
EDC vs Cost Plan
Each cost document answers a different question:
- Cost plan: what is this project likely to cost, and how do we control that? See Archi-QS’s construction cost planning service.
- EDC: what is the estimated development cost under the NSW planning methodology?
- Bill of Quantities: what exact quantities and scope should builders price? See our article on the Bill of Quantities.
A larger project often uses all three, at different stages.
Four Examples
These are hypothetical and simplified. The real requirements for any project depend on its pathway and the consent authority.
Example 1: an $80,000 alteration
A homeowner is adding a rear deck and internal changes estimated at $80,000. The EDC can be estimated by the owner or a suitably qualified person. Either way, the method goes in with the DA. If the council publishes per-square-metre rates, the floor-space method may be available. No formal QS EDC report is required at this value.
Example 2: a $1.5 million dual occupancy
The EDC falls between $100,000 and $3 million, so a suitably qualified person, such as the builder, architect or a quantity surveyor, should prepare it, with the method submitted. A QS isn’t mandatory here, but one can still be worthwhile if the design is complex, the council wants a detailed breakdown, or the figure needs to hold up to scrutiny.
Example 3: a $5 million apartment building
The EDC is over $3 million and the project is local development, not SSD. The DA needs an EDC report from a qualified quantity surveyor who is a member of AIQS or RICS, prepared to the AIQS practice standard on the NSW standard form and dated within 30 days of lodgement.
Example 4: a state significant project
A large build-to-rent project meets the SSD criteria in the Planning Systems SEPP. The EDC report must come from an AIQS Certified or RICS Chartered Quantity Surveyor, on the state significant projects form. Check the project’s Secretary’s Environmental Assessment Requirements (SEARs) for anything else required.
What If Your Project Is Close to a Threshold?
Say your estimate is $2.9 million and the design is still developing. If scope grows, the honest figure may pass $3 million, and the requirements change with it.
The answer is to keep the EDC genuine. PS 25-004 says the EDC must be based on a genuine estimate of the cost of carrying out the development. Consent authorities are encouraged to look closely at estimates within 10% of a threshold that would change the consent authority. If the design changes materially, the estimate should be revisited, and it is worth raising early with your QS and the consent authority.
The goal is not the lowest possible number. It is a defensible one.
Can You Use a Builder’s Quote?
A builder’s quote can contain useful cost information, but it isn’t automatically an EDC. Common gaps include:
- a scope that doesn’t match the full DA scope
- tender assumptions, exclusions and provisional sums
- pricing based on incomplete documentation
- procurement-specific margins and risk allowances
- items the EDC definition includes but a quote may leave out, such as professional fees or demolition
Below $3 million, a licensed builder can be a suitably qualified person, provided the estimate follows the EDC method. Above $3 million, the report must come from a qualified quantity surveyor.
What Documents Does a QS Need?
The list depends on the project’s size and stage. It typically includes:
- architectural drawings and site plans
- demolition, landscape and civil drawings
- structural and services information, where available
- specifications and finishes schedules
- a project description and any staging information
- the DA documentation and consultant reports
- confirmation of the exact scope of the application
Common EDC Mistakes
- Using the old CIV method. CIV was replaced on 4 March 2024; a CIV figure needs reassessing, not relabelling.
- Relying on outdated articles that predate the $100,000 and $3 million tiers.
- Treating EDC as the project budget. They serve different purposes.
- Leaving out demolition. It is expressly part of EDC.
- Leaving out infrastructure, site works or plant that form part of the development.
- Including land costs. Land is excluded.
- Getting GST wrong. Show EDC, GST and EDC plus GST separately.
- Adding operating costs. Ongoing maintenance and running costs are excluded.
- Pricing an incomplete scope that doesn’t match the full application.
- Assuming over $3 million means SSD. State significance depends on project type and the SEPP criteria.
- Assuming under $3 million needs no qualified person. Above $100,000, a suitably qualified person should prepare it.
- Lodging a builder’s preliminary estimate without checking it against the EDC method.
- Submitting a figure that isn’t genuine for the scope of the DA.
FAQs
What is the EDC threshold in NSW?
There are two key thresholds for who prepares the figure: $100,000 and $3 million. Up to $100,000, the applicant or a suitably qualified person; $100,000 to $3 million, a suitably qualified person; over $3 million, an EDC report from a qualified quantity surveyor.
When is an EDC report required?
An EDC report is required for development costed over $3 million. SSD and SSI projects need one from an AIQS Certified or RICS Chartered QS. Below $3 million, an estimate with its method is needed, and NSW Planning recommends a cost estimate report.
Do I need an EDC report for a development under $3 million?
Not the formal over-$3 million report. You still need an EDC estimate, prepared by a suitably qualified person above $100,000, plus any format your council requires.
Who can prepare an EDC estimate?
A licensed builder, registered architect, qualified and accredited building designer, quantity surveyor, or a licensed person with proven experience costing similar work. Up to $100,000, the applicant can also prepare it.
Who can prepare an EDC report over $3 million?
A qualified quantity surveyor who is a member of a body such as AIQS or RICS. For SSD and SSI, an AIQS Certified or RICS Chartered QS.
What changed under PS 25-004?
PS 25-004 (October 2025) is the current guidance on calculating EDC, which replaced CIV and the estimated cost of development on 4 March 2024. It sets out the thresholds, who prepares estimates, and how consent authorities verify them.
Is EDC the same as CIV?
No. CIV was the former measure; EDC replaced it with a single definition and methodology. A CIV figure should be reassessed, not relabelled.
Does EDC include GST?
The core EDC excludes GST, but estimates should show EDC, GST and EDC plus GST. Local and regional DA fees are calculated on EDC plus GST.
Does EDC include land costs?
No. Land costs, including marketing and selling land, are excluded.
Does EDC affect DA fees?
Yes. Application fees are calculated from the EDC; for local and regional DAs, from EDC plus GST.
Does EDC determine whether a project is SSD?
It is one factor. SSD and SSI criteria are set by development type in the Planning Systems SEPP, and many use EDC thresholds well above $3 million.
What happens if my project cost changes after the EDC is prepared?
If the design or scope changes materially, the estimate should be revisited. Over $3 million, the report must also be current, dated no earlier than 30 days before lodgement.
Conclusion
The EDC thresholds in NSW are simple once you separate them: $100,000 decides whether you can prepare the estimate yourself, $3 million decides whether you need a formal quantity surveyor’s report, and state significant projects have stricter rules again. Whatever the value, the figure must be a genuine estimate of the full scope you’re lodging.
If you’re unsure which EDC document your NSW development needs, send Archi-QS the project value, development type, location and current drawings, and we’ll identify the right assessment.