Site and Location Feasibility Research for Retail and Commercial Ventures

Choosing the right location is the single most important strategic decision for any retail or commercial venture. A well-placed site can accelerate growth, reduce risk, and unlock value. A poorly chosen site erodes margins, frustrates customers, and limits scalability.
At Research Bureau, we deliver rigorous, evidence-driven site and location feasibility studies that turn uncertainty into a clear, actionable decision.

Why professional site feasibility matters

Every site decision involves multiple, interacting variables. Foot traffic alone does not guarantee sales; catchment demographics, competing offers, visibility, access, zoning, utilities, and lease terms all shape outcomes. A professional feasibility study synthesises these factors into reliable projections and clear recommendations.

Reduce risk: Validate assumptions before committing capital.
Maximise returns: Identify locations with the best ROI potential.
Support negotiations: Arm you with data for leases, purchases, or investor pitches.
Scale confidently: Use repeatable criteria for multi-site rollouts.

Who benefits from our research

Our services are tailored to businesses and stakeholders who demand market-proven analysis and clarity:

New retail entrants evaluating flagship or pilot stores.
Established chains planning expansion or relocation.
Property developers and investors assessing mixed-use or commercial projects.
Franchisees and franchisors evaluating territories and site selection.
Financial institutions and advisors performing due diligence.

Our proven approach — methodology that delivers certainty

We combine on-the-ground research, proprietary modelling, and multi-source data to create a decision-grade feasibility report. Our approach is standardised, transparent, and customised to your specific venture.

Step 1 — Project scoping and objectives

We begin with a focused briefing to understand your concept, target customer, lease options, and strategic constraints. This alignment ensures our analysis answers the decision that matters to you.

Step 2 — Data collection and baseline mapping

We gather primary and secondary data tailored to the site:

Mobile device movement and anonymised location data.
Footfall sensors or manual pedestrian counts.
Retail point-of-sale (POS) benchmarks.
National and local demographic datasets (census, municipal records).
Zoning maps, land use plans, and municipal bylaws.
Site plans, utilities availability, and physical constraints.

Step 3 — Trade area and catchment analysis

We delineate primary, secondary, and tertiary trade areas using walk-time, drive-time, and behavioural catchment models. We quantify resident and daytime populations, estimating available expenditure for your category.

Step 4 — Competitive landscape and tenant mix analysis

We map direct competitors, substitute offers, and complementary tenants. We assess relative strengths using a scoring model covering price, assortment, convenience, and brand loyalty.

Step 5 — Traffic, accessibility and visibility assessment

We evaluate vehicular traffic counts, pedestrian flow, public transport nodes, and sightlines. We model conversion potential from different traffic types and provide practical recommendations for signage and storefront configuration.

Step 6 — Site physical and compliance checks

We review topography, building fabric, parking adequacy, loading areas, and utility capacity. We cross-check zoning, planning restrictions, and potential compliance triggers.

Step 7 — Financial modelling and scenario analysis

We produce detailed pro forma financials: revenue build, cost of operations, lease vs buy analysis, payback, IRR, and sensitivity testing. Multiple scenarios (conservative, base, optimistic) help you understand upside and downside.

Step 8 — Risk mapping and mitigation plan

We identify operational and market risks and present feasible mitigation strategies, enabling you to move forward with confidence.

Step 9 — Clear recommendation and decision package

We deliver an executive-level recommendation with supporting evidence, plus a full toolkit for negotiations: maps, heatmaps, raw data excerpts, and an actionable implementation checklist.

What we analyse — exhaustive coverage, practical insights

We consider every factor that materially affects site viability. Below is a high-level view of our analysis components and why each matters.

Market and demand analysis

We quantify market size, growth trends, and category-specific spend. This identifies whether local demand can sustain your offering and informs realistic revenue per square metre assumptions.

Demographics and psychographics

We profile age, income, household composition, mobility patterns, and lifestyle preferences. Psychographic segmentation helps refine trade area positioning and product assortment.

Foot traffic and mobility patterns

Footfall metrics, trip origin-destination data, and modal split (walk, drive, public transport) inform expected customer arrivals and time-of-day seasonality.

Competition and substitution

We map direct and indirect competitors to estimate share capture potential. We also examine substitution risk from e-commerce, delivery services, and adjacent sectors.

Site visibility and accessibility

We assess sightlines, frontage length, proximity to intersections, and ease of turn-in / turn-out. These factors materially affect impulse visits and repeatability.

Parking, loading, and logistics

Parking supply and loading facilities affect customer convenience and operational efficiency, especially for high-turnover retail and F&B outlets.

Zoning, permits and local regulation

We validate permitted uses, potential restrictions, signage rules, and any municipal incentives or limitations affecting development or operations.

Physical site constraints

We identify structural issues, ground conditions, flood risk, and any remediation costs that should be included in capital planning.

Lease and legal considerations

We review lease terms, escalation clauses, rent-free periods, fit-out allowances, and assignability to ensure the economics align with projected returns.

Financial feasibility and sensitivity

We produce a full financial model including revenue projections by channel, operating costs, capital expenditure, lease or financing scenarios, and sensitivity to key variables such as conversion rate, average transaction value, and footfall.

Sample site comparison — evidence-based decision-making

Below is an example comparison between two hypothetical sites using typical KPIs we provide in every feasibility report.

KPI / Site	Site A (Corner mall unit)	Site B (Strip centre end unit)
Local population (3 km)	48,000	29,000
Daytime population	20,500	9,200
Daily footfall (avg)	3,200	1,100
Vehicular traffic (AADT)	28,000	14,500
Visibility score (1-10)	9	6
Parking spaces	250 shared	40 dedicated
Monthly rent (R/m²)	R220	R140
Estimated monthly revenue	R1,200,000	R480,000
Break-even months (CAPEX)	14	20
Probability of meeting revenue target	78%	42%

This table gives a snapshot. Our full report would back these figures with source data, assumptions, and scenario models.

Example calculations and modelling insights

We translate observational metrics into commercial outcomes using transparent assumptions and reproducible formulas. Below is a simplified revenue estimation we commonly use for retail feasibility.

Step 1: Estimate daily footfall into the venue or frontage (3,000 visitors).
Step 2: Convert to store visits based on frontage and category (3% conversion = 90 visitors).
Step 3: Apply average transaction value (ATV) (R150 per transaction).
Estimated daily revenue = 90 x R150 = R13,500.
Estimated monthly revenue (26 trading days) = R351,000.

We then stress-test this baseline with sensitivity analysis:

Conservative conversion (2%): Monthly revenue = R234,000.
Optimistic conversion (5%): Monthly revenue = R585,000.

These scenarios feed directly into profitability, payback, and cashflow forecasts.

Risk assessment and mitigation — practical, implementable solutions

We don’t stop at identifying risks. Our reports include mitigation measures tailored to your operational model.

Risk: Low evening traffic. Mitigation: Adjust trading hours, promote evening events, partner with complementary tenants.
Risk: High rent escalation. Mitigation: Negotiate stepped rent or turnover rent component.
Risk: Insufficient parking. Mitigation: Implement pick-up bays, partner with adjacent parking providers, or incentivise off-peak visits.

Deliverables — clear, actionable, and negotiation-ready

Every study includes a package designed to support the decision process and execution.

Executive summary with clear recommendation and decision metrics.
Detailed feasibility report (PDF) with maps, charts, and appendices.
GIS trade-area maps, heatmaps, and competitor mapping.
Financial model (Excel) with scenarios and sensitivity tabs.
Risk register with mitigation strategies.
Implementation checklist and timeline.
Presentation deck for stakeholders or investors.

Typical timelines and engagement flow

We structure engagements to be efficient while still rigorous. A typical timeline for a single-site feasibility study looks like this:

Scoping and data access: 2–4 business days.
Data collection (secondary and primary where needed): 5–10 business days.
Analysis and modelling: 7–14 business days.
Reporting, review and final delivery: 3–5 business days.

For multi-site programs or complex mixed-use projects, timelines scale accordingly and we provide a detailed project plan during scoping.

Pricing guidance — transparent and value-oriented

Our fees reflect the depth of analysis and data required. Below are indicative ranges to help you budget. Final pricing is determined after a brief scoping discussion.

Engagement Type	Typical Fee Range (ZAR)	Notes
Single-site feasibility (standard)	R18,000 – R45,000	Includes secondary data analysis and basic footfall estimates.
Single-site feasibility (with primary counts)	R35,000 – R85,000	Adds manual or sensor-based footfall and mobility counts.
Multi-site roll-out feasibility (per site)	R12,000 – R35,000	Economies of scale for package engagements.
Full mixed-use or development feasibility	R75,000 – R250,000+	Deep-dive, planning liaison, infrastructure assessments.

We’re happy to provide a precise quote once you share the site addresses, sketches of the intended operation, and any existing lease or property information.

Case studies — real outcomes from our research

Below are anonymised, outcome-focused examples that demonstrate typical value delivered by our work.

Case study: National coffee chain — new market entry

We assessed 12 potential pilot sites in a secondary city. Our trade-area models and conversion analysis identified 3 high-priority locations. The client opened two pilot stores; both exceeded the base-case revenue forecast by 22% within 9 months. The feasibility work helped negotiate favourable lease terms and a capped-fitout allowance.

Case study: Regional supermarket chain — relocation strategy

A regional supermarket evaluated relocating from an older centre to a transit-oriented development. Our analysis showed a 35% increase in projected basket size and improved average weekly transactions despite a 20% higher rent. The chain moved and achieved a 1.8x payback within 18 months, driven by improved access and higher dwell time.

Case study: Boutique fitness studio — franchise rollout

We developed site selection criteria and a three-tier scoring model for franchisees. Franchise closures were reduced by 60% over two years because site quality became a consistent, measurable component of expansion decisions.

Why Research Bureau — experience, transparency, and practical outcomes

Data-driven and reproducible: We cite sources, document assumptions, and deliver the underlying models.
Multi-disciplinary team: Urban planners, retail analysts, GIS specialists, and financial modellers collaborate on every brief.
Local knowledge: We combine national datasets with granular local insights to produce realistic forecasts.
Decision-focused deliverables: Our reports are designed for negotiations, finance approvals, and operational planning.

Frequently asked questions

How accurate are your revenue forecasts?

We provide scenario-based forecasts—conservative, base, and optimistic—anchored in observed behaviour and comparable benchmarks. We also run sensitivity analyses to quantify variance and highlight the most impactful assumptions.

Can you assess more than one site and rank them?

Yes. Multi-site benchmarking and ranking is a core offering. We apply consistent scoring criteria so you can prioritise confidently.

Do you conduct primary footfall counts?

Yes. Where needed we deploy manual counts, thermal/optical sensors, or mobile-device based movement data depending on your budget and timeline.

Will you review my lease or legal documents?

We will review key commercial terms and identify red flags, but we do not provide legal advice. We recommend concurrent legal review by your attorney.

Can you help with site fit-out planning?

We provide configuration recommendations and high-level cost estimates, but detailed architectural design and construction services are outside our scope.

How do I get a quote?

Share the site address(es), intended use, approximate size, and any lease or purchase details via the contact form, WhatsApp icon, or email info@researchbureau.co.za. We usually respond within 24 business hours.

Next steps — how to engage us

Share high-level project details via our contact form or email: info@researchbureau.co.za.
Click the WhatsApp icon on this page to start a quick scoping conversation.
Attach any existing site plans, lease proposals or concept briefs to help us prepare an accurate quote.

Once we have the basics, we’ll schedule a short scoping call to confirm objectives and turnaround expectations. From there, we issue a scope and proposal with timelines and deliverables.

Final—move from uncertainty to confident decisions

A strong site decision is the foundation of a profitable retail or commercial venture. Our site and location feasibility research equips you with the evidence, the models, and the negotiation-ready materials needed to act decisively. We translate complex, multi-source data into clear commercial insight so you can invest with confidence.

Contact Research Bureau today to discuss your site — or click the WhatsApp icon to start a live conversation. Email: info@researchbureau.co.za. Share the site details and we’ll prepare a tailored proposal and quote.