How to derive IRR calculation on excel based on the following information:

Total Site Area (m2)	12,245.10
Maximum Site GFA (m2)	68,573
Estimated Commercial Space (m2)	750
Estimated Housing Units	790
Estimated Residential GFA (m2)	61,041
Commercial Construction Cost	$2,025,000.00
Residential Construction Cost $	$196,686,700.00
Total Construction Cost $	$198,711,700.00
Total Sale of Residential Units $	$1,839,703,346.50
Total Sale of Commercial $	$33,825,791.37
Total Cash In $	$3,837,853,397.94
Total Cash Out $	$176,632,622.22

Year	Cash In (Commercial)	Cash In (Residential)	Total Sales
0		$1,064,643,140.34	$1,064,643,140.34
1	$14,716,290.11	$837,370,662.95	$852,086,953.06
2	$7,534,740.54	$837,370,662.95	$844,905,403.49
3	$11,574,760.72	$1,064,643,140.34	$1,076,217,901.06
Total	$33,825,791.37	$3,804,027,606.57	$3,837,853,397.94

Year	Cash Out (Commercial)	Cash Out (Residential)	Total Cash Out
1	$900,000.00	$87,416,311.11	$88,316,311.11
2	$900,000.00	$87,416,311.11	$88,316,311.11
Total	$1,800,000.00	$174,832,622.22	$176,632,622.22

Construction cost of commercial/office $2700/m Construction cost of residential unit $2900/m Construction Duration 2 years Ratio of lettable floor area to gross floor area 0.9 : 1 Residential sale price $2800 per square feet Commercial sale price $3500 per square feet Sale of Residential Flats Time 20% before construction 30% at Year 1 of construction 30% at Year 2 of construction 20% immediately after construction Sale of Commercial Space Time 20% during Year 1 of construction 50% during Year 2 of construction 30% immediately after construction