GDV.calculator

Gross Development Value Calculator

A GDV calculator estimates gross development value as net internal area multiplied by the achievable resale price per sqft. The residual workbench below then subtracts build, fees, s106, CIL, BNG, SDLT, contingency, finance and your target profit to give a max land bid. BCIS Q2-2026 regional rates load by default. Sensitivity heatmap stresses GDV down 15 percent and build cost up 20 percent. BCIS Q2-2026· RICS

Inputs
MAX LAND BID£106,489At 20% profit on cost, 9 units, 950 sqft GIA each.
MARGINAL
GDV£3,088,688
Build cost£1,826,937
Prof fees£219,232
s106/CIL/BNG£108,000
Contingency£161,563
Finance interest£164,996
Target profit£496,146
Total costs (excl land)£2,480,729
Senior debt @ LTGDV£2,007,647
PoC19.4%
PoGDV16.2%
LTC77.6%
Sensitivity (PoC %)
Build -5%Build +5%Build +10%Build +15%Build +20%
GDV -15%11%1%-3%-7%-11%
GDV -10%18%7%2%-2%-6%
GDV -5%19%13%8%4%-1%
GDV 0%19%19%14%9%5%
GDV +5%18%19%19%14%10%

Cells show profit-on-cost percentage at each GDV stress / build-cost shock pair. Cells below your target PoC turn amber-warm; cells below 10 percent abort.

Quick GDV

Units x sqft x £/sqft. Sub-60 second answer. No cost stack.

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Residual land value

Solves max land bid given GDV, costs and target profit.

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Profit on cost

Solves PoC given GDV, costs and land. Lender-friendly.

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LTGDV sizer

Sizes senior debt at the lender's LTGDV cap.

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Scheme presets

Nine scheme-type presets that load the workbench.

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Worked scenarios

Five named deals end-to-end with ledger-style maths.

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Worked example, in one paragraph

GIA 3,200 sqft x £610/sqft equals 1.95m GDV. At 65 percent LTGDV your senior debt sizes to 1.27m. Max land bid at 20 percent profit-on-cost is 312k. Stress GDV down 10 percent and you abort. That is the workbench in four lines. See the Leeds LS6 walkthrough for the full ledger.

Why this workbench

  • BCIS Q2-2026 regional rates load by default. Editable.
  • 5 x 5 sensitivity matrix on the right rail, not three pages deep.
  • s106, CIL and BNG modelled per unit, not a black-box percentage.
  • No signup. No paywall. No affiliate links on the output.
  • Profit on cost and profit on GDV shown side by side.

What it does not do

  • Replace a RICS Red Book valuation. Indicative figures only.
  • Auto-fetch live comparables. GDV per sqft is yours to enter.
  • Run a daylight or BRE 209 sunlight study. That kills schemes pre-residual.
  • Underwrite your senior facility. Lenders run their own monitor.
BCIS General Building Cost Index Q2 2026· Q2 2026Appraisal model reviewed by Oliver Wakefield-Smith (data integrity) with chartered-surveyor (MRICS) and CTA tax review. No affiliate links.