GDV.calculator

East Midlands GDV Calculator and BCIS Build Cost

East Midlands build cost 1,438 to 1,888 £/sqm (BCIS estate housing quartiles rebased to Derbyshire Dales, August 2025). GDV 250 to 400 £/sqft. Nottingham, Derby and Leicester. Sub-250k GDV per unit pencils on small sites under the right cost stack.

BCIS build cost per sqm

  • Estate housing, lower quartile: 1,438 £/sqm
  • Estate housing, median: 1,686 £/sqm
  • Estate housing, upper quartile: 1,888 £/sqm
  • Flats, median: 1,838 £/sqm (quartiles 1,588 to 2,229)

BCIS figures rebased to Derbyshire Dales, as reprinted in Local Plan Economic Viability Assessment, Final Report (Three Dragons for the Peak District National Park Authority, August 2025, Appendix IV). BCIS rebased to 4Q 2024 and Derbyshire Dales (location index 103). 5-year sample. BCIS rates are gross internal floor area, include preliminaries and exclude external works, fees, contingency and VAT. BCIS itself is subscription-only; this is the most recent public reprint we found for the region.

GDV working band

Resale GDV 250 to 400 £/sqft (low to high). Mid 310 £/sqft. Sense-check against current Land Registry Price Paid postcode-area aggregates before committing a bid.

Nottingham, Derby, Leicester; sub-250k GDV/unit pencils on small sites.

Viability test

  • NPPF Aug 2026 17.5 percent PoGDV benchmark is the working test.
  • Schemes that target sub-250k GDV per unit must control build cost to under £1,800/sqm to hit the benchmark.

Sub-250k GDV per unit

  • Terrace stock outside city centres delivers 220k to 280k GDV per unit.
  • Below 250k, professional fees must trim to 9 to 10 percent or PoC dips below 17.5 percent.

Open the workbench with these rates

Inputs
MAX LAND BID£29,433At 20% profit on cost, 9 units, 950 sqft GIA each.
MARGINAL
GDV£2,252,925
Build cost£1,339,225
Prof fees£160,707
s106/CIL/BNG£108,000
Contingency£120,595
Finance interest£123,158
Target profit£370,337
Total costs (excl land)£1,851,684
Senior debt @ LTGDV£1,464,401
PoC19.8%
PoGDV16.5%
LTC77.8%
Sensitivity (PoC %)
Build -5%Build +5%Build +10%Build +15%Build +20%
GDV -15%8%-1%-5%-9%-13%
GDV -10%15%5%0%-4%-8%
GDV -5%20%10%6%1%-3%
GDV 0%19%16%11%7%3%
GDV +5%18%20%17%12%8%

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.

BCIS (RICS Building Cost Information Service) £/m² study data· Subscription data. Regional £/sqm figures on this site are BCIS figures as reprinted in named council viability studies (BCIS data dated Nov 2024 to Jul 2026), each linked where it is usedAppraisal model reviewed by Oliver Wakefield-Smith (data integrity) with chartered-surveyor (MRICS) and CTA tax review. No affiliate links.