GDV and CIL working numbers
- GDV: 950 to 1550 £/sqft
- Mid GDV: 1180 £/sqft
- Borough CIL (residential): 753 £/sqm
- Mayoral CIL2: Z1
Camden's Annual CIL Rate Summary for 2025 lists £753/sqm for residential in Zone C (Highgate, Hampstead), the zone that takes in Hampstead in NW3, and the same £753/sqm for any scheme below 10 dwellings anywhere in the borough. Schemes of 10 or more dwellings pay £257/sqm in Zone A (Central) and £430/sqm in Zone B (rest of Camden). Camden's 2026 summary was not located, so the 2025 rate is shown; check the zone map, as parts of NW3 such as Belsize Park may sit in Zone B. Mayoral CIL2 adds £96.97/sqm (Zone 1, 2026-indexed, £80 base).
Local context
- NW3 covers Hampstead, Belsize Park and Gospel Oak. Period stock dominates; HMO and short-let policy restrictive.
- Camden CIL Zone C (Highgate, Hampstead) £753/sqm on the 2025 rate summary, plus Mayoral CIL2 Zone 1 £96.97/sqm (2026-indexed, £80 base).
- Conservation area constraints push contingency to 10 to 12 percent on conversion.
Open the workbench
Inputs
MAX LAND BID£5,339,378At 20% profit on cost, 9 units, 950 sqft GIA each.
ABORT
GDV£8,575,650
Build cost£1,494,911
Prof fees£179,389
s106/CIL/BNG£474,390
Contingency£161,152
Finance interest£164,576
Target profit£494,884
Total costs (excl land)£2,474,419
Senior debt @ LTGDV£5,574,173
PoC9.8%
PoGDV8.9%
LTC71.3%
Sensitivity (PoC %)
Build -5%Build +5%Build +10%Build +15%Build +20%
GDV -15%10%11%11%11%12%
GDV -10%10%11%11%11%11%
GDV -5%10%10%10%11%11%
GDV 0%10%10%10%10%11%
GDV +5%9%10%10%10%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.