GDV and CIL working numbers
- GDV: 720 to 1120 £/sqft
- Mid GDV: 880 £/sqft
- Borough CIL: 305 £/sqm
- Mayoral CIL2: Z2
Hackney CIL Zone 2 residential. 35 percent affordable threshold applies on schemes of 10+ units.
Local context
- E8 (Dalston, London Fields). 35 percent affordable threshold above 10 units.
- Class O office-to-resi schemes pencil where commercial GDV gap is wide enough.
- Hackney has historically scrutinised viability submissions; expect challenge on 17.5 percent PoGDV.
- Mayoral CIL2 Zone 2 £60/sqm stacks on borough rate.
Open the workbench
Inputs
MAX LAND BID£2,266,843At 20% profit on cost, 9 units, 950 sqft GIA each.
MARGINAL
GDV£6,395,400
Build cost£2,422,678
Prof fees£290,721
s106/CIL/BNG£192,150
Contingency£217,916
Finance interest£222,547
Target profit£669,202
Total costs (excl land)£3,346,012
Senior debt @ LTGDV£4,157,010
PoC13.9%
PoGDV12.2%
LTC74.1%
Sensitivity (PoC %)
Build -5%Build +5%Build +10%Build +15%Build +20%
GDV -15%15%16%17%17%18%
GDV -10%15%16%16%17%17%
GDV -5%14%15%15%16%16%
GDV 0%13%14%15%15%16%
GDV +5%13%14%14%15%15%
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.