GDV and CIL working numbers
- GDV: 720 to 1120 £/sqft
- Mid GDV: 880 £/sqft
- Borough CIL (residential): 293.44 £/sqm
- Mayoral CIL2: Z2
Hackney's charging schedule (in effect since 1 April 2015) sets residential CIL at £190/sqm in Zone A, £25 in Zone B, £55 in Zone C and nil in Zone D. Dalston, Haggerston and London Fields in E8 sit in Zone A on the council's charging-zone map; the eastern edge towards Homerton is Zone B. Hackney publishes no annual rate summary, so the figure shown is our indexation of the £190 base: £190 x 400 / 259 (the RICS CIL index for 2026 over the index for 2015) = £293.44/sqm. Hackney's own CIL calculator gives the binding figure. Mayoral CIL2 adds £72.73/sqm (Zone 2, 2026-indexed, £60 base).
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.
- Hackney CIL Zone A £190/sqm base (£293.44 indexed to 2026) plus Mayoral CIL2 Zone 2 £72.73/sqm (2026-indexed, £60 base).
Open the workbench
Inputs
MAX LAND BID£3,643,993At 20% profit on cost, 9 units, 950 sqft GIA each.
MARGINAL
GDV£6,395,400
Build cost£1,494,911
Prof fees£179,389
s106/CIL/BNG£184,867
Contingency£139,438
Finance interest£142,401
Target profit£428,201
Total costs (excl land)£2,141,006
Senior debt @ LTGDV£4,157,010
PoC10.6%
PoGDV9.5%
LTC71.9%
Sensitivity (PoC %)
Build -5%Build +5%Build +10%Build +15%Build +20%
GDV -15%11%12%12%13%13%
GDV -10%11%12%12%12%12%
GDV -5%11%11%11%12%12%
GDV 0%10%11%11%11%12%
GDV +5%10%11%11%11%11%
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.