GDV and CIL working numbers
- GDV: 540 to 840 £/sqft
- Mid GDV: 660 £/sqft
- Borough CIL (residential): 108.1 £/sqm
- Mayoral CIL2: Z2
Lewisham's charging schedule lists SE13 in Zone 2. Its Annual CIL Rate Summary 2026 sets Zone 2 residential (C3) at £108.10/sqm (£70 base, indexed 400/259); Zone 1 (SE3, SE8, SE10, SE16) is £154.44. Lewisham consulted on a revised charging schedule in 2025, so check the council's CIL page for whether new rates have taken effect. Mayoral CIL2 adds £72.73/sqm (Zone 2, 2026-indexed, £60 base).
Local context
- SE13 covers Lewisham, Hither Green and Ladywell. Period conversion stock dominates.
- Lewisham CIL Zone 2 £108.10/sqm residential for 2026 (Lewisham Annual CIL Rate Summary 2026).
- Bakerloo extension uplift remains contingent; do not capitalise speculative GDV.
Open the workbench
Inputs
MAX LAND BID£2,274,953At 20% profit on cost, 9 units, 950 sqft GIA each.
MARGINAL
GDV£4,796,550
Build cost£1,494,911
Prof fees£179,389
s106/CIL/BNG£68,103
Contingency£130,680
Finance interest£133,457
Target profit£401,308
Total costs (excl land)£2,006,541
Senior debt @ LTGDV£3,117,758
PoC12.0%
PoGDV10.7%
LTC72.8%
Sensitivity (PoC %)
Build -5%Build +5%Build +10%Build +15%Build +20%
GDV -15%13%14%14%15%15%
GDV -10%12%13%14%14%15%
GDV -5%12%13%13%14%14%
GDV 0%12%12%13%13%13%
GDV +5%11%12%12%13%13%
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.