GDV and CIL working numbers
- GDV: 700 to 1150 £/sqft
- Mid GDV: 870 £/sqft
- Borough CIL: 200 £/sqm
- Mayoral CIL2: Z1
Tower Hamlets CIL Zone 1. Tall Buildings SPD drives cost premium on E14 sites.
Local context
- E14 covers Canary Wharf, Limehouse and the Isle of Dogs.
- Tower Hamlets CIL Zone 1 plus Tall Buildings SPD drives cost premium on tower schemes.
- BTR yields hold at 4.25 to 4.75 percent net initial yield on tower stock.
- Mayoral CIL2 Zone 1 £80/sqm stacks on borough rate.
Open the workbench
Inputs
MAX LAND BID£2,284,689At 20% profit on cost, 9 units, 950 sqft GIA each.
MARGINAL
GDV£6,322,725
Build cost£2,422,678
Prof fees£290,721
s106/CIL/BNG£126,000
Contingency£212,955
Finance interest£217,480
Target profit£653,967
Total costs (excl land)£3,269,835
Senior debt @ LTGDV£4,109,771
PoC13.8%
PoGDV12.1%
LTC74.0%
Sensitivity (PoC %)
Build -5%Build +5%Build +10%Build +15%Build +20%
GDV -15%15%16%17%17%18%
GDV -10%14%15%16%16%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.