GDV and CIL working numbers
- GDV: 700 to 1150 £/sqft
- Mid GDV: 870 £/sqft
- Borough CIL (residential): 335.33 £/sqm
- Mayoral CIL2: Z2
Tower Hamlets' Annual CIL Rate Summary 2026 sets residential CIL at £335.33/sqm in Zone 1, £179.64 in Zone 2 and £59.88 in Zone 3 (2020 base rates £280, £150 and £50, indexed 400/334). E14 straddles zones: Canary Wharf and the northern Isle of Dogs are Zone 1, while the southern Isle of Dogs is Zone 2, on the residential charging-zone map in Appendix 1 of the council's CIL Charging Schedule 2020. Poplar is split between zones, so check that map for the exact site. The figure shown is the Zone 1 rate. Mayoral CIL2 adds £72.73/sqm (Zone 2, 2026-indexed, £60 base).
Local context
- E14 covers Canary Wharf, Limehouse and the Isle of Dogs.
- Tower Hamlets CIL2 for 2026: Zone 1 £335.33/sqm, Zone 2 £179.64/sqm, Zone 3 £59.88/sqm (Annual CIL Rate Summary 2026). On the council's 2020 charging-zone map, Canary Wharf and the northern Isle of Dogs are Zone 1 and the southern Isle of Dogs is Zone 2; Poplar is split between zones, so check the map for the exact site.
- Mayoral CIL2 Zone 2 £72.73/sqm (2026-indexed, £60 base) stacks on borough rate.
Open the workbench
Inputs
MAX LAND BID£3,540,046At 20% profit on cost, 9 units, 950 sqft GIA each.
MARGINAL
GDV£6,322,725
Build cost£1,494,911
Prof fees£179,389
s106/CIL/BNG£211,258
Contingency£141,417
Finance interest£144,422
Target profit£434,280
Total costs (excl land)£2,171,398
Senior debt @ LTGDV£4,109,771
PoC10.7%
PoGDV9.7%
LTC72.0%
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%13%
GDV -5%11%11%12%12%12%
GDV 0%10%11%11%12%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.