BCIS build cost per sqm
- Estate housing, lower quartile: 1,188 £/sqm
- Estate housing, median: 1,345 £/sqm
- Estate housing, upper quartile: 1,533 £/sqm
- Flats, median: 1,554 £/sqm (quartiles 1,368 to 1,868)
BCIS figures rebased to Tees Valley, as reprinted in Middlesbrough Whole Plan Viability Assessment (HDH Planning and Development for Middlesbrough Council, December 2024 (published 2025), Appendix 11). BCIS data last updated 16 Nov 2024, rebased to Tees Valley (location index 91). 15-year default sample. BCIS rates are gross internal floor area, include preliminaries and exclude external works, fees, contingency and VAT. BCIS itself is subscription-only; this is the most recent public reprint we found for the region.
GDV working band
Resale GDV 210 to 360 £/sqft (low to high). Mid 265 £/sqft. Sense-check against current Land Registry Price Paid postcode-area aggregates before committing a bid.
Newcastle, Sunderland, Middlesbrough; sub-200k GDV/unit lives on small sites.
Sub-200k GDV thresholds
- On sub-200k GDV per unit you cannot carry a 12 percent professional fees stack.
- Trim to 9 percent on simple new-build terraces; do not trim contingency below 7.5 percent.
Working scheme types
- Two- to four-unit terraces dominate; HMO conversion competitive in NE student suburbs.
- BTR thin in NE; build-for-sale remains the default exit.
Open the workbench with these rates
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.