BCIS Q2 2026 band
- Low: 1,900 £/sqm
- Mid: 2,250 £/sqm
- High: 2,700 £/sqm
- Regional index (UK = 100): 91
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
Inputs
MAX LAND BID£0At 20% profit on cost, 9 units, 950 sqft GIA each.
ABORT
GDV£1,925,888
Build cost£1,787,221
Prof fees£214,467
s106/CIL/BNG£108,000
Contingency£158,227
Finance interest£161,589
Target profit£485,901
Total costs (excl land)£2,429,504
Senior debt @ LTGDV£1,251,827
PoC-20.7%
PoGDV-26.1%
LTC51.5%
Sensitivity (PoC %)
Build -5%Build +5%Build +10%Build +15%Build +20%
GDV -15%-29%-36%-38%-41%-43%
GDV -10%-25%-32%-35%-38%-40%
GDV -5%-21%-28%-31%-34%-37%
GDV 0%-17%-24%-28%-31%-33%
GDV +5%-13%-21%-24%-27%-30%
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.