BCIS build cost per sqm
- Estate housing, lower quartile: 1,466 £/sqm
- Estate housing, median: 1,745 £/sqm
- Estate housing, upper quartile: 1,960 £/sqm
- Flats, median: 1,997 £/sqm (quartiles 1,638 to 2,435)
BCIS figures rebased to Oldham, as reprinted in Oldham Local Plan Viability Assessment (publication plan) (Aspinall Verdi for Oldham Council, December 2025, Appendix 8). BCIS data last updated 4 Oct 2025, rebased to Oldham (location index 101). 5-year 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 235 to 425 £/sqft (low to high). Mid 305 £/sqft. Sense-check against current Land Registry Price Paid postcode-area aggregates before committing a bid.
Manchester, Liverpool, Chester.
BCIS location index
- BCIS sets its location factors against a UK mean of 100 (BCIS basics: using location factors in construction, 29 July 2025). The Oldham printout in the council's viability assessment reads “Rebased to Oldham (101; sample 30)”, so Oldham sits just above the UK mean.
- BCIS publishes its full location factor table only to subscribers; a figure rebased to a different town will differ.
M4 scheme economics
- Ancoats / M4 small-sites schemes deliver 9 to 12 unit blocks at 260k GDV per unit.
- See the 9-unit M4 worked scenario for the full ledger.
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.