BCIS Q2 2026 band
- Low: 1,850 £/sqm
- Mid: 2,200 £/sqm
- High: 2,650 £/sqm
- Regional index (UK = 100): 88
GDV working band
Resale GDV 195 to 340 £/sqft (low to high). Mid 250 £/sqft. Sense-check against current Land Registry Price Paid postcode-area aggregates before committing a bid.
UK SDLT applies (not LBTT/LTT); Belfast anchors the upper band.
SDLT in NI
- UK SDLT rules apply (not LBTT or LTT). Non-residential thresholds and the 5 percent additional-dwellings surcharge are identical to England.
Strategic Planning Policy
- NI Strategic Planning Policy Statement (SPPS) governs viability; local development plans differ by council.
- Belfast City Centre Regeneration Strategy lifts GDV anchors on prime sites.
Open the workbench with these rates
Inputs
MAX LAND BID£0At 20% profit on cost, 9 units, 950 sqft GIA each.
ABORT
GDV£1,816,875
Build cost£1,747,505
Prof fees£209,701
s106/CIL/BNG£108,000
Contingency£154,890
Finance interest£158,182
Target profit£475,656
Total costs (excl land)£2,378,278
Senior debt @ LTGDV£1,180,969
PoC-23.6%
PoGDV-30.9%
LTC49.7%
Sensitivity (PoC %)
Build -5%Build +5%Build +10%Build +15%Build +20%
GDV -15%-32%-38%-41%-43%-45%
GDV -10%-28%-34%-37%-40%-42%
GDV -5%-24%-31%-34%-36%-39%
GDV 0%-20%-27%-30%-33%-36%
GDV +5%-16%-23%-27%-30%-33%
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.