BCIS build cost per sqm
We found no public document that reprints BCIS build-cost figures for Northern Ireland: BCIS itself is subscription-only, and no council viability study we could open quotes them. Use a rate from your quantity surveyor or contractor in the workbench below or in the BCIS build cost calculator.
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£1,826,937
Prof fees£219,232
s106/CIL/BNG£108,000
Contingency£161,563
Finance interest£164,996
Target profit£496,146
Total costs (excl land)£2,480,729
Senior debt @ LTGDV£1,180,969
PoC-26.8%
PoGDV-36.5%
LTC47.6%
Sensitivity (PoC %)
Build -5%Build +5%Build +10%Build +15%Build +20%
GDV -15%-35%-41%-43%-46%-48%
GDV -10%-31%-37%-40%-42%-45%
GDV -5%-27%-34%-36%-39%-42%
GDV 0%-23%-30%-33%-36%-38%
GDV +5%-19%-27%-30%-33%-35%
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.