BCIS Q2 2026 band
- Low: 2,200 £/sqm
- Mid: 2,550 £/sqm
- High: 3,050 £/sqm
- Regional index (UK = 100): 102
GDV working band
Resale GDV 360 to 600 £/sqft (low to high). Mid 440 £/sqft. Sense-check against current Land Registry Price Paid postcode-area aggregates before committing a bid.
Bristol pulls the average up; Cornwall second-home premium adds tail risk.
Cornwall second-home premium policy
- Cornwall Council's second-home council tax premium (200 percent from 1 Apr 2025) hits resale velocity in PL postcodes.
- Apply a velocity haircut (extra 3 to 6 months on the sales period) when modelling Cornwall self-builds.
- Bristol BS postcodes are unaffected and continue to anchor SW GDV upside.
Small-sites threshold
- Most SW local plans set the small-sites threshold at 10 dwellings net additions.
- BNG exemption below the threshold expires; check the latest local plan.
Open the workbench with these rates
Inputs
MAX LAND BID£0At 20% profit on cost, 9 units, 950 sqft GIA each.
MARGINAL
GDV£3,197,700
Build cost£2,025,518
Prof fees£243,062
s106/CIL/BNG£108,000
Contingency£178,243
Finance interest£182,031
Target profit£547,371
Total costs (excl land)£2,736,854
Senior debt @ LTGDV£2,078,505
PoC16.8%
PoGDV14.4%
LTC75.9%
Sensitivity (PoC %)
Build -5%Build +5%Build +10%Build +15%Build +20%
GDV -15%4%-5%-9%-13%-17%
GDV -10%10%0%-4%-8%-12%
GDV -5%17%6%1%-3%-7%
GDV 0%20%12%7%2%-2%
GDV +5%19%17%12%7%3%
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.