BCIS Q2 2026 band
- Low: 2,000 £/sqm
- Mid: 2,350 £/sqm
- High: 2,800 £/sqm
- Regional index (UK = 100): 94
GDV working band
Resale GDV 230 to 410 £/sqft (low to high). Mid 290 £/sqft. Sense-check against current Land Registry Price Paid postcode-area aggregates before committing a bid.
LTT not SDLT changes the land bid; Cardiff and Swansea pull the average.
LTT on land
- Land Transaction Tax (Welsh Revenue Authority) replaces SDLT in Wales.
- Non-residential thresholds and rates differ; check the LTT calculator before final bid.
Planning Policy Wales 12
- PPW12 viability test mirrors NPPF in principle but is administered by the Welsh Government.
- Cardiff anchors the upper GDV band; Swansea and Newport pull the floor.
Open the workbench with these rates
Inputs
MAX LAND BID£0At 20% profit on cost, 9 units, 950 sqft GIA each.
ABORT
GDV£2,107,575
Build cost£1,866,654
Prof fees£223,998
s106/CIL/BNG£108,000
Contingency£164,899
Finance interest£168,403
Target profit£506,391
Total costs (excl land)£2,531,954
Senior debt @ LTGDV£1,369,924
PoC-16.8%
PoGDV-20.1%
LTC54.1%
Sensitivity (PoC %)
Build -5%Build +5%Build +10%Build +15%Build +20%
GDV -15%-26%-32%-35%-38%-41%
GDV -10%-21%-28%-32%-34%-37%
GDV -5%-17%-25%-28%-31%-34%
GDV 0%-13%-21%-24%-27%-30%
GDV +5%-8%-17%-20%-24%-27%
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.