West Midlands GDV Calculator | BCIS Build Cost per sqm

BCIS build cost per sqm

Estate housing, lower quartile: 1,467 £/sqm
Estate housing, median: 1,728 £/sqm
Estate housing, upper quartile: 1,937 £/sqm
Flats, median: 1,997 £/sqm (quartiles 1,649 to 2,433)

BCIS figures rebased to Rugby, as reprinted in Local Plan Viability Study (BNP Paribas Real Estate for Rugby Borough Council, December 2025, Appendix 5). BCIS data last updated 29 Nov 2025, rebased to Rugby (location index 100). 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 270 to 460 £/sqft (low to high). Mid 340 £/sqft. Sense-check against current Land Registry Price Paid postcode-area aggregates before committing a bid.

Birmingham CIL bites on city schemes; HMO yield path strong in Coventry.

Birmingham CIL

Birmingham CIL is significant on city schemes. Always model it as a per-sqm line, not a percentage of GDV.
Coventry HMO yield path stays strong on student stock.

HMO yields in West Midlands

Coventry, Wolverhampton and Birmingham university suburbs trade student HMOs on 8 to 10 percent gross yields.
Capitalised GDV proxies hold where Land Registry comparables are thin.

Open the workbench with these rates

InputsUnits

GIA per unit

sqft

NIA ratio

GDV

£/sqft

Build cost

£/sqm

Prof fees

Contingency

s106 / CIL / BNG per unit

Finance rate

Duration

months

LTGDV cap

Target profit on cost

SDLT on land rate

MAX LAND BID£187,899At 20% profit on cost, 9 units, 950 sqft GIA each.

MARGINAL

GDV£2,470,950

Build cost£1,372,586

Prof fees£164,710

s106/CIL/BNG£108,000

Contingency£123,397

Finance interest£126,019

Target profit£378,943

Total costs (excl land)£1,894,713

Senior debt @ LTGDV£1,606,118

PoC18.6%

PoGDV15.7%

LTC77.1%

Sensitivity (PoC %)

Build -5%Build +5%Build +10%Build +15%Build +20%

GDV -15%16%6%1%-3%-7%

GDV -10%20%12%7%3%-1%

GDV -5%19%18%13%9%4%

GDV 0%18%19%19%14%10%

GDV +5%17%19%19%20%15%

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.