BCIS build cost per sqm
- Estate housing, lower quartile: 1,274 £/sqm
- Estate housing, median: 1,441 £/sqm
- Estate housing, upper quartile: 1,646 £/sqm
- Flats, median: 1,669 £/sqm (quartiles 1,466 to 2,021)
BCIS figures rebased to York, as reprinted in City of York CIL Viability Study Addendum (CSD5) (Porter Planning Economics for City of York Council, June 2025, Appendix A2). BCIS rebased to 1Q 2025 and York (location index 97). 15-year default 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 240 to 410 £/sqft (low to high). Mid 300 £/sqft. Sense-check against current Land Registry Price Paid postcode-area aggregates before committing a bid.
Leeds LS6 student-let HMO yield used as GDV proxy on conversion stock.
LS6 yield proxy
- LS6 (Hyde Park, Headingley) student HMOs trade on 7 to 9 percent gross yields.
- Capitalising NOI at the achievable yield gives a GDV anchor that survives Land Registry sense-checks.
Contingency for Victorian conversions
- Victorian terraces in West Yorks: 12 to 15 percent contingency on conversion, not 7.5.
- Structural surprises (lintels, party walls, damp) are the cost-line that most often blows the appraisal.
Open the workbench with these rates
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.