BCIS Q2 2026 band
- Low: 2,000 £/sqm
- Mid: 2,350 £/sqm
- High: 2,800 £/sqm
- Regional index (UK = 100): 93
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
Inputs
MAX LAND BID£0At 20% profit on cost, 9 units, 950 sqft GIA each.
ABORT
GDV£2,180,250
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£1,417,163
PoC-13.9%
PoGDV-16.1%
LTC56.0%
Sensitivity (PoC %)
Build -5%Build +5%Build +10%Build +15%Build +20%
GDV -15%-23%-30%-33%-36%-39%
GDV -10%-19%-26%-29%-32%-35%
GDV -5%-14%-22%-25%-28%-31%
GDV 0%-10%-18%-21%-25%-28%
GDV +5%-5%-14%-17%-21%-24%
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.