Preset defaults
- Units: 4
- GIA per unit: 800 sqft
- NIA ratio: 85%
- Build cost: 2,550 £/sqm
- Professional fees: 12%
- Contingency: 10%
- s106 / CIL / BNG per unit: £8,000
- Finance rate: 10%
- Duration: 16 months
- Target PoC: 22%
What this preset is for
Ground-floor retail or office capitalised on NOI/yield, residential units priced on £/sqft.
Blending GDV
- Commercial: capitalise NOI (gross rent less op-cost) at the prevailing yield (5.5 to 7.5 percent retail, 5.0 to 6.5 percent office).
- Residential: units x NIA x £/sqft as standard.
- Sum to total scheme GDV.
SDLT treatment
- Mixed-use sites taxed at non-residential SDLT rates (lower top rate, no 5 percent surcharge).
- HMRC challenge frequent: must be genuine mixed-use at completion.
Open in workbench
Inputs
MAX LAND BID£0At 22% profit on cost, 4 units, 800 sqft GIA each.
MARGINAL
GDV£1,156,000
Build cost£758,088
Prof fees£90,971
s106/CIL/BNG£32,000
Contingency£88,106
Finance interest£64,611
Target profit£227,431
Total costs (excl land)£1,033,776
Senior debt @ LTGDV£751,400
PoC11.8%
PoGDV10.6%
LTC72.7%
Sensitivity (PoC %)
Build -5%Build +5%Build +10%Build +15%Build +20%
GDV -15%-0%-9%-13%-17%-20%
GDV -10%6%-4%-8%-12%-16%
GDV -5%12%1%-3%-7%-11%
GDV 0%17%7%2%-2%-6%
GDV +5%22%12%7%3%-2%
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.