Residual land value
—
at target profit
Profit
—
GDV less total cost
Profit on cost (POC)
—
profit ÷ GDC
Return on equity
—
annualised —
Residual appraisal
GDV → build → finance → profit → residual land value. Profit on GDV —.
Capital stack
Two-tranche only — senior development debt at 67.5% LTC (land + construction + fees), balance as sponsor equity. No mezzanine.
Unit schedule
GDV and net saleable area are driven by this schedule. £/sqft here is the base — the GDV adjustment slider flexes it live.
| Unit type | No. | Size (sqft) | £ / sqft | GDV | |
|---|---|---|---|---|---|
| Total |
GDV evidence
Primary source: HM Land Registry price-paid data (verified, per-transaction). Sold comparables only — not asking prices. Rightmove publishes street-level pages, not per-transaction permalinks — use only as an indicative street/area link with a clear note. Flag any address that cannot be linked directly rather than forcing a link. Never fabricate: where a figure is unevidenced, leave it as a placeholder and flag it.
| Address | Beds | Sqft | Sold £ | £/sqft | Date | Source |
|---|
Land Registry records the sold price but not floor area — enter sqft per comparable (from EPC, marketing particulars or measurement) to derive £/sqft.
Sensitivity 1 — GDV × build cost (POC)
Profit on cost at the currently displayed land value, flexing GDV/sqft (rows) against build cost £/m² (columns), ±10%. ≥20% 15–20% <15%
Sensitivity 2 — land price × GDV (POC)
Profit on cost flexing land price (rows, ±10% of the displayed land value) against GDV/sqft (columns, ±10%). Isolates how much viability headroom the land price is carrying. ≥20% 15–20% <15%
Planning & risk register
Charging authority, affordable housing policy, S106 heads of terms and any policy conflicts. Red-flag anything that threatens the residual. Always study the approved plans and the decision notice conditions.
Charging authority:
Affordable:
Build £/m²: £2,750 residential-led
Target: 20% GDC / 17.5% GDV