DEVELOPMENT APPRAISAL
This spreadsheet should be used for guidance purposes only and not relied upon for any specific property or other decisions.  You should always obtain professional advice from a suitably qualified professional before making any property or investment decision.  By using this worksheet or information derived from it, you accept total responsibility and agree not to hold anyone else liable for any losses or other action resulting from its use.
     
    ADDRESS                                  
             
Site Area
ha
acre
VALUATION
Commercial
    USE       FLOOR AREA   RATE       MRV   YIELD        
sq m psm psf
%
Rent free period
mths
Net Capitalisation
sq m psm psf
%
Rent free period
mths
Net Capitalisation
sq m psm psf
%
Rent free period
mths
Net Capitalisation
TOTALS
sq m
Less Purchaser's costs @
%
TOTAL GDV COMMERCIAL
Residential
MARKET
Type
sq m
No. of Units
Total sq m
Price per unit
Price per sq m 
CAPITAL VALUE
Studio
1 bed flat
2 bed flat
3 bed flat
1 bed house
2 bed house
3 bed house
4 bed house
5 bed house
 
TOTALS
 
SOCIAL
Rented
Type
sq m
No. of Units
Total sq m
Market Value
Value per sq m 
Gross Market Value
1 bed flat
2 bed flat
3 bed flat
1 bed house
2 bed house
3 bed house
4 bed house
5 bed house
TOTALS
RECEIPT
Discount
%
Shared Ownership
Type
sq m
No. of Units
Total sq m
Market Value
Value per sq m 
Gross Market Value
1 bed flat
2 bed flat
3 bed flat
1 bed house
2 bed house
3 bed house
4 bed house
5 bed house
 
TOTALS
 
RECEIPT
Discount
%
No. of Units
Total sq m
Price per sq m 
TOTAL SOCIAL GDV
TOTAL GDV RESIDENTIAL
TOTAL GDV
RESIDENTIAL STATISTICS
Total units
Market
Social
Units per hectare
Units per acre
Overall Discount to MV of Social GDV
COSTS
PRE-CONSTRUCTION COSTS
s.106 Payment
s.278 Payment
Planning / Building Regs
Archaeology
Compensation
Off-site third party payments
OVERWRITE DESCRIPTION OF COST IN THIS CELL
Other costs (specify)
TOTAL PRE-CONSTRUCTION COSTS
CONSTRUCTION COSTS
Demolition & Site Works
Build costs
Type
GROSS AREA CONSTRUCTION COST
sq m psm
sq m psm
sq m psm
sq m psm
sq m psm
sq m psm
sq m psm
sq m psm
Total build costs
sq m
External works
Off-site services
Highways/access infrastructure
Site Remediation
OVERWRITE DESCRIPTION OF COST IN THIS CELL
Other costs (specify)
Plus contingency @ 
%
NET CONSTRUCTION COSTS
Professional Fees:          
    Architect
%
    Quantity Surveyor
%
    Project Management
%
    Structural Engineer
%
    M&E Engineer
%
    CDM 
%
TOTAL
FINANCE  (interest on payments compounded quarterly)
A User:
From build start to PC
Pre-construction and Construction Costs
A User:
Period from build start to PC
mths @  %
A User:
Period from PC to disposal (average)
Post PC Void
A User:
Period from PC to Disposal (average)
mths @  %
LETTING/PROMOTION
Commercial agents letting fees
@ %
Commercial legal fees on letting @ %
Commercial agents sale fees
@ %
Commercial legal fees on sale
@ %
Residential agents sale fees:
@ %
Residential legal fees on sale:
@ %
Legal Fees on Transfer of Social Housing: @ %
Promotion:
TOTAL LETTING/PROMOTION COSTS
VAT - recoverable ?
Drop down options
Rate
%
TOTAL DEVELOPMENT COSTS
PROFIT ON DEVELOPMENT COSTS @ % of costs
TOTAL DEVELOPMENT COSTS & PROFIT
RESIDUE
LAND ACQUISITION COSTS
Stamp duty
@ %
Agents fees
@ %
Legal fees
@ %
A User:
Period from completion of site acquisition to disposal (average)
Finance (inc void)
@
A User:
Period from completion of site acquisition to disposal (average)
mths @  %
PROFIT ON LAND COSTS
@ %
LAND VALUE
SUMMARY
GROSS DEVELOPMENT VALUE
NET DEVELOPMENT VALUE
FINANCE COSTS
TOTAL COSTS
NET CONSTRUCTION COSTS psm
NET CONSTRUCTION COSTS + FEES psm
NET CONSTRUCTION COSTS + FEES + PRE AND CONSTRUCTION COSTS FINANCE psm
GROSS PROFIT
PROFIT ON COST
PROFIT ON GROSS DEVELOPMENT VALUE
SITE VALUE PER HECTARE
SITE VALUE PER ACRE
SITE VALUE AS % OF GDV