Where the money goes
What drives the land value
How far the land value moves when each input changes by one sensitivity step, longest bars first. Red is the downside, green the upside.
Key assumptions
Scheme
Revenue
Homes for sale
Enter the essentials in each row: sales on the left, build on the right. Click the arrow on a row to open its detail: phase, sales timing, fixed price and growth.
Commercial and let space
Capital value is rent divided by yield, deferred at the yield for any rent free period. Open a row for rent free, purchaser's costs, phase and sale timing.
Land and costs
Each cost has a rate and what it is linked to. Change the link and the rate converts so the £ figure holds. Open a row to set when it is spent, how it is spread and VAT.
Values in bold with a blue edge differ from the standard template.
Land price payments
Cost inflation and VAT
Cost lines
Finance
Loans draw in the order listed, after any developer equity, up to their limit as a share of total costs. Sales receipts repay loans in the same order. Interest rolls up monthly.
Phasing and programme
Drag a build bar to move a phase, or type the months. Unit types and let space join a phase on the Revenue tables. Phases with nothing assigned are ignored, apart from Phase 1.
Appraisal
Cashflow
Monthly outflows below the line, receipts above, and the net debt balance as the line.
Sensitivity
Choose what the rows and columns test and the size of each step. Each cell reruns the whole cashflow, finance and residual.
Checks
Land tax bands: Scotland LBTT 2026/27 from the Scottish Government, including ADS at 8%; England SDLT including the higher rates surcharge; Wales LTT main and higher rates. Check current rates with Revenue Scotland, HMRC or the Welsh Revenue Authority before relying on them. This tool supports valuation work and is not itself a valuation report.