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Residual Development Appraisal

Estimate the supported land or site price from GDV, development costs, finance and your target developer return.

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How the residual appraisal works

GDV less development costs, sales costs, finance, target developer profit and site acquisition costs leaves the supported site price. Purchase tax and land finance change with the site price, so the calculator solves for a price that meets your target. A profit target on cost includes the whole project cost, including the site and finance.

This is an early-stage, undiscounted residual appraisal. The finance estimate uses the entered debt share, period and average development draw. It does not model monthly cash flow, staged sales, compounded interest or lending facility limits. A manual finance budget and a manual purchase-tax allowance are fixed across residual and sensitivity scenarios.

All default figures are illustrative, not market evidence. Cross-check the output with comparable land sales and a project-specific cost plan. A target not met even at a zero site price is shown as “Target unmet”, rather than a positive land value.

Method references: Government guidance on basic residual appraisals and RICS development property valuation guidance. This screening tool does not provide a formal valuation.

Purchase tax assumptions

Automatic SDLT estimates cover England and Northern Ireland using rates effective from 1 April 2025, checked on 12 October 2026. Residential surcharges, first-time buyer relief and the special corporate rate depend on the selections you make. This tool does not decide whether you qualify for a relief.

New-lease rent tax, linked transactions, trusts, shared ownership and unusual reliefs are not modelled. For Scotland (LBTT), Wales (LTT), or a transaction outside this scope, obtain the appropriate tax calculation from your adviser. All costs should include any applicable VAT.

Official sources: Residential SDLT · Commercial and mixed-use SDLT · Company purchases · Non-resident purchases.

Illustrative estimates only. Valuations, lender terms and your actual tax position require independent checks. Projected returns are estimates, not guarantees.

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