NCS
Viability Model Appraisal Assumptions
Commercial Assumptions
Development Sample Unit Size & Land Plot Ratio
Construction Costs
Unit Size Sqm Plot Ratio %
Gross:Net
Cost Sqm
885
A1
1
Food Retail
300
300%
885
A1
1
Food Retail
1000
300%
885
A1
1
Food Retail
2000
300%
885
A1
1
Food Retail
3500
300%
885
A1
1
Food Retail
5000
300%
980
A 1 – A5
1
General Retail
100
150%
980
A 1 – A5
1
General Retail
300
150%
980
A 1 – A5
1
General Retail
500
150%
Convenience Store
Small Supermarket
Medium Supermarket
Large Supermarket
Superstore
Small Shop Unit
Roadside Unit
Large Roadside Unit
Sales Values Sqm
Charging Zones
Area Wide
Industrial
Food Retail (< 3000sqm)
Food Retail (> 3000sqm)
General Retail
Agricultural
1,100
2,500
3,500
2,000
300
Commercial Development Cost Assumptions
Abnormal Costs
Professional Fees @
Legal Fees
Statutory Fees
Sales/Marketing Costs
Contingencies
Planning Obligations
Interest @
5.0%
Arrangement Fee
1.0% Cost
Development Profit
Charging Zones
Area Wide
£ per sqm of Build Cost
8.0%
0.5%
0.6%
1.0%
5.0%
20
Build Cost
GDV
Build Cost
Market Units Value
Build Cost
£ per Sqm
12 Month Construction
17.5% of GDV
3 Mth Sales Void
Commercial Land Values
Area Wide
Industrial Land Values per Ha
Comparable Land Value per Ha
Residual Land Value per Ha
1100000
1100000
Food Retail Land Values per Ha >3000sqm
Comparable Land Value per Ha
Residual Land Value per Ha
3248928
Food Retail Land Values per Ha >3000sqm
Comparable Land Value per Ha
Residual Land Value per Ha
5949476
General Retail Land Values per Ha
Comparable Land Value per Ha
Residual Land Value per Ha
3058186
Agricultural Land Values per Ha
Comparable Land Value per Ha
20000
NB Where Residual Values are less than market
comparable values, the residual is taken to be a minmum
of market comprable value