Gross Development Value (GDV)
The total combined market value of all completed units based on RICS local comparable evidence.
Acorn Development Desk · Residual Land Value & Margin Assessment
Residual Land Value (RLV) & Development Debt Calculator
Calculate the maximum land purchase price you can bid while preserving target profit margins and senior debt limits. Model Gross Development Value (GDV), build costs, professional fees, and S-curve financing.
Appraise Your Land Deal BelowThe appraisal framework
The 4 pillars of site appraisal
Total Development Cost (TDC)
Construction costs, professional fees, planning fees, CIL/S106 and finance interest.
Target Developer Margin
The lender-required profit buffer—typically 20% on GDV or 25% on cost—needed to pass credit committees.
Residual Land Value (Max Bid)
The maximum land bid remaining after costs, finance and developer margin are subtracted from GDV.
Residual Land Value & Debt Calculator
A. Scheme Size & End Value
£2,500,000
£300,000£10,000,000
8,500 sqft
1,000 sqft30,000 sqft
B. Construction & Professional Costs
£185/sqft
£120/sqft£350/sqft
10% of build cost
8% of build cost15% of build cost
7.5% of build cost
5% of build cost10% of build cost
C. Margin & Financing Capture
18 months
6 months24 months
9.50%
7.50%12.00%
Finance costs use an indicative S-curve assumption of 50% average utilisation over the construction period.
Estimated Construction & Hard Costs
£1,572,500
Soft Costs, Fees & Contingencies
£275,188
Projected S-Curve Finance Costs
£131,648
Required Developer Profit Margin
£500,000
Residual Land Value / Maximum Land Bid
£20,665
Senior Debt Facility Limit
£1,700,000
Equity / Mezzanine Capital Required
£300,000
Capital structure against GDV
Senior
Equity
Profit
Senior debt: £1,700,000Equity/mezzanine: £300,000Profit target: £500,000
Lender-Ready Development Deal
Your scheme meets standard senior debt underwrite criteria (20%+ GDV margin). Maximum recommended land bid price: £20,665.
Download Your Bank-Ready Residual Land Appraisal (PDF)
Convert your calculations into an executive five-page Land Appraisal & Debt S-Curve Report for landowners, joint-venture partners and credit committees.
Send these figures straight to a specialist broker — no need to re-enter your numbers.
Apply with These FiguresImportant Valuation & Development Advice Notice
Acorn Finance is a specialist credit broker authorised and regulated by the FCA (#660207), not a chartered quantity surveyor, architect, or tax accountant. Residual Land Value calculations rely on user estimates and indicative cost models. Development debt sanctioning requires formal RICS Red Book appraisals, independent QS initial monitoring reports (IMS), and credit committee approval.
Knowledge & next steps