Development Appraisal Flashcards
What’s the difference between a development appraisal and residual appraisals?
A development appraisal seeks to understand profit, and often involves inputs from the client.
A Residual valuation uses market assumptions/inputs and seeks to understand the land value of a development site.
What costs would you allow for within an appraisal?
Build costs
Demolition
Contingency
Professional fees
Finance
Market & sale fees
Developer profit
CIL/MCIL/S106 (sometimes called planning costs)
What would be included in your estimate for site preparation costs and how would you estimate them?
Demolition.
Remediation works.
Landfill tax.
Site clearance.
Levelling.
Fencing.
I would obtain a contractors estimate for these works.
What is a Section 106?
A planning obligation agreed with the local planning authority. Could be in the form of affordable housing, new school, payment of money etc
What is a Section 278 payment?
A payment made for highway works.
What is CIL?
Community infrastructure levy. Based on a formula that relates to size of a development/net gain of space
What can a developer not be charged?
Any double counting on S.106 and CIL.
What is the difference between an easement and a restrictive covenant?
An easement allows access to the use of land for a specific purpose. Covenants place certain restrictions or impose obligations on it.
What are the different ways for estimating building costs?
Client information.
RICS Building Cost Information Service (BCIS).
Building surveyor/quantity surveyor estimate.
How are BCIS costs usually expressed?
£/m2 GIA
Where does the BCIS obtain its information from?
Monthly updates from quantity and building surveyors. Recent contract prices/tenders agreed.
What are the disadvantages of BCIS?
Small sample size and based on smaller developments. Run by the RICS. GIA basis only.
What would be included in your estimate of professional fees?
Architects.
M&E consultants.
Project managers.
Structural engineers.
Quantity surveyors.
What is the typical amount of professional fees?
10-15% of total construction costs + VAT. This can be higher or lower depending on the complexity of a project.
How much would you architect fees be?
4% of construction costs.
What would you typically estimate for contingency costs?
5-10% of total construction costs (depending on level of risk and likely movements in building costs).
What would be included in your estimate for marketing costs?
EPC
Sales fee (1-2% of GDV)
Letting fee (10-15% of annual rent)
How much does an EPC cost?
£35 to £120
How could you estimate the interest rate?
SONIA + premium or Bank if England + premium or rate at which the client can actually borrow the money.
What are the three reasons a developer needs to borrow money?
Site purchase
Total construction costs.
Holding over costs for voids etc for the disposal of the scheme.
How would you calculate the finance required to purchase a site?
Calculate on a straight-line basis over the length of the development period – rolled up method (compound interest - paid at the end).
Explain the concept of the s-curve and why it is applicable?
Reflects when finance tends to be drawn down - lower levels of expenditure at the beginning, most in the middle, and lower at the end.
Interest only paid on the drawn down money
What are the two main methods of development finance?
Debt finance
Equity finance
What is an overage?
The arrangement made for the sharing any uplift received and above the profits originally excepted, as agreed in a pre-agreed formula.
(to the original site owner)
