Toolkit
Cost stack & development finance
The committed cost picture, line by line, with the finance modelled on a drawdown profile rather than the full facility from day one.
Acquisition
£
£
SDLT / LTT / LBTT
% of land
Construction
£
£
%
£
CIL, s106, building control
%
Facility
%
% pa
% of debt
% of debt
months
Cost stack
Land price£380,000
Acquisition taxSDLT / LTT / LBTT£18,500
Acquisition fees2% of land price£7,600
Build cost£714,000
Abnormals & externals£60,000
Professional fees10% of build + abnormals£77,400
Statutory (CIL, s106, BC)£45,000
Contingency7.5% of build + abnormals£58,050
Finance interesteven drawdown profile£69,312
Arrangement fee£17,687
Exit fee£8,844
Total before finance£1,360,550
Finance total£95,842
Total development cost£1,456,392
Funding
Debt at LTC£884,358
Equity required£476,193
Peak debt (incl. rolled interest)£953,669
Hard cost£774,000
Soft costFees, statutory and contingency£180,450
Interest is approximated using a weighted average drawn balance over the term (front-loaded, even or back-loaded), which is a sensible planning figure but not a cashflow. Lenders will run their own model on a month-by-month drawdown schedule, and their fee structures vary. This is not lending advice or a facility offer.