DEVELOPMENT APPRAISAL Commercial Development Use class: HOTEL
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1 Commercial Development Use class: HOTEL Hotel development: RLV less EUV Capital value Area 22,000 Capital value per room 100 rooms 96, ,600,000 - Total capital value 22,000 9,600,000 GROSS 9,600, Demolition costs 5 psf 10,340 sqt 51,700 Building costs 186 psf 4,092,000 Area 23,158 External works 409,200 Fit out costs 7,500 per room 750,000 Professional fees 9.00% 409,761 Community Infrastructure Levy ,278 Letting Agent's fee (% of rent ) 0.00% ,549 Agent's fees (on capital value) 1.00% 96, ,550 Legal fees (% of capital value) 0.75% 72, , ,551 Interest on Finance 5 237,552 Total development duration 20 months 6 219,552 Loan arrangement fee 1.00% 62, ,553 Interest on Construction Costs 14 months 6.50% 238, , ,554 Profit ,554 Developer's profit on Total Revenue 20.00% 1,920, , , ,441 TOTAL 8,674, , ,438 LAND VALUE ,436 Land surplus 925,908 Stamp duty 4.00% (37,036) Agent's fees 1.25% (11,574) Legal fees 0.50% (4,630) Interest on land finance 20 months 6.50% (94,539) RESIDUAL LAND VALUE 778, Assumes existing space is 47% of new 10, psf Rental income per annum 124,080 Total revenue, capitalised (including all costs) 8.00% 1,231,234 Refurbishment costs 35 psf 361,900 Fees 7% 25,333 Purchaser's costs 5.75% 48, ,471 Landowner premium 20% 954,565 Surplus after EUV (176,436)
2 Commercial Development Use class: RETAIL (BATH) Rent - area 1 10, ,000 Rent - area 2 10, ,000 Rent - area 3 10, ,000 Total rental income 30, ,000 Rent free/voids (years) Total revenue, capitalised (including all costs) 7.00% 11,229,927 GROSS 11,229, NB Higher build costs than retail park due to requirement for higher spec building Demolition costs 5 psf 14,100 sqt 70,500 Building costs 143 psf 4,292,085 Area 35,294 External works 429,208 Professional fees 10.00% 479,179 Section 106 costs ,093 Letting Agent's fee (% of rent ) 10.00% 90, ,718 Agent's fees (on capital value) 1.00% 112, ,660 Legal fees (% of capital value) 0.75% 84, , ,602 Interest on Finance 5 544,073 Total development duration 18 months 6 514,543 Loan arrangement fee 1.00% 61, ,014 Interest on Construction Costs 18 months 6.50% 301, , ,956 Profit ,427 Developer's profit on Total Revenue 20.00% 2,245, , ,252 13,665 TOTAL 9,085, , ,510 LAND VALUE ,097 Land surplus 2,144,744 Stamp duty 4.00% (85,790) Agent's fees 1.25% (26,809) Legal fees 0.50% (10,724) Interest on land finance 18 months 6.50% (197,089) RESIDUAL LAND VALUE 1,824,333 Retail development: RLV less EUV Assumes existing space is 47% of new 14, psf Rental income per annum 197,400 Total revenue, capitalised (including all costs) 8.00% 1,958,781 Refurbishment costs 15 psf 211,500 Fees 7% 14,805 Purchaser's costs 5.75% 99,617 1,632,859 Landowner premium 20% 1,959,430 Surplus available to fund CIL (135,097)
3 Commercial Development Use class: RETAIL (HS) Rent - area 1 10, ,000 Rent - area 2 10, ,000 Rent - area 3 10, ,000 Total rental income 30, ,000 Rent free/voids (years) Total revenue, capitalised (including all costs) 7.00% 7,486,618 GROSS 7,486, NB Higher build costs than retail park due to requirement for higher spec building Demolition costs 5 psf 14,100 sqt 70,500 Building costs 110 psf 3,299,889 Area 35,294 External works 329,989 Professional fees 10.00% 370,038 Section 106 costs ,093 Letting Agent's fee (% of rent ) 10.00% 60, ,144 Agent's fees (on capital value) 1.00% 74, ,203 Legal fees (% of capital value) 0.75% 56, , ,261 Interest on Finance 5-7,790 Total development duration 18 months 6-237,319 Loan arrangement fee 1.00% 49, ,848 Interest on Construction Costs 18 months 6.50% 243, , ,907 Profit ,436 Developer's profit on Total Revenue 20.00% 1,497, , , ,198 TOTAL 6,969, , ,373 LAND VALUE ,960 Land surplus 516,695 Stamp duty 4.00% (20,668) Agent's fees 1.25% (6,459) Legal fees 0.50% (2,583) Interest on land finance 18 months 6.50% (47,481) RESIDUAL LAND VALUE 439,504 Retail development: RLV less EUV Assumes existing space is 47% of new 14, psf Rental income per annum 141,000 Total revenue, capitalised (including all costs) 8.00% 1,399,129 Refurbishment costs 15 psf 211,500 Fees 7% 14,805 Purchaser's costs 5.75% 67,437 1,105,387 Landowner premium 20% 1,326,464 Surplus available to fund CIL (886,960)
4 Commercial Development Use class: RETAIL PARK Rent - area 1 10, ,000 Rent - area 2 10, ,000 Rent - area 3 10, ,000 Total rental income 30, ,000 Rent free/voids (years) Total revenue, capitalised (including all costs) 7.00% 7,486,618 GROSS 7,486,618 Retail park development: RLV less EUV Demolition costs 5 psf 15,000 sqt 75,000 Building costs 82 psf 2,459,588 Area 35,294 External works 245,959 Professional fees 10.00% 278,055 Section 106 costs ,093 Letting Agent's fee (% of rent ) 10.00% 60, ,401,746 Agent's fees (on capital value) 1.00% 74, ,342,688 Legal fees (% of capital value) 0.75% 56, ,313, ,283,629 Interest on Finance 5 1,254,100 Total development duration 18 months 6 1,224,571 Loan arrangement fee 1.00% 39, ,195,042 Interest on Construction Costs 18 months 6.50% 193, ,165, ,135,984 Profit 10 1,106,455 Developer's profit on Total Revenue 20.00% 1,497, ,017, , ,692 TOTAL 5,898, , ,518 LAND VALUE ,930 Land surplus 1,587,954 Stamp duty 4.00% (63,518) Agent's fees 1.25% (19,849) Legal fees 0.50% (7,940) Interest on land finance 18 months 6.50% (145,923) RESIDUAL LAND VALUE 1,350,723 Assumes existing space is 50% of new 15, psf Rental income per annum 150,000 Total revenue, capitalised (including all costs) 8.00% 1,488,435 Refurbishment costs psf 750,000 Fees 7% 52,500 Purchaser's costs 5.75% 39, ,494 Landowner premium 20% 775,793 Surplus available to fund CIL 574,930
5 Commercial Development Use class: OFFICES Offices: RLV less EUV Rent - area 1 75, ,218,126 Rent - area Rent - area Total rental income 75,348 1,218,126 Rent free/voids (years) Total revenue, capitalised (including all costs) 7.50% 14,054,455 GROSS 14,054,455 Purchaser's costs 5.75% 808,131 13,246,324 Demolition costs 5 psf 37,674 sqt 188,370 Building costs 170 psf 15,095,294 Area 88,645 85% grs to net External works 1.46% 219,879 Professional fees 10.00% 1,550,354 Contingency 5.00% 852,695 Section 106 costs % 1-367,515 Letting Agent's fee (% of rent ) 10.00% 121, ,610 Agent's fees (on capital value) 1.00% 140, ,157 Legal fees (% of capital value) 0.75% 105, , ,251 Interest on Finance 6-6,798 Total development duration 18 months 7-413,345 Loan arrangement fee 1.00% 179, ,892 Interest on Construction Costs 18 months 6.50% 872, , ,986 Profit ,628 Developer's profit on cost 20.00% 3,865, , , ,551 TOTAL 23,191, , ,834 LAND VALUE Land surplus (9,945,320) Stamp duty 4.00% 397,813 Agent's fees 1.25% 124,316 Legal fees 0.50% 49,727 Interest on land finance 24 months 6.50% 1,218,550 RESIDUAL LAND VALUE (8,154,913) Existing space as percentage of new 50% 37,674 7 psf Rental income per annum 263,718 (8,154,913) (0) Rent free/voids (years) Total revenue, capitalised (including all costs) 8.00% 2,616,848 Refurbishment costs 25 psf 941,850 Fees 7% 65,930 Purchaser's costs 5.75% 92,521 1,516,547 EUV including Landowner premium 20% 1,819,857 Surplus available to fund CIL (9,974,770)
6 Commercial Development Use class: INDUSTRIAL Industrial development: RLV less EUV Rent - area 1 10, ,000 Rent - area 2 10, ,000 Rent - area 3 10, ,000 Total rental income 30, ,000 Rent free/voids (years) Total revenue, capitalised (including all costs) 9.00% 1,823,640 GROSS 1,823,640 Demolition costs 5 psf 15,000 sqt 75,000 Building costs 55 psf 1,636,009 Area 31,579 External works 163,601 Professional fees 7.00% 131,223 Community Infrastructure Levy ,452 Letting Agent's fee (% of rent ) 10.00% 19, ,765 Agent's fees (on capital value) 1.00% 18, ,829 Legal fees (% of capital value) 0.75% 13, , ,893 Interest on Finance 5-659,425 Total development duration 12 months 6-685,957 Loan arrangement fee 1.00% 28, ,489 Interest on Construction Costs 6 months 6.50% 45, , ,553 Profit ,085 Developer's profit on Total Revenue 20.00% 364, , , ,030,873 TOTAL 3,317, ,110, ,190,065 LAND VALUE 16-1,269,661 Land surplus (1,494,002) Stamp duty 4.00% 59,760 Agent's fees 1.25% 18,675 Legal fees 0.50% 7,470 Interest on land finance 12 months 6.50% 91,526 RESIDUAL LAND VALUE (1,316,571) Assumes existing space is 60% of new 18,000 3 psf Rental income per annum 54,000 Rent free/voids (years) Total revenue, capitalised (including all costs) 10.00% 54,824 Refurbishment costs 5 psf 90,000 Fees 7% 6,300 Purchaser's costs 5.75% (2,385) (39,091) Landowner premium 20% (46,910) Surplus available to fund CIL (1,269,661)
7 Commercial Development Use class: STUDENT HSG Student housing development: RLV less EUV Rental Income Annual rent per unit - term time (95% occupancy) 42 weeks 39,900 1,675,800 45,000 Annual rent per unit - summer (50% occupancy) 8 weeks 25, ,000 Operating costs 300 units 1,900 (570,000) Net annual rents 1,309,800 Total revenue, capitalised (including all costs) 7.00% 18,711,429 GROSS 18,711,429 Demolition costs 5 psf 21,150 sqt 105,750 Building costs 0 psf 9,000,000 Area 52,941 External works 900,000 Professional fees 10.00% 1,000,575 (266,512) Community Infrastructure Levy 16 1,377,139 Letting Agent's fee (% of rent ) 0.00% ,400 Agent's fees (on capital value) 1.00% 187, ,692 Legal fees (% of capital value) 0.75% 140, , ,984 Interest on Finance 5 730,630 Total development duration 24 months 6 687,276 Loan arrangement fee 1.00% 123, ,922 Interest on Construction Costs 24 months 6.50% 804, , ,214 Profit ,860 Developer's profit on Total Revenue 20.00% 3,742, , , ,674 TOTAL 17,381, , ,450 LAND VALUE ,512 Land surplus 1,329,469 Stamp duty 4.00% (53,179) Agent's fees 1.25% (16,618) Legal fees 0.50% (6,647) Interest on land finance 24 months 6.50% (162,893) RESIDUAL LAND VALUE 1,090, Assumes existing space is 50% of new 22,500 8 psf Rental income per annum 180,000 Rent free/voids (years) Total revenue, capitalised (including all costs) 7.00% 2,403,257 Refurbishment costs psf 1,125,000 Fees 7% 78,750 Purchaser's costs 5.75% 68,972 1,130,535 Landowner premium 20% 1,356,643 Surplus available to fund CIL (266,512)
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