Riverside Park
Lower Caversham, Reading RG4 · Under review · Appraisal dated 25 September 2026
PROPOSED SCHEME
84 homes · 76 private / 8 affordable
TENURE & MIX
18 apartments · 58 houses · 8 affordable
AREA & DENSITY
7,600 m² GIA · 40.0 dph
SITE CONTEXT
2.1 acres · riverside brownfield
DETERMINISTIC DEVELOPMENT APPRAISAL
Every output updates from the editable inputs below.
GDV
£40m
Revenue at current inputs
Total cost
£24m
Excluding land acquisition
Profit
£16m
65.1% on cost
Profit on cost
65.1%
Return on development cost
Profit on GDV
39.4%
Margin on revenue
Residual land value
£8m
After 20% target profit
Maximum land value
£7m
Net of 6.8% acquisition costs
Development appraisal schedule
UK residential scheme · values exclude VAT · £ nominal
| LINE ITEM | DRIVER / RATE | £ | PROVENANCE |
|---|---|---|---|
| REVENUE | |||
| Private sales | 76 homes · blended private value | £38,150,000 | USER-EDITED |
| Affordable housing | 8 homes · contracted tenure value | £1,424,000 | USER-EDITED |
| Gross development value | Total sales revenue | £39,574,000 | USER-EDITED |
| DEVELOPMENT COSTS | |||
| Build costs | 7,600 m² GIA equivalent × £1,825/m² | £13,870,000 | HISTORICAL DATA |
| External works | 84 homes × £18,400/home | £1,545,600 | HISTORICAL DATA |
| Preliminaries | 9.1% of build cost | £1,262,170 | AI-EXTRACTED |
| Professional fees | 6.5% of build, externals & prelims | £1,084,055 | HISTORICAL DATA |
| Planning costs | Planning, technical and statutory work | £192,500 | USER-EDITED |
| CIL | Community Infrastructure Levy allowance | £472,500 | USER-EDITED |
| S106 | Planning obligation allowance | £805,000 | USER-EDITED |
| Infrastructure | Utilities and off-site works allowance | £280,000 | USER-EDITED |
| Abnormal costs | Retaining, remediation and site constraints | £320,100 | ESTIMATED |
| Other costs | Surveys, legal and project contingency | £164,900 | ESTIMATED |
| Sales & marketing | 2.25% of GDV | £890,415 | HISTORICAL DATA |
| Contingency | 3.0% of build, externals & prelims | £500,333 | USER-EDITED |
| Finance | 7.25% p.a. · 20 months | £2,584,332 | USER-EDITED |
| Total development cost | Before land acquisition | £23,971,905 | |
| RETURN & LAND | |||
| Profit | GDV less total development cost | £15,602,095 | |
| Residual land value | After 20% target profit on GDV | £7,687,295 | |
| Maximum land value | Residual less acquisition costs | £7,164,559 | |
Development Intelligence
AI-GENERATEDThe deterministic base case produces £40m of GDV and £8m of residual land value. Build cost evidence is high-confidence across 18 comparable schemes. External works remain the principal uncertainty: the fictional evidence set shows higher variance on riverside retaining and utilities packages.
Build +5%Reduces profit by £694k
Sales −3%Reduces GDV by £1m
SensitivityTest external works before land bid
AI-generated advisory commentary only. It interprets deterministic appraisal outputs and fictional demo evidence; it does not calculate the financial model or provide planning, valuation or professional advice.
Scenario comparison
Illustrative 90-home option
Option B adds six 3-bed homes and a 3.5% external-works uplift. Outputs use the same deterministic engine.
This public page uses fictional demonstration data only. It is not planning, valuation, legal, tax, cost-management or other professional advice. No private company data is displayed.