Development opportunities

What is this site worth to build on?

A residual appraisal: start from what the finished homes would sell for, take off everything it costs to build and sell them, and what is left is the most you could pay for the land. Use recorded new-build sale prices from the market pages as your sales evidence. Goldmine does not yet hold planning data, so it does not list development sites — it helps you appraise one.

Assumptions — every one is yours to changeNumber of homes

homes

Sale price per home (incl. VAT)

€

Average home size

m²

Build cost per m²

€

Professional fees (of build)

Council development contributions per home

€

Water & utility connections per home

€

Sales & marketing (of net sales)

Development finance rate

Project length

months

Developer margin (of net sales)

Residual land value (estimate)

€322,284

€80,571 per home — the most a developer could pay for the site on these assumptions

Gross sales value€2,200,000

less VAT on new homes (13.5%)−€261,674

Net sales value€1,938,326

Build cost−€960,000

Professional fees−€115,200

Contributions & connections−€68,000

Sales & marketing−€38,767

Finance−€77,166

Developer margin−€329,515

Available for land and its costs€349,678

Land value allows for 7.5% non-residential stamp duty and ~1% legal costs. Contributions vary by council scheme; build costs by spec and region. Planning permission is never guaranteed — check the planning register and zoning before any offer. An estimate, not a valuation or advice.