Development finance calculator

Put in your figures and see leverage and indicative cost as you type. No email address needed.

The results are a starting point, not an offer. Real terms depend on the scheme, the valuation and the lender.

Your numbers

Results update as you type. Nothing is sent anywhere until you choose to enquire.

Gross development value£Total project cost£Facility required£Term (months)monthsExit fee (% of facility)%Your interest rate (% per year)%Leave blank to see our indicative range.

Indicative 8.0% to 11.5% per annum on drawn funds, plus a 1.5% to 2.0% arrangement fee.

Indicative output

Loan to GDV52.3%Guide cap 65.0%

Loan to cost81.0%Guide cap 85.0%

Binding constraint: Loan to cost
Guide maximum facility: £3,570,000
Average drawn balance: £2,380,000
Interest on a staged drawdown: £285,600 to £410,550
Arrangement fee: £51,000 to £68,000
Exit fee: £34,000
Cash for costs not covered by the loan: £800,000
Cash required including interest and fees: £1,136,600 to £1,278,550
Profit before finance costs: £2,300,000
Profit after finance costs: £1,787,450 to £1,929,400

Interest is modelled on a progressive drawdown, with roughly 40% of the facility drawn at completion for land and the balance drawn evenly across the build programme. A flat calculation on the full balance would overstate the cost materially.

Cash required assumes you pay interest and the arrangement fee yourself. The exit fee is paid from sale proceeds. If interest and fees are rolled into the facility instead, loan to cost rises to 89.0% to 92.3%.

Want a real view on £3,400,000 of development finance?

Send these figures through and we will come back with the lenders realistically in the market for it, and what they will actually price at.

Send these figures to us

Indicative guide figures only. This is not a formal offer of credit, a quotation or financial advice. Rates, fees and leverage vary by lender, asset, sponsor experience and exit, and final terms are subject to underwriting, valuation and lender approval. TMP Land Consultants Ltd is not authorised or regulated by the Financial Conduct Authority and only arranges non-regulated commercial facilities.

Who it's for

Developers and investors who want a quick read on a deal before raising finance.

Testing whether a land purchase still works at the asking price
Checking how much cash a scheme will need
Comparing development, bridging and term options
Preparing for a first conversation with us or a lender

How it works

The terms explained

Lenders use a handful of ratios and fees. Here is what each one means in plain terms.

LTV: loan to value

The loan as a share of what the property is worth today. Used on bridging and term loans. A £700,000 loan on a £1,000,000 property is 70% LTV.

LTGDV: loan to gross development value

The loan as a share of the finished scheme's value, set by the lender's valuer. The main sizing test on development loans.

LTC: loan to cost

The loan as a share of total costs: land, build, fees and contingency. Shows how much of your own money is at risk.

Arrangement fee

Charged by the lender for setting up the loan, usually a percentage of the facility. Often added to the loan.

Exit fee

Charged when the loan is repaid, by some lenders not all. Can be a percentage of the loan or of GDV. Always check which, because the difference can be large.

Regulatory note: TMP Land Consultants Ltd is not authorised or regulated by the Financial Conduct Authority and only offers non-regulated services. We work with commercial and investment borrowers only and do not arrange regulated mortgages, regulated consumer buy to let agreements or any other regulated activity. We advise and introduce commercial debt enquiries to HyLend Limited, a credit broker and full member of the NACFB. HyLend is our preferred partner for commercial debt brokerage, but we are not limited to them. HyLend arranges non-regulated commercial finance only, and we may receive a share of HyLend's fee. Nothing on this page is an offer of credit or financial advice, and all figures are indicative and subject to underwriting, valuation and lender approval. Read our regulatory information.

What we need from you

Have these to hand

Purchase price or current value
Build costs including fees and contingency
Expected end value (GDV) with evidence
Loan term you need
How much you would like to borrow

Don't have it all? Send what you have. We will tell you what matters most.

Happy with the numbers?

Send them across and we will tell you how lenders are likely to see the deal.

Send us the details

How we work

3 steps, one team

01
Run the numbers
Choose development, bridging or term finance and enter your figures.
02
Send them to us
Use the button under the results. Your figures go straight into the enquiry form.
03
Get a first view
We reply within one working day with a straight view on what is achievable.

Common questions

How accurate is the development finance calculator?

It gives an indicative view only. Real terms depend on the valuation, your experience, the location and the lender's appetite at the time.

What is a good LTGDV for development finance?

There is no single number. Senior lenders are commonly quoted around 60% to 70% of GDV, with stretched senior higher. These ranges are indicative and depend on the scheme.

Why do lenders use both LTGDV and LTC?

LTGDV protects the lender if values fall. LTC makes sure you have money at risk too. The lower of the two usually sets the loan.

Are fees included in the calculator?

Yes, indicative arrangement and exit fees are included in the cost estimate. Valuation, legal and monitoring fees vary and are not.

Is the calculator a mortgage offer?

No. It is not an offer of credit or financial advice. We do not arrange regulated mortgages.

Insights

Want a second opinion on the figures?

Send us the scheme. We will check the assumptions and tell you what a lender is likely to offer.

Raise debt or development finance→