Sample site · Kingsfield Place, OX14 1AA is fictional; its comparable sales are real HM Land Registry records near the site point · Planning: planning.data.gov.uk · Build cost: stated for this sample — not checked against a benchmark · Read-only — build yours from a postcode →
Development Finance — Credit Pack
Land off Ock Street, Abingdon · OX14 1AA
Vale of White Horse District Council
Prepared by PlanSureAI
14 Jun 2026
10 residential units
Loan requested
£1,525,000
LTV (vs GDV)
47.7%
LTC (vs costs)
65.0%
Term
~18 months (estimated)
Exit route
Exit cover not assessed
GDV
£3,200,000
Total dev costs
£2,344,500
Profit on cost
33.1%
Profit on GDV
24.2%
Sample figures: profit excludes unstated land cost. LTC and equity are based on stated development costs excluding land and selling costs. CIL is undetermined, so full project costs and funding are not established.
Source: Site record · As of: 14 Jun 2026 · Confidence: Illustrative (sample data)
Official sources
Automated evidence for this site
Matters requiring confirmation
Source: Site record (authority code from the postcode lookup) · official national sources · As of: — · Confidence: Stated by user
Erection of 10 terraced houses with associated access, parking and landscaping. Fictional demo reference only.
Commencement risk3 pre-commencement condition(s) must be discharged before development can lawfully commence; confirm evidence requirements and timing with the LPA.
Pre-commencement conditions: 3
| Ref | Description | Status | Discharged |
|---|---|---|---|
| PRE-01 | Submission and approval of Construction Management Plan (CMP) | pending | — |
| PRE-02 | Surface water drainage scheme approved by the LPA | pending | — |
| PRE-03 | Archaeological watching brief agreed with Historic Environment | pending | — |
⚠ None of the pre-commencement conditions have been discharged. Confirm discharge status with LPA before drawdown.
Source: Planning annex (LPA / planning.data.gov.uk) · As of: 14 Jun 2026 · Confidence: Illustrative (sample data)
Not assessed — no confirmed site boundary. Statutory constraints are boundary-sensitive, and a postcode point can sit in a different field from the site.
Do not treat this as an absence of constraints. Conservation area, listed building setting, Article 4, TPO and flood zone are unchecked for this site. Adding a site boundary enables the check.
Source: planning.data.gov.uk (national flood, heritage and ecology checks) · As of: 14 Jun 2026 · Confidence: Illustrative (sample data)
Source: PlanSureAI anomaly detection engine · As of: — · Confidence: Indicative
Section 106
| Head | £ |
|---|---|
| Affordable housing | £52,000 |
| Education | £33,000 |
| Highways / transport | £35,000 |
| Total S106 (stated sums) | £120,000 |
Trigger points
Community Infrastructure Levy (CIL)
CIL: Vale of White Horse District Council charges CIL. The amount has not been calculated by PlanSureAI; confirm it with the council.
Total planning obligations: Not stated
Statutory constraints not assessed — no site boundary. Utility provider not identified for this postcode area. Contact your local DNO, water company and gas transporter directly. This is generic postcode-level guidance, separate from the scheme's own stated utility connections (§4d).
Source: Site snapshot (S106 & constraints) · As of: 14 Jun 2026 · Confidence: Illustrative (sample data)
GDV and costs as stated for this sample scheme — not a valuation, and not derived from the comparable sales in §6. Profit figures exclude unstated land cost. RLV is the residual available for land after stated development costs, £80,000 selling costs and the 20% profit target; it is not a land valuation. LTC and equity use stated development costs excluding land and selling costs; full project funding is not established. CIL remains undetermined.
§4b — Groundworks & abnormal cost exposure
Ground condition and abnormal cost exposure — indicative only. Confirm with ground investigation and QS before lender submission.
Ground condition classified as made ground. Estimated abnormal cost allowance: £85,000. Source: desk study.
Cost Breakdown · 10 units · 800 sqm NIA · sales value £4,000/sqm (assumed, used for GDV; not a build cost rate)
| Line item | £ |
|---|---|
Build cost | £1,500,000 |
Planning & professional | £45,000 |
S106 / CIL (appraisal input) Sum of the three illustrative S106 contributions in §3 (affordable housing £52,000, education £33,000, highways / transport £35,000). CIL is not included: it remains undetermined. | £120,000 |
Finance | £220,000 |
Contingency | £85,000 |
Other | £206,000 |
Abnormal groundworks | £85,000 |
Finance cost (interest roll) | £65,000 |
BNG off-site credits | £18,500 |
| Total | £2,344,500 |
Outstanding evidence: illustrative inputs to verify
Source: Viability inputs & snapshot · As of: 14 Jun 2026 · Confidence: Illustrative (sample data)
Contractor: Regional SME
Warranty: NHBC Buildmark — 10-year structural warranty
SSIP: Contractor holds SSIP accreditation
Most development finance lenders require NHBC Buildmark or equivalent approved warranty as a condition of the facility. Confirm warranty policy number before first drawdown.
Source: Site intake — contractor & warranty · As of: — · Confidence: Indicative
| Utility | Status | Abnormal cost |
|---|---|---|
| Electricity | Standard | — |
| Water | Standard | — |
| Gas | Not required | — |
| Drainage | Public sewer | — |
Total utility abnormal costs: not stated
All mains services stated at boundary per site record; heat pump specification means gas is not required. Formal connection offers and capacity checks have not been obtained — see the utility infrastructure caution above (§3).
Source: Site intake — utility connections · As of: — · Confidence: Indicative
Comparable sales (HM Land Registry)
| Address | Postcode | Date | Price | Type | Distance |
|---|---|---|---|---|---|
| Terraced house | OX14 3QB | 2024-10-11 | £350,000 | Terraced | 0.2 km |
| Terraced house | OX14 3QA | 2026-02-24 | £307,500 | Terraced | 0.2 km |
| Terraced house | OX14 1EA | 2026-03-13 | £370,000 | Terraced | 0.2 km |
| Terraced house | OX14 1DA | 2025-10-17 | £370,000 | Terraced | 0.2 km |
| Terraced house | OX14 3HN | 2025-12-22 | £206,000 | Terraced | 0.2 km |
| Terraced house | OX14 5FP | 2026-05-26 | £385,000 | Terraced | 0.2 km |
| Terraced house | OX14 5BY | 2025-07-24 | £318,000 | Terraced | 0.3 km |
| Terraced house | OX14 3JB | 2026-04-02 | £421,500 | Terraced | 0.3 km |
| Terraced house | OX14 3JB | 2026-02-27 | £375,000 | Terraced | 0.3 km |
| Terraced house | OX14 5BZ | 2024-08-22 | £327,500 | Terraced | 0.3 km |
Source: HM Land Registry PPD · 21.1-month achieved span (22 Aug 2024–26 May 2026); 24-month requested lookback
Local sales volume
Terraced resales within 1.2 km: 152, 14 Jun 2024 – 14 Jun 2026 (about 6 per month)
Source: HM Land Registry Price Paid Data. A count of past sales — not a forecast of how fast this scheme will sell.
Exit cover not assessed
The exit stress test is under review: it did not use the amount owed at exit, so its results are not shown. The comparable sales in this section are recorded HM Land Registry transactions — market evidence, not an exit assessment.
Completed value (GDV): £3,200,000
Source: Exit model (HM Land Registry comparables) · As of: 14 Jun 2026 · Confidence: Indicative
Source: Demo intake · As of: 14 Jun 2026 · Confidence: Indicative
Prepared by PlanSureAI
Kingsfield Place · OX14 1AA · 14 Jun 2026
This document is generated from published planning sources and user-provided inputs. It does not constitute legal, planning, or financial advice.
Integrity hash
Not issued — illustrative pack, no bundle was sealed.