[{"data":1,"prerenderedAt":1075},["ShallowReactive",2],{"post-\u002Fblog\u002Fsmall-development-budget":3,"blog-all-related":655},{"id":4,"title":5,"author":6,"body":7,"category":638,"description":639,"draft":640,"extension":641,"heroImage":642,"meta":643,"navigation":644,"path":645,"publishedAt":646,"seo":647,"stem":648,"tags":649,"updatedAt":642,"__hash__":654},"blog\u002Fblog\u002Fsmall-development-budget.md","How to Budget for a Small Property Development","Build & Let",{"type":8,"value":9,"toc":614},"minimark",[10,15,19,22,26,29,45,48,67,70,74,77,84,87,107,119,122,126,129,132,152,155,159,162,165,182,185,189,196,199,203,206,226,242,246,249,252,302,305,309,312,467,470,474,477,480,498,505,509,512,550,553,557,562,565,569,576,580,587,591,594,598,601,605,608],[11,12,14],"h2",{"id":13},"what-a-small-development-budget-actually-needs-to-cover","What a small development budget actually needs to cover",[16,17,18],"p",{},"A realistic small development budget has six parts: the land or purchase price, the build cost, professional fees, finance costs, a contingency, and tax (mainly VAT and stamp duty). Miss any one of them and your numbers are fiction. Get all six on a single page and you have a plan you can defend to a lender and live by on site.",[16,20,21],{},"This guide walks through each part for a boutique or sole trader developer in England, with a worked example you can copy. The aim is a budget that survives contact with reality, not a hopeful spreadsheet that falls apart at first fix.",[11,23,25],{"id":24},"step-1-pin-down-the-land-or-purchase-cost","Step 1: Pin down the land or purchase cost",[16,27,28],{},"Start with the price you will actually pay, then add the buying costs sitting on top of it. The headline price is never the real cost. Legal fees, surveys, searches and stamp duty all stack onto it, and on a small deal those extras can move your entry cost by tens of thousands.",[16,30,31,32,36,37,44],{},"The big one for developers is Stamp Duty Land Tax. If you already own another property, an extra ",[33,34,35],"strong",{},"5% surcharge applies to the whole purchase price on additional residential properties over £40,000",", on top of the standard banded rates, ",[38,39,43],"a",{"href":40,"rel":41},"https:\u002F\u002Fwww.gov.uk\u002Fstamp-duty-land-tax\u002Fresidential-property-rates",[42],"nofollow","according to GOV.UK",". That surcharge took effect on 31 October 2024 and catches almost every buy to let and development purchase, so price it in from day one.",[16,46,47],{},"Buying side costs to budget for:",[49,50,51,55,58,61,64],"ul",{},[52,53,54],"li",{},"Purchase price (the agreed figure)",[52,56,57],{},"Stamp Duty Land Tax, including the additional property surcharge where it applies",[52,59,60],{},"Legal fees and disbursements (searches, Land Registry)",[52,62,63],{},"Survey or structural report",[52,65,66],{},"Auction or finder fees, if any",[16,68,69],{},"If you are buying a run down property to refurbish and then let, mapping the purchase, the works and the eventual tenancy as one project from the outset saves a lot of rework. Our guide to build to let: refurb and tenancy in one place covers how to think about both halves together.",[11,71,73],{"id":72},"step-2-estimate-the-build-cost-and-treat-it-as-a-range","Step 2: Estimate the build cost (and treat it as a range)",[16,75,76],{},"Build cost is the largest variable in most small developments, and it genuinely varies by location, specification, access and how much you do yourself. Anchor it with real quotes for your scheme rather than a single national rate, because headline figures hide huge regional and spec differences.",[16,78,79,80,83],{},"The official benchmark source is the ",[33,81,82],{},"Building Cost Information Service (BCIS), run by RICS",", which publishes cost per square metre data used across the industry. Treat any single \"£ per m2\" number you see online with caution: published averages span a very wide band once region, house type and finish are factored in, and most exclude VAT, professional fees and land. The reliable move is to get two or three priced quotes from trades for your actual drawings, then sense check them against BCIS rather than the other way round.",[16,85,86],{},"Break the build itself into three cost categories so nothing hides:",[49,88,89,95,101],{},[52,90,91,94],{},[33,92,93],{},"Materials:"," everything you buy in, from groundworks aggregate to the kitchen.",[52,96,97,100],{},[33,98,99],{},"Labour:"," your trades, day rate or priced, plus your own time if you cost it.",[52,102,103,106],{},[33,104,105],{},"Other:"," plant and scaffold hire, skips, welfare, utilities connections, building control.",[16,108,109,110,113,114,118],{},"One labour side cost that catches new developers: if you pay subcontractors, the ",[33,111,112],{},"Construction Industry Scheme requires contractors to deduct 20% from registered subcontractors (30% if they are not registered)"," and pay it to HMRC, ",[38,115,43],{"href":116,"rel":117},"https:\u002F\u002Fwww.gov.uk\u002Fwhat-you-must-do-as-a-cis-contractor\u002Fmake-deductions-and-pay-subcontractors",[42],". That deduction is on the labour element, not materials, so understand your CIS position before you agree day rates.",[16,120,121],{},"For a deeper breakdown of capturing every line as the job runs, see tracking construction costs.",[11,123,125],{"id":124},"step-3-add-professional-fees","Step 3: Add professional fees",[16,127,128],{},"Professional fees are the people who keep you legal and signed off, and they are a predictable, separate line, not something to bury in \"build\". On a small scheme this typically means an architect or designer, a structural engineer, planning and building control, and possibly a party wall surveyor.",[16,130,131],{},"Common professional and statutory fees:",[49,133,134,137,140,143,146,149],{},[52,135,136],{},"Architectural design and drawings",[52,138,139],{},"Structural engineer calculations",[52,141,142],{},"Planning application fee and any planning consultant",[52,144,145],{},"Building control (council or approved inspector)",[52,147,148],{},"Party wall surveyor, where neighbours are affected",[52,150,151],{},"Warranty or building guarantee (for example a structural warranty if you intend to sell or let)",[16,153,154],{},"Get fixed quotes where you can. Designers and engineers will usually price a defined scope, which makes this one of the easier sections to nail down early.",[11,156,158],{"id":157},"step-4-cost-your-finance","Step 4: Cost your finance",[16,160,161],{},"Finance costs are the price of the money you borrow, and on a development that is more than just interest. If you use bridging or development finance, budget for arrangement fees, monthly interest, exit fees, valuation fees and the lender's legal costs. These are real cash that leaves your account, so they belong in the budget, not in a mental footnote.",[16,163,164],{},"Key finance lines to include:",[49,166,167,170,173,176,179],{},[52,168,169],{},"Arrangement or facility fee (often a percentage of the loan)",[52,171,172],{},"Monthly interest for the expected term, plus a buffer for overrun",[52,174,175],{},"Valuation and monitoring surveyor fees",[52,177,178],{},"Lender legal fees",[52,180,181],{},"Exit fee on redemption",[16,183,184],{},"Interest is charged for as long as you hold the debt, so a build that slips by two months costs you two extra months of interest. That is exactly why your programme and your budget have to be read together.",[11,186,188],{"id":187},"step-5-build-in-a-contingency","Step 5: Build in a contingency",[16,190,191,192,195],{},"A contingency is money you ring fence for the things you cannot foresee, and on a small build it is not optional. A figure ",[33,193,194],{},"commonly set at 10% to 15% of build cost"," is the industry norm for refurb and small new build work, with the higher end for older buildings where you cannot see what is behind the walls until you open them up.",[16,197,198],{},"Refurbishments and conversions sit at the riskier end: rot, dodgy wiring, drainage surprises and asbestos all live out of sight. New build on a clear plot carries less unknown, so a leaner contingency can be justified. Whatever you choose, treat the contingency as locked. The moment it becomes \"spare money\" for an upgraded kitchen, you have no protection left for the genuine surprise that follows.",[11,200,202],{"id":201},"step-6-get-vat-right","Step 6: Get VAT right",[16,204,205],{},"VAT can swing a small development by tens of thousands, so settle it before you commit. The rate depends on what you are building, not just what you spend. New dwellings and conversions are treated very differently from a straightforward refurb.",[16,207,208,209,212,213,216,217,220,221,225],{},"The rules sit in ",[33,210,211],{},"VAT Notice 708",": building a brand new dwelling is generally ",[33,214,215],{},"zero rated",", while converting a non residential building into a dwelling, or renovating a home that has been empty for at least two years, can qualify for a ",[33,218,219],{},"reduced 5% rate",", ",[38,222,43],{"href":223,"rel":224},"https:\u002F\u002Fwww.gov.uk\u002Fguidance\u002Fbuildings-and-construction-vat-notice-708",[42],". A standard refurbishment of an occupied house, by contrast, is charged at the standard 20%.",[16,227,228,229,232,233,236,237,241],{},"If you are building a new home to live in yourself rather than to sell or let, the ",[33,230,231],{},"DIY housebuilders scheme"," lets you reclaim VAT on building materials, but you must claim within ",[33,234,235],{},"6 months of completion",", and you cannot use it for a property you intend to sell or let, ",[38,238,43],{"href":239,"rel":240},"https:\u002F\u002Fwww.gov.uk\u002Fguidance\u002Fvat-refunds-for-new-builds-if-youre-a-diy-housebuilder",[42],". For a development you plan to let, that scheme will not apply, so check your VAT position with an accountant who knows property before you price anything.",[11,243,245],{"id":244},"how-to-structure-the-budget-by-category","How to structure the budget by category",[16,247,248],{},"Structure the budget so every pound has a home and you can see at a glance where it lands. The simplest robust layout groups costs into acquisition, build (split into Materials, Labour and Other), fees, finance, contingency and tax. That mirrors how the money actually leaves your account and how a lender expects to see it.",[16,250,251],{},"Use this skeleton:",[49,253,254,260,266,272,278,284,290,296],{},[52,255,256,259],{},[33,257,258],{},"Acquisition:"," purchase price, SDLT, legals, surveys",[52,261,262,265],{},[33,263,264],{},"Build, Materials:"," all bought in materials",[52,267,268,271],{},[33,269,270],{},"Build, Labour:"," trades and your own costed time",[52,273,274,277],{},[33,275,276],{},"Build, Other:"," plant, scaffold, skips, welfare, connections, building control",[52,279,280,283],{},[33,281,282],{},"Professional fees:"," design, engineering, planning, warranty",[52,285,286,289],{},[33,287,288],{},"Finance:"," fees and interest",[52,291,292,295],{},[33,293,294],{},"Contingency:"," 10% to 15% of build cost",[52,297,298,301],{},[33,299,300],{},"Tax:"," VAT at the correct rate for your scheme",[16,303,304],{},"Keeping Materials, Labour and Other separate is the same split a good build tracker uses, which makes it far easier to compare your plan against actuals later.",[11,306,308],{"id":307},"a-worked-example-small-two-bedroom-refurb-and-extension","A worked example: small two bedroom refurb and extension",[16,310,311],{},"Here is an illustrative budget for a modest refurbish and extend project taken on by a sole trader developer. The figures are made up for illustration only; use them as a template, not a quote. Build cost is split into the three categories, with contingency set at 12% of the build.",[313,314,315,331],"table",{},[316,317,318],"thead",{},[319,320,321,325,328],"tr",{},[322,323,324],"th",{},"Category",[322,326,327],{},"Line",[322,329,330],{},"Cost (£)",[332,333,334,346,356,366,376,387,398,409,420,431,442,453],"tbody",{},[319,335,336,340,343],{},[337,338,339],"td",{},"Acquisition",[337,341,342],{},"Purchase price",[337,344,345],{},"210,000",[319,347,348,350,353],{},[337,349,339],{},[337,351,352],{},"SDLT (incl. additional property surcharge)",[337,354,355],{},"16,000",[319,357,358,360,363],{},[337,359,339],{},[337,361,362],{},"Legal fees and searches",[337,364,365],{},"1,800",[319,367,368,370,373],{},[337,369,339],{},[337,371,372],{},"Survey",[337,374,375],{},"700",[319,377,378,381,384],{},[337,379,380],{},"Build, Materials",[337,382,383],{},"Materials (groundworks to finishes)",[337,385,386],{},"48,000",[319,388,389,392,395],{},[337,390,391],{},"Build, Labour",[337,393,394],{},"Trades and subcontractors",[337,396,397],{},"42,000",[319,399,400,403,406],{},[337,401,402],{},"Build, Other",[337,404,405],{},"Plant, scaffold, skips, building control",[337,407,408],{},"9,000",[319,410,411,414,417],{},[337,412,413],{},"Professional fees",[337,415,416],{},"Design, structural engineer, planning",[337,418,419],{},"7,500",[319,421,422,425,428],{},[337,423,424],{},"Finance",[337,426,427],{},"Arrangement fee and interest",[337,429,430],{},"11,000",[319,432,433,436,439],{},[337,434,435],{},"Contingency",[337,437,438],{},"12% of build cost",[337,440,441],{},"11,880",[319,443,444,447,450],{},[337,445,446],{},"Tax",[337,448,449],{},"VAT (where chargeable)",[337,451,452],{},"included in lines above",[319,454,455,460,462],{},[337,456,457],{},[33,458,459],{},"Total",[337,461],{},[337,463,464],{},[33,465,466],{},"357,880",[16,468,469],{},"Note how acquisition and finance together rival the build itself. On small schemes the \"soft\" costs are rarely small, which is why a budget that only counts bricks and labour always comes up short.",[11,471,473],{"id":472},"track-spend-against-budget-as-the-job-runs","Track spend against budget as the job runs",[16,475,476],{},"A budget is a forecast, not a one off document, so check actuals against it every week. The discipline is simple: log each cost as it is committed, tag it to a category, and compare the running total to your line. Catch a category drifting at 60% complete and you can act. Discover it at handover and you can only wince.",[16,478,479],{},"A practical weekly routine:",[481,482,483,486,489,492,495],"ol",{},[52,484,485],{},"Record every invoice and receipt against its category (Materials, Labour, Other, fees, finance).",[52,487,488],{},"Track committed cost, not just paid cost, so future liabilities are visible.",[52,490,491],{},"Compare each category total to its budget line and note the variance.",[52,493,494],{},"Watch the contingency balance like a fuel gauge.",[52,496,497],{},"Flag any line trending over before it actually breaches.",[16,499,500,501,504],{},"This is exactly the kind of admin that spreadsheets handle badly once a job has hundreds of line items and you are on site, not at a desk. A workspace such as ",[38,502,6],{"href":503},"\u002F"," keeps the budget, costs split by Materials, Labour and Other, tasks and the site diary in one place, so the running total updates as you log spend rather than at a monthly catch up. If you are weighing up tools, our take on spreadsheets vs property software goes deeper.",[11,506,508],{"id":507},"the-most-common-reasons-small-builds-go-over-budget","The most common reasons small builds go over budget",[16,510,511],{},"Most overruns come from a short list of repeat offenders, and nearly all are budgeting failures, not building failures. Knowing them in advance is the cheapest insurance you have.",[49,513,514,520,526,532,538,544],{},[52,515,516,519],{},[33,517,518],{},"No contingency, or spending it early."," The unexpected is the one certainty; protect the reserve.",[52,521,522,525],{},[33,523,524],{},"Hidden conditions on refurbs."," Rot, wiring, drainage and asbestos appear once you open up.",[52,527,528,531],{},[33,529,530],{},"Scope creep."," \"While we're here\" upgrades quietly add 10% to 20% with no extra revenue.",[52,533,534,537],{},[33,535,536],{},"Programme slippage."," Every extra week is more interest, more hire, more overhead.",[52,539,540,543],{},[33,541,542],{},"VAT and tax surprises."," Pricing at the wrong VAT rate, or forgetting the SDLT surcharge.",[52,545,546,549],{},[33,547,548],{},"Poor cost tracking."," You only learn you are over when it is too late to correct.",[16,551,552],{},"Track the budget weekly, ring fence the contingency, and confirm your VAT and SDLT position before you commit, and you remove most of this list.",[11,554,556],{"id":555},"frequently-asked-questions","Frequently asked questions",[558,559,561],"h3",{"id":560},"how-much-contingency-should-a-small-development-have","How much contingency should a small development have?",[16,563,564],{},"A contingency of 10% to 15% of build cost is the common industry range for small projects, with the higher end suited to older buildings and refurbishments where hidden problems are likely. New build on a clear plot can justify the lower end. Treat the contingency as locked, not spare cash.",[558,566,568],{"id":567},"do-i-pay-vat-on-a-property-development-in-the-uk","Do I pay VAT on a property development in the UK?",[16,570,571,572,575],{},"It depends on the work. Per ",[38,573,211],{"href":223,"rel":574},[42],", building a new dwelling is generally zero rated and converting a non residential building into a home can qualify for a reduced 5% rate, while a standard refurbishment of an occupied house is charged at 20%. Check your scheme with a property accountant.",[558,577,579],{"id":578},"what-stamp-duty-do-developers-pay-on-a-second-property","What stamp duty do developers pay on a second property?",[16,581,582,583,586],{},"If you already own a residential property and buy another above £40,000, a 5% additional property surcharge applies on top of the standard banded rates, ",[38,584,43],{"href":40,"rel":585},[42],". This surcharge took effect on 31 October 2024 and applies to most buy to let and development purchases.",[558,588,590],{"id":589},"what-should-i-include-in-a-build-budget-besides-materials-and-labour","What should I include in a build budget besides materials and labour?",[16,592,593],{},"Beyond Materials and Labour, budget an \"Other\" build category (plant, scaffold, skips, welfare, building control), plus professional fees, finance costs, a 10% to 15% contingency, and the correct VAT and stamp duty. Acquisition and finance costs alone often rival the build cost on small schemes.",[558,595,597],{"id":596},"how-do-i-stop-a-small-build-going-over-budget","How do I stop a small build going over budget?",[16,599,600],{},"Set a realistic contingency, ring fence it, and track committed spend against each budget category every week so drift is caught early. Confirm your VAT rate and SDLT liability before committing, control scope creep, and keep your programme tight, since every week of delay adds interest and overhead.",[11,602,604],{"id":603},"build-a-budget-you-can-actually-run-to","Build a budget you can actually run to",[16,606,607],{},"A development budget is only useful if it is complete on day one and live every week after. Cover all six parts, split the build by Materials, Labour and Other, and track actuals as you go.",[16,609,610,611,613],{},"If you would rather keep your budget, costs, tasks and site diary in one place instead of scattered spreadsheets, ",[38,612,6],{"href":503}," is built for UK boutique developers and landlords. Start the 14 day free trial and set up your first development budget today.",{"title":615,"searchDepth":616,"depth":616,"links":617},"",2,[618,619,620,621,622,623,624,625,626,627,628,629,637],{"id":13,"depth":616,"text":14},{"id":24,"depth":616,"text":25},{"id":72,"depth":616,"text":73},{"id":124,"depth":616,"text":125},{"id":157,"depth":616,"text":158},{"id":187,"depth":616,"text":188},{"id":201,"depth":616,"text":202},{"id":244,"depth":616,"text":245},{"id":307,"depth":616,"text":308},{"id":472,"depth":616,"text":473},{"id":507,"depth":616,"text":508},{"id":555,"depth":616,"text":556,"children":630},[631,633,634,635,636],{"id":560,"depth":632,"text":561},3,{"id":567,"depth":632,"text":568},{"id":578,"depth":632,"text":579},{"id":589,"depth":632,"text":590},{"id":596,"depth":632,"text":597},{"id":603,"depth":616,"text":604},"Construction","A practical UK guide to building a realistic small development budget: land, build costs, fees, finance, contingency, VAT and tracking spend as you 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