Net development value calculator
Take the selling costs out of your gross development value to find the net figure a completed-scheme exit lender will size against, and the indicative loan it supports at 70 percent of NDV.
Net development value takes the gross development value of a finished scheme and strips out what it will cost to sell every unit. On multi-unit stock that distinction matters, because an exit lender looking at a completed block with flats still to sell is underwriting a sales process rather than a single clean valuation. They know agency fees, legals on each completion, buyer incentives and a marketing campaign will all erode the gross figure before cash lands, so they anchor leverage to the net number they expect to recover. Enter the gross development value and your selling costs below to see the NDV, what percentage of gross it represents, and the indicative exit facility it supports. The figures are illustrative and never an offer of finance.
- Agency and incentives£0
- Legal fees (all units)£0
- Marketing budget£0
- Total selling costs£0
- NDV as a share of GDV
- Indicative exit loan at 70% NDV£0
- Leverage lost vs 70% GDV£0
Indicative only. A valuer sets the values a lender will use, and leverage is subject to sign-off. Not an offer of finance.
How the net development value calculation works
- Percentage costs = GDV multiplied by the combined agency and incentives percentage. These scale with the value of what you sell.
- Legal fees = the cost per completion multiplied by the number of units, since each sale carries its own conveyancing.
- Marketing budget = the fixed spend behind the launch, added as a lump sum rather than a percentage.
- Total selling costs = the percentage costs plus the legal fees plus the marketing budget.
- Net development value = GDV less the total selling costs, the figure a completed-scheme lender sizes against.
- Indicative exit loan = 70 percent of NDV, an illustrative sizing line for a multi-unit exit facility.
- Leverage lost = the difference between 70 percent of GDV and 70 percent of NDV, what sizing on the net figure costs you in loan amount.
The point of the last line is to make the trade-off visible. A GDV-based assumption flatters the loan you can raise, and the erosion from selling costs is real cash the lender will not advance against. For the wider comparison of the two measures see /learn/net-development-value-vs-gdv/, and for how the exit bridge itself is sized read the notes on our pillar page at /solutions/development-exit-loans/.
Net development value calculator: common questions
What does net development value mean on a multi-unit scheme?
Net development value is the gross development value of the finished scheme less the costs of actually selling the units. On a block of flats or a housing phase that means agency and sales fees, the legal cost per completion, any buyer incentives you are offering to move stock, and the marketing budget behind the launch. It is the money you realistically bank once the sales suite closes, not the headline value on the brochure.
Why do exit lenders size against NDV rather than GDV on unsold stock?
When a lender is looking at a completed scheme with units still to sell, they are underwriting a sales process, not a single valuation. They know the gross value will be eroded by fees, incentives and the cost of running a sales campaign, so they anchor leverage to the net figure they expect to be recovered. Sizing a facility on NDV protects both sides against a shortfall if the last few units take price cuts to clear. All leverage here is indicative and not an offer of finance.
How much do selling costs typically strip out of GDV?
It varies by scheme, but on a residential block the combination of agency, legal, incentives and marketing commonly runs to a few percent of gross development value once everything is counted. Higher on stock that needs incentives to shift, lower on strong sites that sell off-plan with little marketing. The calculator lets you flex each input so you can see the erosion on your own numbers rather than a rule of thumb.
What is the gap between 70 percent of GDV and 70 percent of NDV?
It is the leverage you lose by being sized on the net figure instead of the gross one. If a lender offers 70 percent, applying it to NDV rather than GDV shrinks the facility by 70 percent of your total selling costs. On a large scheme with meaningful incentives that gap can be six figures, which is exactly why it pays to model selling costs before you assume a GDV-based loan amount.
Is the indicative exit loan figure an offer?
No. The 70 percent of NDV line is an illustrative sizing guide to show roughly where a completed-scheme exit facility might sit, not a quote. Real leverage depends on the valuation, the sales evidence, the property type, the lender and the exit. Send us the scheme and the desk will test it against live lender appetite and reply with an indicative range by the next working day.
Related calculators and reading
Development exit loan calculator
Size the full exit bridge: net advance after fees and retained interest, equity released and monthly carry.
Open →Bridging cost calculator
Model the monthly cost of a bridge across the sales period on your loan amount and rate.
Open →NDV vs GDV
Why the two measures diverge, and which one a lender uses to set leverage on unsold stock.
Read →Completed scheme with units to sell?
Send us the gross development value and the stock still to shift and the desk will test it against live lender appetite and reply with an indicative range by the next working day.