Commercial Conversion Deal Analyser

Commercial Property & Development Appraisal

Commercial Conversion Deal Analyser

Interactive HTML conversion of the uploaded spreadsheet. Enter or amend every editable assumption below; the calculations update immediately using the relationships present in the workbook.

Start entering data Comparables Results

How to use: Blue fields are editable. Calculated cells are read-only and update as you type. The model preserves the source workbook's formula structure, including cells that are blank in the source rather than inventing a missing formula.

Important: The source workbook also contains a circular reference in G22 Contingency (its formula includes G22 itself). This browser version uses the pre-contingency subtotal to calculate contingency so the page remains stable and usable; this is explicitly flagged as a source-model issue rather than hidden. The source workbook has blank formula/output cells for Gross Profit (G49) and Selling Costs (G51). They are therefore treated as zero here, exactly as a blank spreadsheet value would behave in arithmetic. If those cells were accidentally deleted in the source, you can add the intended formulas later.

Section 1

Property, acquisition & conversion inputs

Site / property name

Purchase price

Solicitor's and legal fees

Planning fees

Architect first-stage £/sq ft (pence)

Stamp Duty

Finders fee (%)

Management Fee

Other fees allowance (%)

Party Wall Surveyor

SAPS - Fire and Acoustic separation

Architect second-stage £/sq ft (pence)

Empty building rates months

Council tax months

Warranty per unit (£)

Refurbishment / conversion cost

CDM coordinator (%)

Building control per unit (£)

Contract administration (%)

Contingency (%)

Utilities count

Asbestos / contaminant removal

VAT on build costs (%)

Leasehold ground rent per flat (£/month)

Purchase loan LTV (%)

Purchase bridging term (months)

Purchase broker fee (%)

Purchase lender admin fee (%)

Section 2

Finance & funding assumptions

Purchase lender valuation fee (%)

Development loan LTV (%)

Development bridging term (months)

Development broker fee (%)

Development lender admin fee (%)

Cost of equity funds

Selling agent fee (%)

Purchase loan cost / month (%)

Purchase loan % of profit

Development loan cost / month (%)

Development loan % of profit

Development loan exit fee (%)

Site area (m²)

Net internal area (sq ft)

Agent 1 — unit 1

Agent 2 — unit 1

Agent 3 — unit 1

Agent 1 — unit 2

Agent 2 — unit 2

Agent 3 — unit 2

Agent 1 — unit 3

Agent 2 — unit 3

Agent 3 — unit 3

Agent 1 — unit 4

Agent 2 — unit 4

Agent 3 — unit 4

Agent 1 — unit 5

Agent 2 — unit 5

Agent 3 — unit 5

Agent 1 — unit 6

Agent 2 — unit 6

Agent 3 — unit 6

Agent 1 — unit 7

Agent 2 — unit 7

Agent 3 — unit 7

Agent 1 — unit 8

Agent 2 — unit 8

Agent 3 — unit 8

Agent 1 — unit 9

Agent 2 — unit 9

Agent 3 — unit 9

Agent 1 — unit 10

Agent 2 — unit 10

Agent 3 — unit 10

Agent 1 — unit 11

Agent 2 — unit 11

Agent 3 — unit 11

Agent 1 — unit 12

Agent 2 — unit 12

Agent 3 — unit 12

Section 3

Forecast sales — enter local agent evidence

Enter Agent 1, Agent 2 and Agent 3 values for each proposed unit. The workbook averages the three agent figures for each unit and sums those averages into GDV (excluding the separate freehold value).

UnitAgent 1Agent 2Agent 3Average

Unit 1

—

Unit 2

—

Unit 3

—

Unit 4

—

Unit 5

—

Unit 6

—

Unit 7

—

Unit 8

—

Unit 9

—

Unit 10

—

Unit 11

—

Unit 12

—

Section 4

Comparable sales evidence

The source sheet contains six possible 1-bed comparables and six possible 2-bed comparables. Sale price, date, area, new-build flag and beds are editable. Sq ft and £/sq ft are calculated using the workbook's 10.7 conversion factor.

RecordAddressSale priceDatem²NewbuildBedsSq ft

Comparable 5

——

Comparable 6

——

Comparable 7

——

Comparable 8

——

Comparable 9

——

Comparable 10

——

Comparable 15

——

Comparable 16

——

Comparable 17

——

Comparable 18

——

Comparable 19

——

Comparable 20

——

1-bed comparables

—

2-bed comparables

—

Avg 1-bed sale

—

Avg 2-bed sale

—

1-bed £/sq ft + 5%

—

2-bed £/sq ft + 5%

—

Section 5

Live appraisal results

Units possible

—

GDV — agent average

—

Freehold value

—

GDV incl. freehold

—

Purchase price / sq ft

—

Refurb / conversion £/sq ft

—

Total cost excl finance

—

Cost of money

—

Equity funds required

—

Net profit — source formula

—

Core workbook outputs

Workbook item	Live value
Purchase / equity bridging loan	—
Purchase bridging cost	—
Total purchase financing costs	—
Development bridging loan	—
Development bridging cost + exit fee	—
Total development financing costs	—
Equity funds required	—
Total costs excluding purchase price & finance	—
Total cost of development excluding finance	—
Cost of money	—
Net profit	—

Workbook formula notes

Units: rounded GIA sq ft ÷ 500.
Comparable sq ft: m² × 10.7.
1-bed / 2-bed £/sq ft: average comparable £/sq ft × 1.05 new-build uplift.
Agent GDV: each unit is the average of three agent inputs, then summed.
Freehold value: average 1-bed £/sq ft × units × monthly ground rent multiplier.
Finance: calculations follow the source formulas for LTV, monthly costs, exit fee and broker/lender fees.
Contingency/VAT: calculated from the source workbook relationships rather than independently redesigned.

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Commercial Conversion Deal Analyser

Property, acquisition & conversion inputs

Finance & funding assumptions

Forecast sales — enter local agent evidence

Comparable sales evidence

Live appraisal results

Core workbook outputs

Workbook formula notes

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