Model remediation, phase sequencing, and density trade-offs for challenging sites where standard templates don't fit.
Land contamination could cost £500k or £5m. Appraisals need flexibility for uncertainty and phased discovery.
Can't build Phase 2B until Phase 1 remediation complete. Cash flow and timing are unpredictable.
Higher density = lower costs/unit but more infrastructure. Brownfield + height restrictions = complex trade-off.
Model best case, base case, and worst case remediation. Sensitivity test viability across different cost assumptions. See what move triggers project failure.
Example: Base remediation £2m, worst case £5m. Testing shows IRR only falls below 12% if costs exceed £4.2m. Risk quantified.
Phase 1 remediation → Phase 1 development → Phase 2 discovery. Model hold periods, financing gaps, and finance repayment as remediation completes.
Example: 18-month remediation on Phase 1 before units release. Phase 2 delayed 12 months pending ground surveys. Cash flow modelled phase by phase.
Compare 8-storey vs 12-storey scenarios. See how density impacts infrastructure costs, parking, and viability. Policy constraints update automatically.
Example: 8-storey = 80 units, cheaper structure, lower s106 @ £10k/unit. 12-storey = 180 units, higher structure, £8k/unit s106. IRR comparison instant.
High-density sites require complex infrastructure. Domus allocates highways, utilities, and public realm costs by phase or density scenario.
Example: New junction, sewerage upgrade, and flood mitigation total £3m. Allocate proportionally to residential, commercial, or as fixed first-phase cost.
Transparency on remediation scope, phasing delays, and density optimisation builds lender confidence. Full audit trail for contingency approvals.
Example: Committee approves base case £2m remediation. If surveyor finds £2.1m needed, it's within tolerance. If £3.5m, triggers covenant review.
Model cost ranges, not point estimates. Understand at what threshold project fails.
Lenders understand cash flow gaps between phases and contingency drawdown.
Test physical constraints vs economic viability. Find the right density for the site.
Transparent methodology + feasibility demonstrated = quicker planning consensus.