Cost Plan
Elemental cost plan using this tool’s own element scheme. All figures excl. VAT unless stated. Automated early-stage estimate. Figures are rounded to the nearest display step for presentation (see the assumptions section); every subtotal is the sum of the rounded lines shown, so tables foot. Rates and unit costs are not rounded.
Portal Frame Building · Issued 03 Oct 2026 · Revision A · Elemental cost plan v4
Total project estimate (excl. VAT)£119,900
£/m² GIFA£670
£/ft² GIFA£62
GIFA180 m²
Programme3 weeks
Indicative range (design maturity level 2, ±20%, unvalidated; rounded to the nearest £10,000): £100,000 – £140,000
| Project data | Value |
|---|
| Council / region | Leeds City Council / Yorkshire & Humberside |
| Development type / dwellings | Commercial / 0 |
| GIFA (m²) | 180 |
| Site area (m²) | 600 |
| Floor levels detected | 1 |
| Programme | 02 Nov 2026 – 21 Nov 2026 |
| Design maturity | Developed design (coordinated) |
| Procurement route | Traditional |
| Price base date | Jan 2026 |
| Tender / mid-point of construction | Aug 2026 / Nov 2026 |
1. Summary by element
| Ref | Element | Cost | £/m² GIFA | Qty | Unit | £/unit | % of total |
|---|
| S | Site and enabling works | £5,000 | £30 | — | | — | 4.2% |
| G | Ground and foundations | £2,800 | £20 | 180 | m² | £15.56 | 2.3% |
| F | Structure | £18,200 | £100 | | | | 15.2% |
| F1 | Primary structural frame | £18,200 | £100 | 180 | m² GIFA | £101.11 | 15.2% |
| F2 | Suspended floors | — | — | — | | — | — |
| F3 | Roof structure and covering | — | — | — | | — | — |
| F4 | Stairs, ramps and access | — | — | — | | — | — |
| E | Envelope | £0 | £0 | | | | 0.0% |
| E1 | External walls and cladding | — | — | — | | — | — |
| E2 | Windows and external doors | — | — | — | | — | — |
| I | Internal construction | £0 | £0 | | | | 0.0% |
| I1 | Internal walls and partitions | — | — | — | | — | — |
| I2 | Internal doors | — | — | — | | — | — |
| N | Finishes | £0 | £0 | | | | 0.0% |
| N1 | Wall finishes | — | — | — | | — | — |
| N2 | Floor finishes | — | — | — | | — | — |
| N3 | Ceiling finishes | — | — | — | | — | — |
| Q | Fit-out and equipment | £7,200 | £40 | 180 | m² GIFA | £40.00 | 6.0% |
| M | Building services | £21,600 | £120 | 180 | m² GIFA | £120.00 | 18.0% |
| X | External works | £14,700 | £80 | 420 | m² | £35.00 | 12.3% |
| Building works (all elements) | £69,500 | £390 | | | | 58.0% |
Quantities are indicative and derived from the model (modelled volume ÷ thickness, or GIFA).
30% of building works is derived from the model; 70% is allowance-based (building services, fit-out, enabling and external works).
2. Project cost build-up
| Item | Cost | £/m² GIFA | % of total |
|---|
| Building works (all elements) | £69,500 | £390 | 58.0% |
| Contractor’s site establishment and running costs | £8,300 | £50 | 6.9% |
| Contractor’s overheads and profit | £4,700 | £30 | 3.9% |
| Construction cost | £82,500 | £460 | 68.8% |
| Professional and design team fees | £9,500 | £50 | 7.9% |
| Statutory, legal and third-party costs | £16,000 | £90 | 13.3% |
| Project cost before contingency | £108,000 | £600 | 90.1% |
| Contingency (design maturity and construction) | £8,700 | £50 | 7.3% |
| Project estimate (excl. price movement) | £116,700 | £650 | 97.3% |
| Price movement to tender – actual index movement (price base → latest index) | £1,500 | £10 | 1.3% |
| Price movement to tender – forecast (latest index → tender) | £900 | £10 | 0.8% |
| Price movement during construction (tender → mid-point of construction) | £800 | £0 | 0.7% |
| TOTAL PROJECT ESTIMATE (excl. VAT) | £119,900 | £670 | 100.0% |
Indicative VAT: £19,400 → total incl. VAT £139,300 (works at 20%; professional fees 20%; statutory fees outside scope)
3. Items outside the 3D model (user allowances)
A geometry model does not contain these. Enter an allowance from your own data. Red = not yet priced.
| Ref | Item | Allowance | Amount |
|---|
| M1 | Building services (mechanical, electrical, lifts, fire protection) | £120 £/m² GIFA | £21,600 |
| Q1 | Fittings, furnishings and equipment | £40 £/m² GIFA | £7,200 |
| S1 | Enabling works (demolition, remediation, specialist groundworks) | £5,000 lump sum | £5,000 |
| X1 | External works (drainage, roads, landscaping, utility connections) | £35 £/m² external area | £14,700 |
4. Element detail
Materials are modelled quantities; labour and plant are apportioned from the programme. Element headings are rounded to the display step (as in section 1); detail lines are shown to the nearest £1 and the element total below them is the sum of those lines.
S1 Enabling works — £5,000 (£30/m²)
| Type | Item | Qty | Unit | Rate | Cost |
|---|
| Allowance | Enabling works (demolition, remediation, specialist groundworks) | 1.00 | sum | £5,000.00 | £5,000 |
| Element total (sum of lines above) | | | | £5,000 |
G1 Foundations and ground-bearing slabs — £2,800 (£20/m²)
| Type | Item | Qty | Unit | Rate | Cost |
|---|
| Plant | Excavator | 5.00 | days | £295.00 | £1,475 |
| Labour | Groundworkers (2) | 32.00 | h | £30.00 | £960 |
| Material | C30/37 Concrete | 1.57 | m³ | £135.00 | £212 |
| Unmodelled | Unmodelled items – fixings, sundries, ancillaries (5.0%) | 1.00 | sum | £132.33 | £132 |
| Element total (sum of lines above) | | | | £2,779 |
F1 Primary structural frame — £18,200 (£100/m²)
| Type | Item | Qty | Unit | Rate | Cost |
|---|
| Material | UB 254x146x31 S275 | 6.44 | tonne | £940.00 | £6,051 |
| Material | UB 305x165x40 S355 | 5.53 | tonne | £980.00 | £5,416 |
| Labour | Steel Erectors (2) | 108.00 | h | £38.00 | £4,104 |
| Material | UB 203x133x25 S275 | 1.88 | tonne | £925.00 | £1,743 |
| Unmodelled | Unmodelled items – fixings, sundries, ancillaries (5.0%) | 1.00 | sum | £865.67 | £866 |
| Element total (sum of lines above) | | | | £18,180 |
Q1 Fittings, furnishings and equipment — £7,200 (£40/m²)
| Type | Item | Qty | Unit | Rate | Cost |
|---|
| Allowance | Fittings, furnishings and equipment | 1.00 | sum | £7,200.00 | £7,200 |
| Element total (sum of lines above) | | | | £7,200 |
M1 Building services — £21,600 (£120/m²)
| Type | Item | Qty | Unit | Rate | Cost |
|---|
| Allowance | Building services (mechanical, electrical, lifts, fire protection) | 1.00 | sum | £21,600.00 | £21,600 |
| Element total (sum of lines above) | | | | £21,600 |
X1 External works — £14,700 (£80/m²)
| Type | Item | Qty | Unit | Rate | Cost |
|---|
| Allowance | External works (drainage, roads, landscaping, utility connections) | 1.00 | sum | £14,700.00 | £14,700 |
| Element total (sum of lines above) | | | | £14,700 |
5. Contractor’s site costs and margin
| Item | Basis | Cost |
|---|
| Mobile Crane (shared site plant) | Included in the % allowance below | £0 |
| Site management, welfare, scaffolding, hoarding, waste, H&S (time-related) | 12% of building works (assumed) | £8,300 |
| Total site establishment and running costs | | £8,300 |
Contractor’s overheads and profit: £4,700 (6.0% of building works + site costs)
6. Professional fees, statutory and third-party costs
| Professional fees | Cost | Basis |
|---|
| Design team & project management (10.0% of construction cost) | £8,300 | Architect, structural/MEP engineers, QS, PM |
| Surveys specialist fee | £1,200 | Predicted from comparable projects |
| Total professional fees | £9,500 | |
| Statutory, legal and third-party costs | Cost | Basis |
|---|
| Planning fee | £1,800 | Council benchmark (estimate) |
| Building control fee | £1,300 | Council building control charging scheme |
| CIL fee | £6,300 | Statutory CIL calculation |
| Party wall fee | £900 | Predicted from comparable projects |
| Statutory undertaker fee | £1,500 | Predicted from comparable projects |
| Legal fee | £2,400 | Predicted from comparable projects — highly site-specific; indicative only |
| Insurance fee | £1,800 | Predicted from comparable projects — premiums are typically VAT-exempt (IPT applies) |
| Total statutory, legal and third-party costs | £16,000 | |
7. Contingency and price movement
| Item | Rate | Amount |
|---|
| Design-maturity contingency (% of construction cost; from design stage / procurement) | 7.0% | £5,800 |
| Site and construction contingency (% of construction cost; default from design stage) | 3.5% | £2,900 |
| Client-driven change and other client risks | — | not allowed for |
| Price movement to tender – ACTUAL: published index movement (cumulative) | +1.5% | £1,500 |
| Price movement to tender – FORECAST: latest index → tender (cumulative) | +0.9% | £900 |
| Price movement during construction: tender → mid-point of construction (cumulative) | +0.8% | £800 |
The forecast is a formula (mean reversion to an official CPI projection plus a construction premium), not a published tender price forecast.
8. Cash flow (value of work by month)
| Month | Building works | Site costs | Margin | Construction cost | Cumulative | Cum. % |
|---|
| 2026-11 | £69,500 | £8,300 | £4,700 | £82,500 | £82,500 | 100% |
Profile from the programme, at price-base (uninflated) values; excludes fees, statutory and other project costs, VAT and payment timing.
9. Key cost risks and information needed for the next stage
- Ground conditions: no ground investigation assumed; abnormal foundations, remediation and specialist groundworks are only covered by the enabling works allowance.
- Building services, fit-out, enabling works and external works are allowances, not measured from the model.
- GIFA is estimated from the model and should be checked against drawings.
- Forecast price movement is a transparent formula, not a published tender price forecast; tender prices can move faster.
Client-driven change and other client risks are not allowed for.
10. Assumptions, exclusions and notes
Assumptions and inclusions
- Automated early-stage estimate generated from the 3D model; it is not a substitute for a cost plan prepared by a qualified cost consultant.
- Element mapping is automatic (IFC class if present, else geometry/material rules) unless overridden.
- Contingency allowances and the indicative range are stage-based placeholders (±20%), not statistically validated.
- Labour and plant by element are apportioned from the programme; totals reconcile to the labour/plant bills.
- Shared plant (cranes, hoists, lifts, telehandlers, forklifts) is shown in the contractor’s site costs; operational plant sits in the elements.
- Contractor overheads and profit are applied to building works and site costs only; fees, statutory costs and contingency carry no contractor markup.
- Price movement is applied to construction cost, design fees and contingency; statutory and other client costs are not inflated.
- VAT is indicative: works at 20%, professional fees at 20%, statutory fees outside scope, insurance exempt.
Exclusions
- Land acquisition and legal costs of acquisition
- Finance and funding costs
- Client’s own costs, marketing and sales costs
- Work to existing buildings (new build only)
- Prefabricated or modular buildings unless modelled as elements
- Client-driven change and other client risks
- VAT recovery / partial exemption position
- Out-of-hours working and acceleration
