Wycombe District Council...1.1 Adams Integra have been asked by Wycombe District Council to produce a Viability Assessment, to support the Council in developing and bringing to adoption

Wycombe District Council

Viability Assessment

Final Report

February 2015

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Executive Summary 4

1. Introduction 6

2. What the Appendices show 8

3. The Council’s Current Policy Position 10

4. Methodology 11

Housing Numbers 11

Appraisal Modelling 12

Viability and Viability Thresholds 13

Premiums and Buffers in relation to existing use values 16

Profit 17

Density and Housing Mixes 17

Build Costs 18

Summary of Valuation Inputs 19

Affordable Housing 19

Sales Values 20

Community Infrastructure Levy (CIL) and s106 costs 22

Methodology relating to Strategic Sites 22

Sensitivity Testing 22

Methodology relating to Rural Exceptions Sites 24

5. Findings 25

6. Conclusions 32

7. Recommendations 35

Figures

1. Comparison of windfall sales values with High

Wycombe strategic sites’ values. 21

2. Table of rural exceptions sites results. 31

Appendices

1: Assumed housing mixes at various affordable proportions, assuming

66% rented.

1A: Assumed housing mixes at various affordable proportions, assuming

50% rented.

2: Assumptions made about the strategic sites, taken from the

Development Capacity Study 22

nd

October 2013.

3: Strategic sites housing mixes assuming 66% rented.

3A: Strategic sites housing mixes assuming 50% rented.

4: Tables of sales research. Second hand examples.

5: Tables of sales research. Newbuild examples.

6: Value points tables.

7: Land values and surpluses over existing use value for the strategic

sites.

7A: These tables extract figures from the appraisals for the strategic sites,

showing the different appraisal inputs, resulting in the surpluses over

existing use value, as shown.

7B1: Lower level of sales values applicable to the strategic sites.

7B2: Higher level of sales values applicable to the High Wycombe sites.

7C: Tables showing the different land values arising for the High Wycombe

sites, relative to the lower and higher sales value assumptions.

8 and 8A: Tables showing the land value outcomes for the notional sites

and comparing these outcomes to the assumed existing use value

thresholds, to assess viability.

9: The questionnaire that was sent out to house builders at the beginning

of the study.

10: The table of BCIS build costs for the Wycombe area, as at November

2013.

11: The cumulative impact of sensitivity testing, to increase build costs,

alongside increased CIL levels, with affordable housing assumed at both

30% and 40%.


Viability Assessment – Final Report

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1. This viability assessment provides support to the Council in developing and

bringing to adoption a new Local Plan. It considers the viability of a

number of development scenarios, using both notional and proposed

strategic sites.

2. We have considered the 2011 viability report into Community

Infrastructure Levy (CIL) when forming the assumptions for this study.

3. We have undertaken our own sales research, from which we believe that

three geographical locations can be justified. These would be:

a. High Wycombe/Stokenchurch

b. Princes Risborough/Bourne End

c. Marlow and remaining areas

4. With regard to the strategic sites, we undertook a series of valuations that

excluded wider infrastructure items. The reason for this was to provide the

Council with an idea of the “pot” of money that might be available for

infrastructure, deducting the existing use value from the land value of the

proposed development. We have expressed the resulting surpluses as both

absolute sums and also as sums per hectare of the land area. It will be

seen from section 5.3 that these surpluses range from approximately

£363,000 per hectare to £1,400,000 per hectare (£147,000 to £567,000

per acre), depending upon location.

5. Whilst the strategic sites all show positive surpluses, we highlight in the

report the fact that the existing use values are based upon assumptions of

the site areas, from which a landowner would expect to see a return. A

range of site and development areas was provided by the Council and we

applied an existing use value to the area, as agreed with the Council.

6. In order to develop further conclusions as to the viability of the strategic

sites, we would need to understand more about the costs of providing

necessary infrastructure, over and above the allowances that we have

made. We have, however, included allowances for CIL, s106 costs and

road infrastructure to service the sites.

7. The notional sites include allowances for CIL and S106 costs, but do not

include any allowances for further roads and services infrastructure. To

this extent, they are assumed to be serviced sites.

8. The following paragraphs summarise the outcomes to the report.



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9. With regard to the notional sites, we are looking for viability in locations

such as High Wycombe and Stokenchurch, when assessed against existing

employment and Greenfield uses; we believe that these uses will provide

most of the future housing supply.

10. The outcome of the study would appear to show that these locations are

viable at the Council’s current levels of both CIL and affordable housing

requirements. This is illustrated at Appendix 8A, with 30% and 40%

affordable housing, affordable rent at 65% market rent and shared

ownership with a 30% sale. The rented element is 66% of the affordable

housing. At value point 2 and 30% affordable, we see good viability

against all Greenfield and employment uses. At 40% affordable, we see a

similar outcome, although viability against the higher employment

threshold is more marginal.

11. It is evident, however, that there are viability difficulties when assessed

against residential uses, in most scenarios, particularly in lower value

locations. This need not necessarily be a problem, if the Council is not

relying upon existing residential land for future housing supply.

12. We have concluded, therefore, that the Council can retain its current

policy levels of affordable housing.

13. The sensitivity analysis at Appendix 11 shows that viability would not be

significantly affected if build costs were 10% higher than those assumed

as base figures for the report. There would, however, be an adverse

impact in lower value locations if CIL were to be increased beyond its

current level of £125 per square metre.

14. We do believe, however, that the higher value locations could bear both a

10% increase in base build costs and a 10% increase in CIL to £165 per

square metre.

15. With regard to rural exceptions sites, we conclude that viability occurs in

the context of affordable rent and of social rent, particularly if the land

values expressed by the Council’s Rural Enabler and rural specialist

Registered Provider are able to keep to a maximum of £10,000 per plot.

We conclude, however, that the availability of grant cannot be assumed, in

which case social rent would need to be supported by an element of

shared ownership tenure to remain viable.



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1.1 Adams Integra have been asked by Wycombe District Council to produce a

Viability Assessment, to support the Council in developing and bringing to

adoption a new Local Plan.

1.2 Wycombe District Council is in the process of producing a new Local Plan

that will cover the period to 2031. Once adopted the new Local Plan will

replace the current Core Strategy (adopted July 2008) and all remaining

saved policies of the Local Plan (2004) and will sit along the Delivery and

Site Allocations Plan for Town Centres and Managing Development

(Adopted July 2013).

1.3 The Council produced a brief for the assessment, dated October 2013, the

objective of which was to assist the Council in satisfying the viability and

deliverability tests as set out in the National Planning Policy Framework,

particularly that the Council’s policy and infrastructure requirements will

remain financially viable over the plan period. Specifically, the study

should:

Undertake research of current and projected new housing values and

build costs in Wycombe district.

Test a range of different affordable housing targets and site size

thresholds across the district and in relation to specific sites using

appropriate modelling techniques. This is to include:

o To assess the effects on a range of potential affordable housing

requirements of other national and local policy requirements such

as open space standards, building standards and CIL.

o To assess the viability of applying affordable housing requirements

on a range of site and development sizes and different previous

land uses.

Assess the viability of a number of potential strategic sites, taking

account of affordable housing requirements, indicative infrastructure

requirements, CIL and other relevant policy requirements/standards.

To assess whether a change to the current CIL levels may be

necessary across the district or on specific sites.



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1.4 In producing this report we have, therefore, had regard to National

Planning Policy Guidance and paragraph 173 of the National Planning

Policy Framework. More practical guidance comes from the RICS (Financial

Viability in Planning August 2012) and the Local Housing Delivery Group,

whose report “Viability Testing Local Plans” was published in June 2012.

We have noted the key principles that are set out in these reports and

which are relevant to a study such as this.

1.5 We have also had regard to an earlier study, carried out for the Council,

and titled Community Infrastructure Levy Viability Assessment and dated

November 2011. The methodologies for the two reports are similar and it

is, therefore, relevant to consider the inputs and conclusions that might be

relevant. These might include valuation inputs such as build costs and

sales values, although these have also been the subject of our own

independent, current research.

1.6 It is in the nature of studies such as this that time will pass between the

preparation of the report and any adoption of recommendations. It is

necessary, therefore, to “future-proof” the report to allow the viability

impact of different market conditions to be assessed. We have approached

this in the following ways:

Sales values are based upon a value points table, whereby different values

can be assumed for a specific house type, depending upon location. In this

way, we can also see the impact of rises and falls in values, depending on

where the values sit in the table.

It is possible that increased sales values will also imply increased build

costs. We have, therefore, carried out sensitivity work on the notional

sites by increasing build costs by 10%.

With regard to the strategic sites, we have also considered a rise of 5% in

the sales values of the High Wycombe sites.

1.7 The structure of the report is arranged as follows:

We begin by explaining briefly the nature of the various appendices that

are attached. We then go on to set out the methodology and assumptions

that have been adopted. Under this section we discuss the valuation

method that is used, together with the assumptions made in respect of the

different valuation inputs, such as sales values and profit. We also discuss

the concept of viability and the different ways in which it needs to be

considered in different circumstances, for example between agricultural,



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commercial and residential existing uses. From this, we propose viability

thresholds, being land values per hectare, that are used to assess the

viability of the specific valuation scenarios.

As part of the brief, the Council also asked us to consider the viability

position of rural exceptions sites. The methodology of these is explained,

together with outcomes and conclusions.

Following on from the methodology and assumptions, we discuss our

findings in relation to both the notional and strategic sites, together with

the rural exceptions scenarios. We do this by specific reference to the

attached appendices.

From the findings, we then draw our conclusions and final

recommendations.

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By way of an introduction to the attached appendices we should point out that, in

connection with the notional sites, the study is based upon the outcome of a

series of valuations, each of which reflects a particular scenario, such as unit

numbers, mixes and proportions of affordable housing. These scenarios were

agreed with the Council at the outset. The appendices build up, therefore, to

valuation outcomes, from which we can make assessments of viability.

The appendices are attached to this report, for the purpose of illustrating the

main points of the text. We describe these briefly as follows:

1: Assumed housing mixes at various affordable proportions, assuming 66%

rented.

1A: Assumed housing mixes at various affordable proportions, assuming 50%

rented.

2: Assumptions made about the strategic sites, taken from the Development

Capacity Study 22

nd

October 2013.

3: Strategic sites housing mixes assuming 66% rented.

3A: Strategic sites housing mixes assuming 50% rented.

4: Tables of sales research. These are second hand examples.



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5: Tables of sales research. These are new build examples.

6: These are the value points tables. They show not only the values for market

housing, but also the values assumed for the affordable housing. Affordable rents

are shown at different percentages of market rent, while shared ownership is

shown with different sales proportions. The relevant geographical locations are

shown at the top of the columns for value points 2, 3 and 4.

7: These tables show the land values and surpluses over existing use value for

the strategic sites. Different proportions of affordable housing are assumed, along

with different affordable housing tenure mixes. There are different sets of tables

for 66% rented and 50% rented scenarios.

7A: These tables extract figures from the appraisals for the strategic sites,

showing the different appraisal inputs, resulting in the surpluses over existing use

value, as shown. We are assuming 40% affordable housing, of which 66% is

rented. This appendix also includes the figures for the Princes Risborough growth

area. From the text of the report, it will be seen that we have also tested

marginal increases to the sales values of the High Wycombe sites and the impact

of this is also shown.

7B1: Lower level of sales values applicable to the strategic sites.

7B2: Higher level of sales values applicable to the High Wycombe sites.

7C: Tables showing the different land values arising for the High Wycombe sites,

relative to the lower and higher sales value assumptions.

8 and 8A: Tables showing the land value outcomes for the notional sites and

comparing these outcomes to the assumed existing use value thresholds, to

assess viability.

9: This is the questionnaire that was sent out to house builders at the beginning

of the study, to develop an evidence base of valuation inputs.

10: This is the table of BCIS build costs for the Wycombe area, as at November

2013.

11: These tables show the cumulative impact of sensitivity testing, to increase

build costs, alongside increased CIL levels, with affordable housing assumed at

both 30% and 40%.



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3.1. The Council’s affordable housing policy is contained in policy CS13 of the

Core Strategy adopted in 2008. It currently seeks 30% affordable

accommodation, by bed spaces, on sites of 15 units or more in High

Wycombe, Marlow and Princes Risborough. Elsewhere the threshold is 5

units. On Greenfield sites and sites used previously for business uses the

proportion rises to 40%.

3.2 Further policy guidance is provided in the Council’s Planning Obligations

Supplementary Planning Document dated April 2013. We set out below

extracts from this document that relate to the provision of affordable

housing.

Which developments should provide affordable housing?

In High Wycombe Urban Area, Marlow and Princes Risborough – sites of

15 dwellings or more or a minimum of 0.5ha.

In Remainder of District – sites of 5 dwellings or more or a minimum of

0.16ha.

How Much Affordable Housing will be sought?

On Greenfield sites and land last used for business (i.e. “B” use classes) or

a similar sui generis employment-generating use, at least 40% of the total

bed spaces.

On other sites, at least 30% of the total bed spaces.

What tenure mix is being sought?

Two-thirds (66%) of affordable housing provided should be Affordable

Rent or Social Rent, or a combination of the two.

One third (34%) of affordable housing provided should be for certain

intermediate affordable housing products – mainly shared ownership or

shared equity.

What dwelling size mix is being sought?

For Social and/or Affordable Rented accommodation, around 50% one and

two bed properties, 50% three and four bed (or more) properties.

For shared ownership/shared equity the vast majority should be for 1 and

2 bed properties.



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4.1 In this section we discuss the means by which we have sought to respond

to the Council’s brief in testing viability across a range of residential

scenarios.

4.2 The first fundamental point to make is that part of the study consists of

the testing of notional sites. As explained earlier, these are not actual

sites, but are developed by parameters that have been agreed with the

Council. The implication of this is that we are creating a series of unit

numbers and densities that reflect those that might be experienced across

the Wycombe District area.

4.3 The advantage of notional sites is that they can be created to represent a

full spread of scenarios, in such a way that maximises the chances of the

outcomes reflecting most situations on the ground. To rely solely on actual

sites would risk the study being based upon a narrow range of scenarios

that might not be applicable in every instance.

4.4 One of the considerations in assuming notional sites is to ensure that the

valuation inputs reflect the experience of developers on the ground in the

area. We have sought to address this situation by seeking information

from local developers for the inputs into the study, as discussed further

below.

4.5 We go on to discuss the methodology in relation to the notional sites,

before going on to the strategic sites.

4.6 Housing Numbers

4.6.1 It was agreed that we would test sites of 1, 4, 10, 25, 50, 100 and 400

units for viability with on-site affordable housing, covering densities of 30

and 50 dwellings per hectare. These numbers are designed to reflect the

range of developments that might arise across the plan area, although

they do not apply to more strategic sites, where an element of off-site and

on-site infrastructure might be required. The modelling undertaken

assumes that the target for affordable housing is expressed in bed spaces,

hence 40% bed spaces would be the Council’s policy requirement. In

actual fact because affordable homes are normally smaller than market

homes the % in unit numbers may differ from the 40% bed space target

to actual units. Another suggestion was to use floor areas of 40% to

represent the target. This example may significantly increase the % in



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numerical dwelling terms. Whilst normally Adams Integra – for simplicity

– recommend unit numbers as the target we are content that, in the

locality, there is an understanding of the calculation of bed spaces and

thus no change is recommended from existing policy, custom and practice.

4.7 Appraisal Modelling

4.7.1 In order to assess the viability of the different sites, we use a bespoke

valuation toolkit that carries out a residual land valuation, the result of

which is then compared to either existing or alternative land values. The

residual appraisal is, essentially, a calculation of land value that deducts

all anticipated costs of a project from the expected revenues to leave a

“residue” that will be available for the land purchase. It needs to be

remembered that this residue is created once the costs of acquiring and

financing the land have been deducted, so it is the net land figure that is

of interest, when comparing to other potential uses for viability purposes.

This is discussed further below.

4.7.2 The residual land valuation relies upon a series of inputs. These inputs

would set out:

The number, mix and floor area of the units to be built.

The values attributable to these units, leading to a total sales

revenue.

The build costs of the units, leading to a total build cost.

The professional fees and pre-start site investigations that would

be required.

The finance costs.

The required profit.

4.7.3 These inputs should relate to the same moment in time, since many of the

values will vary with market conditions.

4.7.4 With regard to methodology around the appraisal inputs, we would make

the following comments:

In order to ascertain the current appropriate levels of the various

valuation inputs, we approached developers who build either in or

close to the plan area. We also conducted telephone discussions

with local agents, particularly in connection with the values of

alternative land uses.

The developer response was limited, but we believe that our

experience of these studies, together with published data and the



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evidence from the previous viability report, has allowed us to

derive robust inputs for the local area.

4.7.5 The following headings set out the background to both assessing viability

and creating the valuation inputs that result in the land values for each

scenario.

4.8 Viability and Viability Thresholds

4.8.1 Viability is at the heart of a study such as this and it is, therefore,

important that we define what we mean by the term.

4.8.2 In essence, viability is the measure by which a project will be judged to be

worth pursuing. The way in which viability is measured will depend upon

individual circumstances, which will vary between, for example, a

landowner and a developer that might be interested in purchasing the

land.

4.8.3 From the developer’s point of view, the main measure of viability will be

the profit generated by the project, assuming a specific land value.

Sufficient profit is required in order to provide an incentive to proceed with

a project, while also being necessary to attract funding. The attitude of

lenders will relate to risk and the required profit level will rise and fall with

the assessment of that risk.

4.8.4 The landowner, on the other hand, has other considerations when deciding

to bring his land forward for housing, the main ones being an existing use

value or the value of an alternative use that might receive planning

permission. The levels of any alternative value will vary, depending upon

both locational factors and the specific alternative use that might be

feasible.

4.8.5 For the purpose of studies such as this, we are basing our assessment of

viability on the land values that arise from the valuations of the different

development scenarios. Each scenario will produce a different land value,

based upon factors such as density, sales values and build costs. If we

express the land values, produced by the valuations, in terms of sums per

hectare, then we can compare these to the existing or alternative uses

that could apply to the site.

4.8.6 In this connection, we use the term “viability threshold” to describe the

value that needs to be exceeded before a scenario can be called viable.



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4.8.7 In order to make viability comparisons with different land uses, we need to

establish values for the viability thresholds. For the current study, the brief

asked that three alternative uses be considered, being Greenfield,

residential intensification and employment land.

4.8.8 An existing Greenfield use would apply particularly to the strategic sites

that we have considered.

4.8.9 The owner of agricultural land will look for a significant uplift on current

value before the land is released for development, in the knowledge of

potential land values arising from a residential planning permission.

Furthermore, in the light of the fact that Greenfield sites will require more

infrastructure to serve them and will potentially have less certain planning

outcomes, it is not uncommon for the land purchase agreement to be in

the form of an option, where the land price is not stipulated at the outset.

Instead, the price to be paid might be left for agreement once a planning

permission is obtained. These option agreements will usually set a

minimum land value to be paid by the developer, such that the landowner

is not obliged to proceed with a sale below this level. It is usually the case,

however, that this minimum value is arrived at through negotiation, as

opposed to anything more scientific. It is therefore difficult to say that any

particular value is right or wrong in all circumstances.

4.8.10 We do have experience of negotiating these option agreements. In the

light of this, we would propose a viability threshold for existing agricultural

uses at £350,000 per hectare (£142,000 per acre). Bearing in mind the

fact that these viability thresholds reflect the point at which a landowner

could be expected to part with his land for development, we believe that

this is a realistic way to reflect the threshold.

4.8.11 We note that the CIL report of 2011 applied a range of existing use values

for Greenfield sites, from £200,000 per hectare (£81,000 per acre). We

have not applied a range, since we do not believe that agricultural values

will vary significantly across the District. We have, however, increased the

base level, since it is our own experience that the agricultural thresholds

for studies such as this are at a higher level, generally between £300,000

and £450,000 per hectare (£121,000 to £182,000 per acre). We believe

that it is also necessary to bear in mind the recent rises in the value of

agricultural land.

4.8.12 We should point out that these existing use values for agricultural land

represent the hope of future development value and are not open market

values for agricultural land with no “hope” value. These higher values



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typically apply, therefore, in circumstances where a developer is

negotiating the purchase of agricultural land for development.

4.8.13 With regard to residential existing use values, it should be noted that site-

specific issues will have a significant bearing upon the viability outcome.

For example, if only part of a residential property is being developed, then

the extent of any fall in the value of the remainder will depend upon a

number of factors. These will include the value and condition of the

existing property, whether the new development enjoys a separate access

and the physical impact of the new development upon the existing.

4.8.14 On the other hand, if the entire property is being redeveloped, then the

viability of the proposal will be dictated by the value of the existing in

relation to the value of the completed development. If the existing house

is in a good condition in a high value location, then viability is likely to be

difficult. If the existing property is either in a poor condition in a good

location, occupies only a small part of the site, or both, then the value of

the new development in relation to the existing will be higher and viability

will be improved. In most instances, we believe that viability will be better

where only a part of a residential property is taken for development.

4.8.15 Whilst published data in relation to residential land values has been

available from such organisations as the Valuation Office agency, this data

focuses on very few centres, such that it is difficult to conclude on values

elsewhere. As above, we need to take into account both our own

experience of such values, together with values in the 2011 CIL report. We

note that a residential land value was expressed as a range between

£1,500,000 and £2,000,000 per hectare (£607,000 to £810,000 per acre),

presumably reflecting the different scenarios that we have described

above.

4.8.16 From our own experience, and taking into account the current residential

sales market, we believe that these figures could be low. For the purpose

of this study, we have, therefore, increased these thresholds to

£2,000,000 and £4,000,000 per hectare (£810,000 and £1,620,000 per

acre) respectively.

4.8.17 With regard to employment uses, the 2011 report proposed a range from

£750,000 per hectare to £1,500,000 per hectare (£304,000 to £607,000

per acre). We have carried out our own research and have had discussions

with three prominent local commercial agents. The agents commented

that employment values would be higher along the M40 corridor and lower

elsewhere. This implies that we would be assessing viability of lower value

locations, such as High Wycombe and Stokenchurch, and the higher value



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location of Marlow, against the higher employment existing use values.

This would have the effect of reducing overall viability. Conversely, the

viability of higher value locations elsewhere in the District would be

improved, as they would be assessed against a lower employment existing

use value. We have applied, therefore, two levels of employment land

threshold to reflect these locations. In addition, we have considered

viability against a third employment threshold, that assumes a scenario in

which a level of abnormal on-site costs are experienced. The three

thresholds are set out below.

4.9 Premiums and buffers in relation to existing use values

4.9.1 In order to comply with the spirit of viability guidance provided by NPPF,

we are not applying costs and requirements that will test viability to its

limits. We need to assume that, in spite of the allowances assumed for the

study, there will be specific instances where issues such as abnormal costs

will impact further on viability.

4.9.2 For this reason, we apply premiums to the existing use values, as

appropriate, to allow for such abnormals and still allow development to

proceed. For this study, we will apply premiums of around 25% to the

employment threshold values. We do not believe it necessary to apply any

further premium to the agricultural values, since our adopted level is

already significantly larger than the existing use value. Likewise, we are

assuming that our residential thresholds would already include an element

of premium at these levels.

4.9.3 By way of summary, the thresholds that we will use to assess viability in

this report will be:

Agricultural existing use

£350,000 per hectare

£142,000 per acre

Commercial/employment existing use:

Reflecting a level of abnormal costs:

£1,700,000 per hectare

£688,000 per acre

With no abnormal costs:

High Wycombe/Stokenchurch/Marlow

£1,400,000 per hectare

£567,000 per acre

Remaining areas



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£950,000 per hectare

£385,000 per acre

Residential existing use £2,000,000 per hectare, £810,000 per acre

To £4,000,000 per hectare, £1,620,000 per acre

4.9.4 Later in the report, in the Findings section, we discuss the valuation

outcomes against these viability thresholds.

4.9.5 We should point out that these viability thresholds are not site valuations

in the individual uses. A particular site would need to be valued on its own

merits, using site-specific costs and values. The viability thresholds

indicate the land values per hectare that, we believe, would need to be

achieved in order to persuade landowners/developers to release land for

development.

4.10 Profit

4.10.1 Profit is vitally important to a project, as a means of assessing its viability.

Profit requirements will vary according to market conditions and current

conditions are leading to higher profit expectations, particularly from

lenders. Since profit is, perhaps, most associated with anticipated sales

risks, it is common to express it as a percentage of the anticipated sales

revenue.

4.10.2 On the other hand, sales risk is greater from the market housing than

from the affordable housing. We adopt, therefore, different profit levels for

each sector.

4.10.3 We are expressing profit on both market housing, with a greater sales

risk, and on affordable housing, with a smaller sales risk.

4.10.4 We are aware of the common levels of profit that might be adopted in the

industry and, based on these, we have adopted 20% of sales revenue for

the market housing and 6% of revenue for the affordable housing.

4.11 Densities and Housing Mixes

4.11.1 It was agreed with the Council that we would test the notional sites at

densities of 30 and 50 dwellings per hectare, in order to provide a range of

sites that might come forward in the future.



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4.11.2 In formulating the mixes, our methodology has been to set targets for

floor area per developable hectare and then apply an appropriate mix that

sits within this floor area.

4.11.3 At Appendices 1 and 1A we are attaching tables that show the adopted

mixes for the study at various densities, together with the assumed floor

areas for the different house types.

4.11.4 In drawing up these mixes, we needed to adopt a standard that would

allow us to say that a particular mix is appropriate for the scenario in

question. Since we are using land values per hectare as our viability

criteria, we are applying the unit numbers to sites of specific sizes,

dictated by the different densities. Each density scenario will imply,

therefore, a different mix of units, as shown in Appendix 1. We adopt a

standard that relates to the floor area that can reasonably be

accommodated on a site for a speculative housing development. Through

past experience and discussions with developers, we believe that it is

reasonable to base our housing mixes on an accommodation level of

between 3,500 and 4,500 square metres per hectare, depending upon the

density and the resulting likely form of development. The resultant

accommodation levels per hectare can be seen in the right hand columns

of Appendix 1.

4.11.5 For this study, we have needed to bear in mind the fact that the Council

expresses its affordable housing requirements as a proportion of bed

spaces, not numbers of affordable units. This has been taken into account

in formulating the mixes to comply with such policy requirements and can

result in the overall floor area per hectare differing from the above figures.

4.12 Build Costs

4.12.1 Build costs are assumed to reflect code 3 of the Code for Sustainable

Homes, as agreed with the Council. Whilst we asked developers about

their experience of build costs locally, the response was very limited. We

have, therefore, adopted costs based on other sources, such as the BCIS

index, which was also used for the 2011 CIL report.

4.12.2 As a result, we have adopted base build costs of £1,020 per square metre

for houses and £1,243 per square metre for flats. In addition, we have

assumed a cost for sustainability issues at £3,500 per unit and have also

allowed the sum of £3,000 per unit for abnormal costs that might be

considered inevitable. For example, in Wycombe District, we are assuming

that a significant number of developments will take place on sloping sites,

where build costs will be higher.



Ref: 131391 Page|19

4.12.3 When we consider build costs in relation to the strategic sites, we apply

such abnormal costs in specific circumstances, depending upon the nature

and topography of the site.

4.12.4 The BCIS index provides cost information for a range of property types

and locations. We set out, at Appendix 10, the latest build cost figures

from BCIS for different house types in the Wycombe area. As in the 2011

CIL report, we have focussed on the quoted median cost figures. It should

be borne in mind that BCIS figures are quoted net of externals costs. As a

rule of thumb, we add 15% to the costs to cover this item.

4.13 Summary of Valuation Inputs

Densities tested, dwellings per hectare 30 and 50

Build costs houses per sqm £1,020

Build costs flats per sqm £1,243

Percentage build cost for professional fees: 12%

Percentage of sales revenue for sales and marketing costs: 3%

Finance rate: 6.5%

Build cost contingency: 5%

Profit on market housing 20%

Profit on affordable housing 6%

4.14 Affordable Housing

4.14.1 We agreed with the District Council that we would test the various

scenarios at affordable housing bed space proportions of 10%, 20%, 30%

and 40%. The affordable element provides for affordable rent at both 65%

and 80% of market rent, along with social rent and shared ownership

units. The proportion of the shared ownership units that is initially

purchased is tested at 30, 35, 40 and 50%.

4.14.2 The rented element of the affordable housing is assumed to be 66%, by

bed spaces, as set out in the Council’s Planning Obligations SPD of April

2013. We have, however, tested scenarios at both 66% and 50% rented

bed spaces within the affordable housing.

4.14.3 The revenues for the different affordable housing tenures were provided

through contact with registered providers and our own research. This

research was particularly looking at market rents, in connection with the

affordable rented units.



Ref: 131391 Page|20

4.14.4 With regard to the strategic sites, we used the HCA Development Appraisal

Toolkit, March 2013. This calculates affordable housing revenues from

both rents and capital values that we researched, applying appropriate

management costs and yields, from which the values are created.

4.14.5 The resultant assumed revenues for the affordable housing can be seen as

part of the Value Points tables that are included as Appendix 6.

4.15 Sales Values

4.15.1 Our initial sales research was carried out during November 2013. It took

the form of both online research, mainly from Rightmove, and on-the-

ground research of new developments in the locality. Our priority was to

research values for new build developments across the plan area, since it

is these developments that would provide a large proportion of the

Council’s affordable housing stock, whilst also incurring a level of CIL

charge. Where there was a lack of new build evidence, we would consider

second hand properties that had recently been built on speculative

estates, that would correspond as closely as possible to those that form

the basis of our valuations. The prices quoted to us for the individual

properties will be asking prices. Our enquiries in respect of the new build

developments revealed that developers would sell at a figure below the

asking price, especially at the tail-end of a development or if the

purchaser was in a good position to proceed. Our adopted values, for both

the notional and strategic sites, take this reduction into account.

4.15.2 When undertaking studies of this nature, it is common to identify different

geographical locations, where similar levels of value might apply. This is

particularly relevant in the context of the Community Infrastructure Levy

(CIL), which has been set by the Council at two levels. The lower level

applies to High Wycombe and Stokenchurch, while the higher level applies

to other areas.

4.15.3 It will be seen from our value points tables, at Appendix 6, that we have

specified three areas, being Stokenchurch and High Wycombe at value

point 2, Bourne End and Princes Risborough at value point 3, with Marlow

and other areas at value point 4. This results from the research and allows

a finer-grain analysis of viability.

4.15.4 The value points tables at Appendix 6 illustrate what could be considered

as values for “windfall” sites, which could be either brownfield or

greenfield. With regard to High Wycombe, it is relevant to note that a

number of current new build developments are on brownfield sites in

differing locations, whereas the majority of the planned sites are in more



Ref: 131391 Page|21

valuable, Greenfield locations around the town. We have, therefore, taken

this into account in our pricing, with enhanced values for the strategic

sites. This can be illustrated in the table below, where we compare the

values assumed for the High Wycombe strategic sites, with the “windfall”

values in the value points table.

Figure 1:

Comparison of windfall sites sales values with strategic sites sales values

(High Wycombe)

Housetype Value Points Gomm Valley and Terriers

Table Abbey Barn Farm

1 bed flat £165,000 £165,000 £175,000

2 bed flat £200,000 £210,000 £230,000

2 bed house £233,000 £240,000 £270,000

3 bed house £294,000 £305,000 £330,000

4 bed house £390,000 £410,000 £420,000

5 bed house £550,000 £550,000 £565,000

4.15.5 The value points tables are intended to show a range of values for the

different house types across the District. The researched values are those

shown at value points 2-4, as above. We have then applied a form of

sensitivity analysis by setting value point 1 at 5% below value point 2;

value point 5 is set at 10% above value point 4. In this way we can assess

viability in the context of different movements in the sales market.

4.15.6 It will be seen that the value points tables also show the adopted revenues

for the affordable housing.

4.15.7 Sales values attributable to the strategic sites are shown separately at

Appendix 7B.

4.15.8 In light of the reported growth in house prices over recent months, we

have also considered the viability impact of potentially higher values for

the High Wycombe sites, representing the lower end of the value range for

the District. This allows us to apply a sensitivity check, to understand the

extent to which market movements might alter the viability of the High

Wycombe sites.

4.15.9 At Appendix 7B we set out the sales values that have been assumed for all

the strategic sites. We have divided this into two tables, with 7B1

representing researched values at November 2013 and 7B2 increasing the



Ref: 131391 Page|22

High Wycombe values by some 4-6% over the 2013 values. We discuss

the outcome of this exercise in the Findings section.

4.16 Community Infrastructure Levy (CIL) and s106 costs

4.16.1 The Council has adopted CIL at £125 per square metre for High Wycombe

and Stokenchurch, with £150 per square metre elsewhere. These CIL

levels have been included in our appraisals, with £125 per square metre

being applied at value points 1 and 2, with £150 per square metre being

applied at value points 3-5. It should be noted that CIL is applied to the

market housing only.

4.16.2 In addition to CIL, we have applied a s106 cost of £1,000 per unit for all

appraisals, notional and strategic.

4.17 Methodology relating to the strategic sites

4.17.1 The strategic sites are listed in the table at Appendix 2, which also

includes assumptions relating to unit numbers and gross/net developable

areas. It is important to note the assumptions that we have made for the

gross site areas, from which the calculations of existing use value are

made. These assumptions are set out in Appendix 7, in the column headed

Gross Area for EUV, where we are calculating the existing use values from

the Developable Areas shown in Appendix 2.

4.17.2 The significance of this issue is that the surpluses arising for each site are

calculated by deducting the existing use value, at £350,000 per hectare

(£142,000 per acre), from the development’s land value.

4.17.3 The methodology for the strategic sites is similar to that for the notional

sites, in that we are using a residual land appraisal to calculate a land

value arising from the particular development, based on the housing mixes

enclosed at Appendices 3 and 3A. In the case of the strategic sites,

however, we can also apply more site-specific criteria, such as

infrastructure levels and abnormal costs for slopes.

4.17.4 The infrastructure items are not to do with CIL; these are the roads and

services that need to be brought into the site, in order to create the

individual “serviced” sites on which the houses would be built. This cost

needs to be added to the base build costs adopted for the units. We have

sought advice on these costs in the past and have adopted a figure of

£520,000 per hectare (£210,000 per acre), applicable to half the

residential area. We adopt half the residential area for this infrastructure



Ref: 131391 Page|23

on the basis that an efficient use of land will minimise the area of this

infrastructure land, in order to maximise the developable area.

4.17.5 In certain instances, we have also allowed an extra cost for sloping sites at

a rate of £3,000 per unit. This would be an extra over cost to create

suitable levels for building.

4.17.6 It should be noted that we have assumed that certain strategic sites would

be divided into different phases, with more than one developer on site.

These phases might be around 100 units each, having simultaneous build

and sales periods. This is relevant to our consideration of such matters as

finance costs. This phasing assumption would relate to all the strategic

sites, with the exception of Abbey Barn North and Slate Meadow.

4.17.7 We have also considered the viability of the Princes Risborough Growth

Area, which includes the sites at Longwick Road and Park Mill Farm,

having a proposed total of 2,500 homes. The viability outcomes in relation

to this site are included at Appendices 7A and 7B.

4.18 Sensitivity Testing

4.18.1 We have described above the way in which the value points table provides

an element of sensitivity testing of the sales values in the District. We

need to also consider the impact of different levels of build cost. As part of

its brief for this study, the Council also asked us to consider whether there

is evidence to support a variation to the adopted levels of CIL, while

maintaining viability.

4.18.2 We are attaching, at Appendix 11, tables that show the impact of

increasing build costs by 10%, along with increases in CIL levels,

assuming affordable housing at both 30% and 40%. At the more sensitive

value points 1 and 2, we have increased CIL by 5%. This takes it from

£125 per square metre to £131 per square metre. At value points 3-5 we

have increased CIL by 10%, taking it from £150 per square metre to £165

per square metre. We have also carried out this exercise in the context of

a potential affordable housing scenario, with affordable rent at 65%

market rent and shared ownership at 30% sold.

4.18.3 The outcomes of this sensitivity testing will be discussed in the Findings

section, below.

4.19 Methodology relating to Rural Exceptions Sites



Ref: 131391 Page|24

4.19.1 The methodology relating to rural exceptions sites is similar to that

employed for the rest of the report, namely that we are considering land

values for different scenarios although, in this case, the emphasis is on the

provision of affordable housing.

4.19.2 For the purpose of this exercise, we have assumed sales values that

reflect the more expensive village locations, although market values have

been reduced by some 20% to reflect the high proportions of affordable

housing in a rural exceptions scheme.

4.19.3 The examples shown below are a mix of 2 bed houses and 3 bed houses

on 0.33 hectares.

4.19.4 All scenarios have an EUV of £100,000, being 10 units at £10,000 per plot.

This level has been confirmed by registered providers as being the land

value payable. The build costs have been supplemented to reflect the fact

that these will be more one-off types of development.

4.19.5 There have been few recent rural exceptions schemes developed in

Wycombe in the last few years. This has been due to a variety of reasons;

this report assesses whether there is a viability issue which may be

impeding delivery. The lack of available Homes and Communities Agency

or Local Authority grant may be an issue.

4.19.6 The NPPF supports the potential to introduce some market development

onto exceptions sites, it states in paragraph 54:

“In rural areas, exercising the duty to cooperate with neighbouring

authorities, local planning authorities should be responsive to local

circumstances and plan housing development to reflect local

needs, particularly for affordable housing, including through rural

exception sites where appropriate. Local planning authorities

should in particular consider whether allowing some market

housing would facilitate the provision of significant additional

affordable housing to meet local needs”.

4.19.7 Other Local Authorities have considered the delivery of affordable housing

and have given thought to ways in which value can be enhanced to either

replace grant or act as an added incentive to landowners, by substituting

some market housing into what would otherwise be a 100% affordable

scheme.



Ref: 131391 Page|25

4.19.8 This part of the report is supported by 12 HCA Development Appraisal

Toolkit examples of a typical rural exceptions scheme. The outcomes of

these appraisals are discussed in the Findings section.

At this point we should mention some notes and limitations

of a report of this nature.

We will be discussing viability, partly in terms of notional sites and a series

of scenarios that result in land values per hectare, applicable to that

scenario. These land values give a broad indication of viability; as stated

above, they are not intended to suggest that land values will be at these

levels in all specific circumstances.

We will relate land values per hectare, arising from the different

scenarios, to viability thresholds. These thresholds are expressed as sums

per hectare and are designed to offer a general overview of potential

alternative uses, based upon available information. The thresholds will not

be applicable to every specific site and it is accepted that some negotiation

over viability might be required in individual circumstances.

Notional sites should be assumed to be speculative developments that

exclude any unique design or specification items. It is assumed that these

will be “serviced” sites with no significant off-site infrastructure

requirements, such as abnormal highways or service reinforcement.

55..

TThhee FFiinnddiinnggss

5.1 We will consider these initial findings in the context of the attached

appendices that show land value outcomes.

5.2 Sales research outcomes

5.2.1 These relate to the sales research for both new build and second hand

properties, as shown in appendices 4 and 5. The research confirmed the

wider view that the housing market has improved significantly, especially

following the introduction of the Government’s Help to Buy scheme.

Furthermore, the research confirmed the wide range of values that are

experienced in the District. It is this that contributed to our view that three

value levels can be identified, as demonstrated in the value points tables,

attached as Appendix 6.



Ref: 131391 Page|26

5.2.2 It should be noted that some of the new build schemes that were assessed

for this exercise are located just outside the boundary of Wycombe District

Council. We believe that the evidence from these schemes remains valid,

since we would not expect buyers to differentiate significantly between the

locations.

5.3 Strategic site outcomes

5.3.1 The strategic land values and surpluses are shown in Appendix 7. Whilst

the valuations for the strategic sites allowed for CIL, a level of s106

contributions and incoming infrastructure, we have not allowed for any

further infrastructure, such as offsite highways, service reinforcement,

schools and other public facilities that might be required, with the

exception of the Princes Risborough Growth Area, where we have allowed

a transport package of £26 million. By agreement with the Council, these

items were omitted in order to understand the total surplus that might be

available. These surpluses are calculated by deducting the existing use

value, at £350,000 per hectare, from the land valuation that arises from

the proposed form of development, as shown on the housing mixes at

Appendix 3.

5.3.2 On the basis of the existing use values, as calculated, all the strategic sites

show a surplus that could contribute to wider infrastructure provision. The

surpluses are shown below, as taken from Appendix 7A, and also illustrate

the surplus per hectare and acre.

Site Surplus

Abbey Barn North £1,416,067 = £363,094 per ha, £147,000 per ac

Abbey Barn South £7,437,905 = £395,633 per ha, £160,000 per ac

Gomm Valley 1 £8,559,299 = £643,556 per ha, £261,000 per ac

Gomm Valley 2 £10,299,824 = £588,561 per ha, £238,000 per ac

Longwick Road £26,298,463 = £1,348,639 per ha, £546,000 per ac

Park Mill Farm £25,404,754 = £1,435,297 per ha, £581,000 per ac

Slate Meadow £8,904,306 = £1,413,382 per ha, £572,000 per ac

Terriers Farm £11,463,874 = £790,612 per ha, £320,000 per ac

5.3.3 This illustrates the higher surpluses per hectare that are arising from those

sites that are outside High Wycombe.

5.3.4 As discussed above, we carried out some sensitivity testing of the sales

values of the High Wycombe strategic sites, as a result of current market

sentiment, for the scenarios with affordable rent at 65% market rent and

shared ownership at 30% sale. This increased the sales values by between

4 and 6%. The outcomes, for the High Wycombe sites, of the higher sales



Ref: 131391 Page|27

value assumptions are set out below, extracted from Appendix 7A. We

would expect similar rises in land value for other affordable housing

scenarios.

Site Surplus

Abbey Barn North £1,674,224 = £429,288 per ha £174,000 per ac

Abbey Bar South £9,214,006 = £490,107 per ha £198,000 per ac

Gomm Valley 1 £10,113,867 = £760,441 per ha £308,000 per ac

Gomm Valley 2 £12,288502 = £702,200 per ha £284,000 per ac

Terriers Farm £11,670,733 = £804,878 per ha £326,000 per ac

5.4 Notional site outcomes

5.4.1 The tables of land value outcomes for the notional sites are shown at

Appendices 8 and 8A. By way of reminder, the different unit numbers were

tested at affordable housing proportions, by bed space, of 10, 20, 30 and

40%. Within the affordable element, we assumed a rented proportion of

50% (see Appendix 8) and 66% (see Appendix 8A). In addition, different

affordable housing tenures were tested. Finally, each of these scenarios

was tested against the different value points.

5.4.2 We can identify the most sensitive scenarios as being those with either

social rent/shared ownership at 30% sale, or those with affordable rent at

65%/shared ownership at 30% sale. We can then say that, if these

scenarios are viable, then we will also see viability in the more valuable

scenarios. These would include affordable rent at 80% market rent and

shared ownership at 50% sale.

5.4.3 If we look at the tables for social rent and shared ownership at 30% sale

we see that, at lower proportions of affordable housing, the only viability

difficulties occur with residential existing uses. At 30% affordable housing

there is a lack of viability against residential uses at value points 1 and 2,

which would include High Wycombe and Stokenchurch. At 40% affordable

there is viability for value point 2 against employment uses with 50% of

the affordable as rented, but not against residential uses. When the rented

element is raised to 66%, then value point 2 still shows viability against

the two lower employment thresholds, but not against the higher

threshold that assumes abnormal costs.

5.4.4 In this context, therefore, it is necessary to consider the weight to be

afforded to existing residential uses for future housing supply.

5.4.5 If we look at the tables for affordable rent at 65% market rent and shared

ownership at 30% sale, a similar viability picture is evident, with higher



Ref: 131391 Page|28

value employment uses being viable in VP2 locations, becoming marginal

when abnormal costs are assumed. This outcome applies to both 66%

rented and 50% rented scenarios.

5.4.6 The outcomes with affordable rent at 80% can be summarised as follows

for value point 2:

5.4.6.1 Assuming 50% rented: shared ownership at 30% sale shows good

viability for Greenfield and all employment thresholds at 30% affordable.

5.4.6.2 At 40% affordable there is more viability pressure against residential

uses, but there is good viability against employment uses.

5.4.6.3 If the shared ownership sale percentage is increased to 50%, there is

viability against the lower value residential existing uses. There is also

good viability against employment uses.

5.4.6.4 Assuming affordable rent at 80% market rent and the rented element

being 66% of the affordable housing, with an overall affordable

proportion of 30%: shared ownership at 30% sale, we see good viability

against all existing use thresholds, with the exception of higher value

residential. At 40% affordable, there is good viability against the

employment thresholds, but marginal viability against even the lower

value residential. If the shared ownership sale element is increased to

50%, then we see a similar pattern of good viability against employment

thresholds, but marginal viability against employment thresholds.

5.4.6.5 The Council has asked us to consider the viability of reducing the rural

sites’ affordable housing threshold, from the current policy position of 5

units. If we look at the land value per hectare outcomes at appendix 8A,

with qualifying development scenarios assuming 30% affordable housing,

we see the outcomes for 1 and 4 units. These scenarios fall below the

affordable housing threshold and do not, therefore, assume any

affordable housing provision. As a result, it will be seen that the land

values per hectare show good viability against the existing use

thresholds, even for the most sensitive locations at value point 2. On this

basis, we believe that the Council could consider a means of recovering

contributions towards affordable housing from sites of less than 5 units.

5.4.6.6 In the event that the Council might wish to pursue this option, however,

it needs to be borne in mind that on-site provision for sites of less than 5

units would result in reduced sales values of the market units, thus

contributing to lower land values and viability. As an alternative, a

financial contribution in lieu of on-site affordable housing might be



Ref: 131391 Page|29

considered, in line with paragraph 5.35 of the Council’s Planning

Obligations SPD, April 2013.

5.5 Impact of adding 10% to build costs

5.5.1 We undertook sensitivity testing of the notional sites around both build

costs and CIL levels, using the scenario of affordable rent at 65% and

shared ownership with a 30% sale, assuming a rented element of 66% of

the affordable. We are looking at overall affordable proportions of both

30% and 40%. We particularly wanted to show the position for value

points 2 and 3, on the basis that these locations are more sensitive to

additional costs.

5.5.2 The tables at Appendix 11 show the outcome of increasing build costs by

10%. We then applied a further cost to value points 2 and 3, being the

increased CIL levels. The columns in blue show, therefore, the cumulative

impact of applying these two extra costs.

5.5.3 It will be seen that, in most scenarios, there remains a viability difficulty

against residential existing uses. As stated above, however, it is necessary

to consider the importance of existing residential sites for future housing

supply. Against the important employment uses, VP2 locations show

viability at 30% affordable provision, except when abnormal costs are

assumed. At 40% affordable provision, however, viability becomes

marginal with the extra build cost; there is a lack of viability when the

additional CIL is added.

5.5.4 At value point 3, however, we see good viability at 40% affordable

provision, with both the higher build cost and CIL charge.

5.5.5 This would indicate that the CIL cost for areas outside High Wycombe and

Stokenchurch could be raised to £165 per square metre without adversely

affecting viability.

5.6 Rural Exceptions

5.6.1 The table below shows the land value outcomes of 12 appraisals that

include different mixes of market housing, affordable rent, social rent and

shared ownership tenures. For each tenure mix, there is a surplus/deficit

figure in the right hand column. This represents the extent to which the

resultant land value either exceeds the threshold of £100,000 or is lower

than it. The scenarios are arranged, such that the different tenures are

grouped together.



Ref: 131391 Page|30

5.6.2 It should be noted that it is not necessarily the scenarios with market

housing that show the best land value outcomes. The market housing

element of the appraisals will incur CIL, as well as profit at 20%, as

opposed to 6% for the affordable housing. This will have the effect of,

proportionately, reducing the land value, where market housing is

included. In addition, we would only show a minority of the total units as

market housing, in those scenarios where it exists at all.

5.6.3 It will be seen that the least viable scenario is the “traditional” rural

exceptions scheme, based on social rent (appraisal 12). This scenario will

only become viable, if supported by a financial subsidy of around £47,000

per unit.

5.6.4 However if the scheme were to be entirely developed for affordable rent at

80% market rent (minus management and maintenance, void and sinking

fund) then the scheme would be viable with no other subsidy (appraisal

2). Indeed if a 80/20 split were applied with affordable rent and market

housing the scheme would be even more viable (appraisal 1). However the

rents charged for such a scheme located in the most valuable locations in

the District may prove to be unaffordable to prospective residents.

5.6.5 A 70/30 split in favour of social rent and market housing is tested at

appraisal 11. Here the appraisal is unviable, but when a 60/40 split of

social rent to market is tested at appraisal 10 the scheme effectively

breaks even.

If we consider outcomes that are based entirely upon affordable housing,

including at least 50% social rent, then we see at appraisal 8 a viable

scenario that includes shared ownership with a 40% purchased element. A

similar scenario with shared ownership and a 30% sale produces a deficit,

as shown at appraisal 7. This scenario does return to surplus, however,

when 60% of the units are shared ownership (appraisal 6).



Ref: 131391 Page|31

Figure 2

Table of rural exceptions sites results

Looking at viability of different scenarios, based on the excess over the land value threshold of £100,000.

Based on 10no. 2 and 3 bedroom houses on 0.33 ha

S106 at £3,000 per unit.

CIL at £150 per sqm on market housing only.

Assumed land value threshold is £100,000, ie £10,000 per unit.

Scenario Unit mix Surplus/deficit

1 Affordable rent and market 8no 3 bed affordable rent £281,200

2no 2 bed market

2 All affordable rent 10no 2 bed houses £148,351

80% market rent

3 Affordable rent 80% market rent 8no 3 bed affordable rent £257,163

Shared ownership 40% sale 2no 2 bed shared ownership

4 Affordable rent 80% market rent 8no 3 bed affordable rent £232,465


5 Social rent 3no 3 bed social rent £195,636




7 Social rent 5no 3 bed social rent -£118,528






10 Social rent and market 6no 3 bed social rent £8,311

4no 3 bed market

11 Social rent and market 7no 3 bed social rent -£123,845

3no 3 bed market

12 All social rent 5no 2 bed houses -£474,580

5no 3 bed houses



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66..

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oonncclluussiioonnss

6.1 We are measuring the viability of a range of development scenarios by

comparing the land values, generated by these scenarios, to a number of

threshold land values. These represent the existing, or alternative, land

uses of a site and, for this study we are considering Greenfield,

employment and residential thresholds. We note that the strategic sites,

included as part of this report, are all Greenfield and we believe, therefore,

that significant weight can be attached to this use for the Council’s future

land supply. Consideration will, however, need to be given to other

existing uses, particularly employment, in connection with other sites that

might come forward for development.

6.2 The strategic sites all show surpluses against the Greenfield existing use

value. It should be noted, however, that we have not allocated any off-site

infrastructure to these sites, with the exception of the Princes Risborough

Growth Area. The surpluses should, therefore, be considered as “pots” of

value, indicating the sums available for such infrastructure, while

remaining viable.

6.3 In light of the latest sales market conditions, we tested the High Wycombe

sites at enhanced sales values, adding some 4-6%. This improves the

overall surpluses, although it should also be borne in mind that, as the

market improves, then build costs will start to rise as well. This will have

the effect of reducing the additional surpluses attributable to improved

sales values.

6.4 With regard to the viability of notional sites, we are looking at both the

level and tenure of affordable housing, along with the application of the

Council’s adopted level of CIL. We are particularly interested in the

viability position at value point 2, reflecting High Wycombe, against the

higher employment threshold of £1,400,000 per hectare (£567,000 per

acre). At this level, we have allowed CIL at £125 per sqm of the market

housing.

6.5 If we adopt a conservative scenario, with 40% affordable, of which 66% is

rented as affordable rent at 65% market rent, then we see that there is

viability against this employment threshold, at value point 2.

6.6 We can see similar viability for value point 2, assuming social rent. On this

basis, and addressing the current policy position, we would conclude that

40% affordable housing, along with CIL at £125 per sqm, is viable.



Ref: 131391 Page|33

6.7 We would conclude also that 30% remains viable in value point 2

locations, such as High Wycombe, along with a CIL charge of £125, even if

we assume social rent and shared ownership, with 30% sold.

6.8 On this same basis, locations such as Princes Risborough appear viable

with the higher CIL against all but the higher value residential existing use

value.

6.9 We have seen that most scenarios show viability difficulties against

existing residential uses, which we have taken at £2million and £4million

per hectare for this report. If we want to understand the scenarios that

would be viable against the residential thresholds, we need to look at

Appendix 8. With an affordable proportion of 40%, of which 66% is

rented, then we see marginal viability at value point 2 against the lower

residential threshold, with affordable rent at 80% market rent and shared

ownership at 30% sold. The same scenario, with shared ownership at 50%

sold shows good viability at value point 2 against the lower residential

threshold, but not against the higher threshold. If we reduce the

affordable proportion to 20%, however, this scenario indicates viability

against the higher residential threshold at value point 3.

6.10 Alternatively, if we adopt a scenario of 40% affordable housing, of which

50% is rented, assuming affordable rent at 65% market rent, then we see

viability for value point 3 against the lower residential threshold. As above,

value point 3 indicates viability against the higher residential threshold if

the affordable proportion is reduced to 20%.

6.11 From this, we conclude that it is possible to see viability against the

residential thresholds, although this involves flexibility in the requirements

for affordable housing.

6.12 With regard to the sensitivity exercise, we concluded that the Council

could consider raising its higher CIL level, at £150 per sqm, to £165 per

sqm, while remaining viable at 40% affordable housing, on the basis of

the scenario illustrated at Appendix 11.

6.13 Regarding rural exceptions sites, our study shows that a 100% affordable

rented rural exceptions scheme will be viable at the land value levels

currently negotiated by RPs and the Rural Enablers. Social rent will not be

viable without grant subsidy or the inclusion of a proportion of market

housing within a scheme. We have concluded that the provision of grant

subsidy cannot be assumed. The table at Figure 2, however, demonstrates

that a mix of social rent and shared ownership can be viable, depending



Ref: 131391 Page|34

upon the proportions of each tenure and the level of sold element for the

shared ownership.

6.14 The Council also asked us to consider whether the thresholds, at which on-

site affordable housing would be sought, should be changed. These are

currently set at 5 units in rural areas and 15 units in urban situations. It

will be seen from the tables at appendix 8 that we have tested sites of 10

units with affordable housing. If we consider the position at 40%

affordable housing, with affordable rent at 65% market rent, then we see

that the land value outcomes for 10 units show good viability against the

existing employment uses. A similar picture is seen when social rent

replaces the affordable rented element. We believe, therefore, that the

Council could consider lowering the urban threshold to 10 units.

6.15 With regard to the 5 unit threshold, the land value outcomes for 1 and 4

unit sites, with no affordable contribution, show good viability against the

viability thresholds, even at value point 2. We would conclude, therefore,

that the Council could consider either reducing the threshold or accepting

a financial contribution in lieu of on-site affordable provision.



Ref: 131391 Page|35

77..

RR

eeccoomm

mm

eennddaattiioonnss

7.1 We would recommend that the Council can maintain its current policy

requirements for affordable housing.

7.2 With regard to Community Infrastructure Levy, we would recommend that

the Council could consider raising its higher rate to £165 per square

metre.

7.3 With regard to the strategic sites, we would recommend that the Council

should consider the related infrastructure items alongside the surpluses

against each site, as identified in the study. It should be borne in mind

that the surpluses are in addition to the allowances for Community

Infrastructure Levy.

7.4 With regard to rural exceptions sites, we would recommend that the

Council should not assume the availability of social housing grant. This

implies that, where social rented is the preferred option, a proportion of

shared ownership should be considered. This would need to be, however,

on the basis that a 40% share is sold.

7.5 We would recommend that the Council could consider reducing the

affordable housing threshold, in urban areas, to 10 units. With regard to

sites of less than 5 units, we would recommend that a contribution to

affordable housing could be considered, but that this should be a financial

contribution, as opposed to on-site provision.

End of Report

Adams Integra

February 2015

WYCOMBE DISTRICT COUNCIL

VIABILITY ASSESSMENT

FINAL REPORT

APPENDICES

Appendix 1

Assumes 66% rented

Assumed tenure and dwelling mix, notional sites, 40% affordable bedspaces

Densities

per ha per acre

30 12.15

50 20.24

Bedspaces 2 Bedspaces 3 Bedspaces 4 Bedspaces 5 Bedspaces 6 Bedsp 7

1 bed flat 2 bed flat 2 bed house 3 bed house 4 bed house 5 bed house

No units Density Resulting

site area

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 1

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 3

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 4

bed

houses

Total

floor area

m²

Market Total

floor area

m²

Total No.

Dwgs

Total

floor area

m²

Sq m / ha

dph ha 46 46 46 45 67 67 67 60 75 75 75 75 88 88 88 95 106 106 106 125 170

1 30 0.03 0 0 0 0 0 0 0 0 1 1 125 0 1 125 3750

50 0.02 0 0 0 0 0 0 1 1 95 0 0 0 1 95 4750

4 30 0.13 0 0 0 0 0 0 0 0 4 4 500 0 4 500 3750

50 0.08 0 0 0 0 0 0 4 4 380 0 0 0 4 380 4750

75 0.05 1 1 45 3 3 180 0 0 0 0 0 0 0 0 4 225 4219

10 30 0.33 0 0 0 0 2 2 150 3 3 264 3 3 375 2 340 10 1129 3387

50 0.20 0 0 0 0 1 3 4 300 2 1 3 271 1 2 3 356 0 10 927 4635

75 0.13 1 2 3 136 3 4 7 441 0 0 0 0 0 0 0 0 10 577 4328

25 30 0.83 0 0 2 2 134 2 3 5 375 2 2 4 366 3 5 8 943 6 1020 25 2838 3406

50 0.50 0 0 5 2 7 469 2 4 6 450 3 3 6 549 6 6 750 0 25 2218 4436

50 30 1.67 0 0 0 0 7 9 3 19 1425 5 1 6 535 3 11 14 1693 11 1870 50 5523 3314

50 1.00 0 0 10 7 17 1139 4 2 5 11 825 3 7 10 929 12 12 1500 0 50 4393 4393

100 30 3.33 6 6 276 10 10 670 6 6 2 14 1050 16 6 22 1978 6 18 24 2886 24 4080 100 10940 3282

50 2.00 6 2 8 368 9 6 15 1005 9 10 12 31 2325 8 12 20 1844 26 26 3250 0 100 8792 4396

400 30 13.33 30 30 1380 15 30 45 3015 10 29 10 49 3675 60 15 75 6705 31 90 121 14536 80 13600 400 42911 3218

50 8.00 18 13 31 1426 30 23 53 3551 17 23 55 95 7125 35 10 92 137 12700 20 64 84 10120 0 400 34922 4365

Affordable % by number Bedspaces Affordable bedspaces as % of total bedspaces Affordable Rented bedspaces as % of total affordable bedspaces

No. Density No. afford %afford No. rented % rented Total 1 b flat aff 2b flat aff 2b hse aff 3b hse aff 4b hse aff Total % bedspaces 1 b flat aff 2b flat aff 2b hse aff 3b hse aff 4b hse aff Total %

10 30 5 50% 3 60% 55 0 0 8 15 0 23 42% 23 0 0 0 15 0 15 65%

50 4 40% 3 75% 49 0 0 4 10 6 20 41% 20 0 0 0 10 6 16 80%

75 4 40% 3 75% 27 2 9 0 0 0 11 41% 11 0 9 0 0 0 9 82%

25 30 12 48% 7 58% 136 0 6 20 10 18 54 40% 54 0 0 8 10 18 36 67%

50 12 48% 8 67% 111 0 21 8 15 0 44 40% 44 0 15 0 15 0 30 68%

50 30 24 48% 15 63% 267 0 0 64 25 18 107 40% 107 0 0 28 25 18 71 66%

50 26 52% 17 65% 217 0 51 24 15 0 90 41% 90 0 30 16 15 0 61 68%

100 30 50 50% 28 56% 520 12 30 48 80 36 206 40% 206 0 0 24 80 36 140 68%

50 50 50% 32 64% 441 16 45 76 40 0 177 40% 177 12 27 36 40 0 115 65%

400 30 205 51% 116 57% 2052 60 135 156 300 186 837 41% 837 0 45 40 300 186 571 68%

50 189 47% 120 63% 1790 62 159 160 225 120 726 41% 726 36 90 68 175 120 489 67%

Appendix 1

Assumes 66% rented


Densities

per ha per acre

30 12.15

50 20.24




site area

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 1

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 3

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 4

bed

houses

Total

floor area

m²

Market Total

floor area

m²

Total No.

Dwgs

Total

floor area

m²

Sq m / ha

dph ha 45 45 45 45 60 60 60 60 75 75 75 75 95 95 95 95 125 125 125 125 170

1 30 0.03 0 0 0 0 0 0 0 0 1 1 125 0 1 125 3750

50 0.02 0 0 0 0 0 0 1 1 95 0 0 0 1 95 4750

4 30 0.13 0 0 0 0 0 0 0 0 4 4 500 0 4 500 3750

50 0.08 0 0 0 0 0 0 4 4 380 0 0 0 4 380 4750

75 0.05 1 1 45 3 3 180 0 0 0 0 0 0 0 0 4 225 4219

10 30 0.33 0 0 0 0 1 1 75 1 2 3 285 4 4 500 2 340 10 1200 3600

50 0.20 0 0 0 0 1 5 6 450 2 2 190 2 2 250 0 10 890 4450

75 0.13 2 2 90 1 7 8 480 0 0 0 0 0 0 0 0 10 570 4275

25 30 0.83 0 0 1 1 60 1 3 4 300 2 4 6 570 8 8 1000 6 1020 25 2950 3540

50 0.50 0 0 6 6 360 2 1 4 7 525 6 6 570 6 6 750 0 25 2205 4410

50 30 1.67 0 0 1 1 60 5 2 3 10 750 9 9 855 20 20 2500 10 1700 50 5865 3519

50 1.00 2 2 90 1 1 5 7 420 2 1 13 16 1200 15 15 1425 10 10 1250 0 50 4385 4385

100 30 3.33 0 0 6 6 360 3 5 6 14 1050 5 15 20 1900 35 35 4375 25 4250 100 11935 3581

50 2.00 3 3 135 10 3 13 780 24 24 1800 40 40 3800 20 20 2500 0 100 9015 4508

400 30 13.33 0 0 7 10 17 1020 10 15 16 41 3075 12 82 94 8930 8 160 168 21000 80 13600 400 47625 3572

50 8.00 10 10 18 38 1710 13 11 40 64 3840 8 85 93 6975 5 120 125 11875 80 80 10000 0 400 34400 4300

Bedspaces Affordable bedspaces as % of total bedspaces Affordable Rented bedspaces as % of total affordable bedspaces


10 30 1 10% 1 100% 57 0 0 0 5 0 5 9% 5 0 0 0 5 0 5 100%

50 1 10% 1 100% 46 0 0 4 0 0 4 9% 4 0 0 4 0 0 4 100%

25 30 3 12% 2 67% 139 0 0 4 10 0 14 10% 14 0 0 0 10 0 10 71% Ok

50 3 12% 2 67% 112 0 0 12 0 0 12 11% 12 0 0 8 0 0 8 67% OK

50 30 8 16% 5 63% 278 0 3 28 0 0 31 11% 31 0 0 20 0 0 20 65% OK

50 7 14% 5 71% 224 4 6 12 0 0 22 10% 22 4 3 8 0 0 15 68% OK

100 30 13 13% 8 62% 559 0 0 32 25 0 57 10% 57 0 0 12 25 0 37 65% OK

50 16 16% 10 63% 461 6 39 0 0 0 45 10% 45 0 30 0 0 0 30 67% OK

400 30 52 13% 30 58% 2253 0 21 100 60 48 229 10% 229 0 0 40 60 48 148 65% OK

50 57 14% 36 63% 1745 40 72 32 25 0 169 10% 169 20 39 32 25 0 116 69% OK

Appendix 1

Assumes 66% rented

Assumed tenure and dwelling mix, notional sites, 20% affordable

Densities

per ha per acre

30 12.15

50 20.24




site area

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 1

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 3

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 4

bed

houses

Total

floor area

m²

Market Total

floor area

m²

Total No.

Dwgs

Total

floor area

m²

Sq m / ha

dph ha 45 45 45 45 60 60 60 60 75 75 75 75 95 95 95 95 125 125 125 125 170

1 30 0.03 0 0 0 0 0 0 0 0 1 1 125 0 1 125 3750

50 0.02 0 0 0 0 0 0 1 1 95 0 0 0 1 95 4750

4 30 0.13 0 0 0 0 0 0 0 0 4 4 500 0 4 500 3750

50 0.08 0 0 0 0 0 0 4 4 380 0 0 0 4 380 4750

75 0.05 1 1 45 3 3 180 0 0 0 0 0 0 0 0 4 225 4219

10 30 0.33 0 0 0 0 2 2 150 1 2 3 285 1 2 3 375 2 340 10 1150 3450

50 0.20 0 0 0 0 1 4 5 375 1 3 4 380 1 1 125 0 10 880 4400

75 0.13 1 1 45 2 7 9 540 0 0 0 0 0 0 0 0 10 585 4388

25 30 0.83 0 0 0 0 1 2 3 6 450 3 4 7 665 7 7 875 5 850 25 2840 3408

50 0.50 1 1 2 90 1 2 2 5 300 4 4 300 2 5 7 665 6 6 750 1 170 25 2275 4550

50 30 1.67 0 0 0 0 6 4 5 15 1125 3 8 11 1045 15 15 1875 9 1530 50 5575 3345

50 1.00 0 0 4 1 4 9 540 2 3 10 15 1125 2 15 17 1615 9 9 1125 0 50 4405 4405

100 30 3.33 2 2 90 2 4 6 360 7 4 5 16 1200 9 9 18 1710 40 40 5000 18 3060 100 11420 3426

50 2.00 2 1 3 135 4 2 6 360 5 6 25 36 2700 5 25 30 2850 25 25 3125 0 100 9170 4585

400 30 13.33 0 0 11 7 18 1080 15 17 10 42 3150 30 10 50 90 8550 10 170 180 22500 70 11900 400 47180 3539

50 8.00 6 16 22 990 5 13 18 36 2160 22 11 89 122 9150 17 120 137 13015 8 75 83 10375 0 400 35690 4461



10 30 2 20% 2 100% 55 0 0 0 5 6 11 20% 11 0 0 0 5 6 11 100%

50 2 20% 2 100% 46 0 0 4 5 0 9 20% 9 0 0 4 5 0 9 100%

25 30 6 24% 4 67% 136 0 0 12 15 0 27 20% 27 0 0 4 15 0 19 70% Ok

50 7 28% 4 57% 113 4 9 0 10 0 23 20% 23 2 3 0 10 0 15 65% OK

50 30 13 26% 9 69% 268 0 0 40 15 0 55 21% 55 0 0 24 15 0 39 71% OK

50 12 24% 8 67% 226 0 15 20 10 0 45 20% 45 0 12 8 10 0 30 67% OK

100 30 28 28% 18 64% 542 4 18 44 45 0 111 20% 111 0 6 28 45 0 79 71% OK

50 25 25% 16 64% 468 6 18 44 25 0 93 20% 93 4 12 20 25 0 61 66% OK

400 30 100 25% 66 66% 2242 0 54 128 200 60 442 20% 442 0 33 60 150 60 303 69% OK

50 98 25% 58 59% 1823 44 54 132 85 48 363 20% 363 12 15 88 85 48 248 68% OK

Appendix 1

Assumes 66% rented


Densities

per ha per acre

30 12.15

50 20.24




site area

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 1

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 3

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 4

bed

houses

Total

floor area

m²

Market Total

floor area

m²

Total No.

Dwgs

Total

floor area

m²

Sq m / ha

dph ha 45 45 45 45 60 60 60 60 75 75 75 75 95 95 95 95 125 125 125 125 170

1 30 0.03 0 0 0 0 0 0 0 0 1 1 125 0 1 125 3750

50 0.02 0 0 0 0 0 0 1 1 95 0 0 0 1 95 4750

4 30 0.13 0 0 0 0 0 0 0 0 4 4 500 0 4 500 3750

50 0.08 0 0 0 0 0 0 4 4 380 0 0 0 4 380 4750

75 0.05 1 1 45 3 3 180 0 0 0 0 0 0 0 0 4 225 4219

10 30 0.33 0 0 0 0 1 1 75 1 4 5 475 1 3 4 500 0 10 1050 3150

50 0.20 0 0 0 0 1 2 3 225 1 3 4 380 1 2 3 375 0 10 980 4900

75 0.13 1 1 2 90 2 6 8 480 0 0 0 0 0 0 0 0 10 570 4275

25 30 0.83 0 0 1 2 1 4 240 1 1 2 4 300 2 3 5 475 2 7 9 1125 3 510 25 2650 3180

50 0.50 0 0 1 1 4 6 360 0 2 3 5 375 4 4 8 760 6 6 750 0 25 2245 4490

50 30 1.67 1 1 45 2 2 4 240 2 5 2 9 675 5 8 13 1235 3 12 15 1875 8 1360 50 5430 3258

50 1.00 0 0 3 1 3 7 420 4 5 9 18 1350 4 13 17 1615 8 8 1000 0 50 4385 4385

100 30 3.33 0 0 7 4 11 660 2 7 6 15 1125 11 10 21 1995 8 30 38 4750 15 2550 100 11080 3324

50 2.00 3 3 135 7 5 10 22 1320 4 6 10 20 1500 10 25 35 3325 20 20 2500 0 100 8780 4390

400 30 13.33 4 8 12 540 10 18 8 36 2160 24 24 10 58 4350 34 10 40 84 7980 20 130 150 18750 60 10200 400 43980 3299

50 8.00 18 22 40 1800 20 20 20 60 3600 22 18 50 90 6750 20 100 120 11400 10 80 90 11250 0 400 34800 4350



10 30 3 30% 2 67% 53 0 0 4 5 6 15 28% 15 0 0 0 5 6 11 73% ok low accommodation

50 3 30% 2 67% 50 0 0 4 5 6 15 30% 15 0 0 0 5 6 11 73%

25 30 9 36% 6 67% 128 0 9 8 10 12 39 30% 39 0 0 4 10 12 26 67% Ok

50 8 32% 5 63% 114 0 6 8 20 0 34 30% 34 0 3 0 20 0 23 68% ok

50 30 17 34% 10 59% 261 0 6 28 25 18 77 30% 77 0 0 8 25 18 51 66% OK

50 17 34% 11 65% 226 0 12 36 20 0 68 30% 68 0 9 16 20 0 45 66% ok

100 30 35 35% 21 60% 531 0 21 36 55 48 160 30% 160 0 0 8 55 48 111 69% 0k

50 35 35% 21 60% 447 6 36 40 50 0 132 30% 132 0 21 16 50 0 87 66% ok

400 30 152 38% 92 61% 2104 24 84 192 220 120 640 30% 640 8 30 96 170 120 424 66%

50 150 38% 90 60% 1760 80 120 160 100 60 520 30% 520 36 60 88 100 60 344 66%


Appendix 1A

Densities

per ha per acre

30 12.15

50 20.24




site area

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 1

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 3

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 4

bed

houses

Total

floor area

m²

Market Total

floor area

m²

Total No.

Dwgs

Total

floor area

m²

Sq m / ha

dph ha 46 46 46 45 67 67 67 60 75 75 75 75 88 88 88 95 106 106 106 125 170

1 30 0.03 0 0 0 0 0 0 0 0 1 1 125 0 1 125 3750

50 0.02 0 0 0 0 0 0 1 1 95 0 0 0 1 95 4750

4 30 0.13 0 0 0 0 0 0 0 0 4 4 500 0 4 500 3750

50 0.08 0 0 0 0 0 0 4 4 380 0 0 0 4 380 4750

75 0.05 1 1 45 3 3 180 0 0 0 0 0 0 0 0 4 225 4219

10 30 0.33 0 0 0 0 0 0 2 2 3 7 637 3 3 375 0 10 1012 3036

50 0.20 0 0 0 0 1 2 4 7 525 1 2 3 278 0 0 0 10 803 4015

75 0.13 1 1 3 5 227 1 1 3 5 314 0 0 0 0 0 0 0 0 10 541 4058

25 30 0.83 0 0 2 1 3 201 2 4 6 450 3 6 9 834 4 4 500 3 510 25 2495 2994

50 0.50 0 0 4 2 6 402 1 2 4 7 525 1 2 3 6 549 6 6 750 0 25 2226 4452

50 30 1.67 0 0 0 0 7 9 3 19 1425 5 3 1 9 799 11 11 1375 11 1870 50 5469 3281

50 1.00 1 3 4 184 4 5 9 603 4 6 4 14 1050 3 8 11 1024 12 12 1500 0 50 4361 4361

100 30 3.33 7 7 322 10 10 670 5 6 4 15 1125 16 6 10 32 2886 18 18 2250 18 3060 100 10313 3094

50 2.00 6 2 8 368 9 6 15 1005 9 10 12 31 2325 3 5 12 20 1844 26 26 3250 0 100 8792 4396

400 30 13.33 30 30 1380 15 30 45 3015 13 31 10 54 4050 60 26 15 101 8993 90 90 11250 80 13600 400 42288 3172

50 8.00 18 13 31 1426 30 23 53 3551 17 23 55 95 7125 32 33 92 157 14460 64 64 8000 0 400 34562 4320

Affordable % by number Bedspaces Affordable bedspaces as % of total bedspaces Affordable Rented bedspaces as % of total affordable bedspaces


10 30 4 40% 2 50% 53 0 0 0 20 0 20 38% 20 0 0 0 10 0 10 50%

50 4 40% 2 50% 43 0 0 12 5 0 17 40% 17 0 0 4 5 0 9 53%

75 4 40% 2 50% 25 4 6 0 0 0 10 40% 10 2 3 0 0 0 5 50%

25 30 12 48% 7 58% 123 0 9 24 15 0 48 39% 48 0 0 8 15 0 23 48%

50 12 48% 6 50% 112 0 18 12 15 0 45 40% 45 0 12 4 5 0 21 47%

50 30 24 48% 12 50% 264 0 0 64 40 0 104 39% 104 0 0 28 25 0 53 51%

50 26 52% 12 46% 218 8 27 40 15 0 90 41% 90 2 12 16 15 0 45 50%

100 30 50 50% 21 42% 498 14 30 44 110 0 198 40% 198 0 0 20 80 0 100 51%

50 50 50% 27 54% 441 16 45 76 40 0 177 40% 177 12 27 36 15 0 90 51%

400 30 205 51% 88 43% 2016 60 135 176 430 0 801 40% 801 0 45 52 300 0 397 50%

50 189 47% 97 51% 1770 62 159 160 325 0 706 40% 706 36 90 68 160 0 354 50%

Appendix 1A


Densities

per ha per acre

30 12.15

50 20.24




site area

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 1

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 3

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 4

bed

houses

Total

floor area

m²

Market Total

floor area

m²

Total No.

Dwgs

Total

floor area

m²

Sq m / ha

dph ha 45 45 45 45 60 60 60 60 75 75 75 75 95 95 95 95 125 125 125 125 170

1 30 0.03 0 0 0 0 0 0 0 0 1 1 125 0 1 125 3750

50 0.02 0 0 0 0 0 0 1 1 95 0 0 0 1 95 4750

4 30 0.13 0 0 0 0 0 0 0 0 4 4 500 0 4 500 3750

50 0.08 0 0 0 0 0 0 4 4 380 0 0 0 4 380 4750

75 0.05 1 1 45 3 3 180 0 0 0 0 0 0 0 0 4 225 4219

10 30 0.33 0 0 0 0 1 1 75 1 2 3 285 4 4 500 2 340 10 1200 3600

50 0.20 0 0 0 0 1 5 6 450 2 2 190 2 2 250 0 10 890 4450

75 0.13 2 2 90 1 7 8 480 0 0 0 0 0 0 0 0 10 570 4275

25 30 0.83 1 4 5 225 1 4 5 300 1 3 4 300 3 3 285 4 4 500 4 680 25 2290 2748

50 0.50 1 1 45 1 5 6 360 5 5 375 1 6 7 665 6 6 750 0 25 2195 4390

50 30 1.67 0 0 1 1 60 4 3 3 10 750 9 9 855 20 20 2500 10 1700 50 5865 3519

50 1.00 2 2 90 1 1 5 7 420 1 2 13 16 1200 15 15 1425 10 10 1250 0 50 4385 4385

100 30 3.33 0 0 2 1 5 8 480 3 6 6 15 1125 2 15 17 1615 35 35 4375 25 4250 100 11845 3554

50 2.00 1 2 3 135 7 6 13 780 24 24 1800 40 40 3800 20 20 2500 0 100 9015 4508

400 30 13.33 0 0 7 10 17 1020 12 13 16 41 3075 12 8 82 102 9690 160 160 20000 80 13600 400 47385 3554

50 8.00 8 10 18 36 1620 9 11 40 60 3600 8 6 85 99 7425 3 2 120 125 11875 80 80 10000 0 400 34520 4315



10 30 1 10% 1 100% 57 0 0 0 5 0 5 9% 5 0 0 0 5 0 5 100%

50 1 10% 1 100% 46 0 0 4 0 0 4 9% 4 0 0 4 0 0 4 100%

25 30 3 12% 2 67% 108 2 3 4 0 0 9 8% 9 0 0 4 0 0 4 44% Ok

50 3 12% 2 67% 111 2 3 0 5 0 10 9% 10 2 3 0 0 0 5 50% OK

50 30 8 16% 4 50% 278 0 3 28 0 0 31 11% 31 0 0 16 0 0 16 52% OK

50 7 14% 4 57% 224 4 6 12 0 0 22 10% 22 4 3 4 0 0 11 50% OK

100 30 14 14% 7 50% 554 0 9 36 10 0 55 10% 55 0 6 12 10 0 28 51% OK

50 16 16% 8 50% 461 6 39 0 0 0 45 10% 45 2 21 0 0 0 23 51% OK

400 30 52 13% 24 46% 2245 0 21 100 100 0 221 10% 221 0 0 48 60 0 108 49% OK

50 57 14% 28 49% 1753 36 60 56 25 0 177 10% 177 16 27 32 15 0 90 51% OK

Appendix 1A


Densities

per ha per acre

30 12.15

50 20.24




site area

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 1

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 3

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 4

bed

houses

Total

floor area

m²

Market Total

floor area

m²

Total No.

Dwgs

Total

floor area

m²

Sq m / ha

dph ha 45 45 45 45 60 60 60 60 75 75 75 75 95 95 95 95 125 125 125 125 170

1 30 0.03 0 0 0 0 0 0 0 0 1 1 125 0 1 125 3750

50 0.02 0 0 0 0 0 0 1 1 95 0 0 0 1 95 4750

4 30 0.13 0 0 0 0 0 0 0 0 4 4 500 0 4 500 3750

50 0.08 0 0 0 0 0 0 4 4 380 0 0 0 4 380 4750

75 0.05 1 1 45 3 3 180 0 0 0 0 0 0 0 0 4 225 4219

10 30 0.33 0 0 0 0 2 2 150 1 2 3 285 1 2 3 375 2 340 10 1150 3450

50 0.20 0 0 0 0 1 4 5 375 1 3 4 380 1 1 125 0 10 880 4400

75 0.13 1 1 45 2 7 9 540 0 0 0 0 0 0 0 0 10 585 4388

25 30 0.83 0 0 0 0 1 2 3 6 450 2 1 4 7 665 7 7 875 5 850 25 2840 3408

50 0.50 1 1 2 90 3 2 5 300 1 4 5 375 1 5 6 570 6 6 750 1 170 25 2255 4510

50 30 1.67 0 0 0 0 7 4 5 16 1200 2 8 10 950 15 15 1875 9 1530 50 5555 3333

50 1.00 0 0 2 1 4 7 420 3 4 10 17 1275 1 1 15 17 1615 9 9 1125 0 50 4435 4435

100 30 3.33 2 2 90 2 4 6 360 7 4 5 16 1200 4 5 9 18 1710 40 40 5000 18 3060 100 11420 3426

50 2.00 2 1 3 135 4 2 6 360 5 6 25 36 2700 2 3 25 30 2850 25 25 3125 0 100 9170 4585

400 30 13.33 7 7 315 5 8 13 780 10 20 30 60 4500 29 21 70 120 11400 130 130 16250 70 11900 400 45145 3386

50 8.00 6 16 22 990 5 13 18 36 2160 19 14 89 122 9150 15 10 120 145 13775 75 75 9375 0 400 35450 4431



10 30 2 20% 2 100% 55 0 0 0 5 6 11 20% 11 0 0 0 5 6 11 100%

50 2 20% 2 100% 46 0 0 4 5 0 9 20% 9 0 0 4 5 0 9 100%

25 30 6 24% 3 50% 136 0 0 12 15 0 27 20% 27 0 0 4 10 0 14 52% Ok

50 7 28% 3 43% 112 4 9 4 5 0 22 20% 22 2 0 4 5 0 11 50% OK

50 30 13 26% 7 54% 267 0 0 44 10 0 54 20% 54 0 0 28 0 0 28 52% OK

50 12 24% 6 50% 228 0 9 28 10 0 47 21% 47 0 6 12 5 0 23 49% OK

100 30 28 28% 13 46% 542 4 18 44 45 0 111 20% 111 0 6 28 20 0 54 49% OK

50 25 25% 13 52% 468 6 18 44 25 0 93 20% 93 4 12 20 10 0 46 49% OK

400 30 100 25% 51 51% 2163 14 39 120 250 0 423 20% 423 14 15 40 145 0 214 51% OK

50 98 25% 45 46% 1815 44 54 132 125 0 355 20% 355 12 15 76 75 0 178 50% OK

Appendix 1A


Densities

per ha per acre

30 12.15

50 20.24




site area

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 1

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 3

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 4

bed

houses

Total

floor area

m²

Market Total

floor area

m²

Total No.

Dwgs

Total

floor area

m²

Sq m / ha

dph ha 45 45 45 45 60 60 60 60 75 75 75 75 95 95 95 95 125 125 125 125 170

1 30 0.03 0 0 0 0 0 0 0 0 1 1 125 0 1 125 3750

50 0.02 0 0 0 0 0 0 1 1 95 0 0 0 1 95 4750

4 30 0.13 0 0 0 0 0 0 0 0 4 4 500 0 4 500 3750

50 0.08 0 0 0 0 0 0 4 4 380 0 0 0 4 380 4750

75 0.05 1 1 45 3 3 180 0 0 0 0 0 0 0 0 4 225 4219

10 30 0.33 0 0 0 0 1 2 3 225 1 1 4 6 570 1 1 125 0 10 920 2760

50 0.20 0 0 0 0 1 2 3 225 1 1 3 5 475 2 2 250 0 10 950 4750

75 0.13 1 1 2 90 2 6 8 480 0 0 0 0 0 0 0 0 10 570 4275

25 30 0.83 0 0 1 2 1 4 240 1 1 2 4 300 3 1 3 7 665 7 7 875 3 510 25 2590 3108

50 0.50 0 0 2 1 4 7 420 2 3 5 375 2 1 4 7 665 6 6 750 0 25 2210 4420

50 30 1.67 1 1 45 2 2 4 240 3 4 2 9 675 5 3 8 16 1520 12 12 1500 8 1360 50 5340 3204

50 1.00 0 0 4 1 3 8 480 4 6 9 19 1425 1 1 13 15 1425 8 8 1000 0 50 4330 4330

100 30 3.33 0 0 7 4 11 660 6 3 9 18 1350 11 8 15 34 3230 25 25 3125 12 2040 100 10405 3122

50 2.00 3 3 135 7 5 10 22 1320 4 6 10 20 1500 6 4 25 35 3325 20 20 2500 0 100 8780 4390

400 30 13.33 4 8 12 540 10 18 8 36 2160 24 24 10 58 4350 35 29 40 104 9880 130 130 16250 60 10200 400 43380 3254

50 8.00 18 22 15 55 2475 20 20 20 60 3600 20 20 40 80 6000 16 14 95 125 11875 80 80 10000 0 400 33950 4244



10 30 3 30% 2 67% 48 0 0 4 10 0 14 29% 14 0 0 4 5 0 9 64% ok low accommodation

50 3 30% 2 67% 49 0 0 4 10 0 14 29% 14 0 0 4 5 0 9 64%

25 30 9 36% 5 56% 126 0 9 8 20 0 37 29% 37 0 0 4 15 0 19 51% Ok

50 8 32% 4 50% 112 0 9 8 15 0 32 29% 32 0 6 0 10 0 16 50% ok

50 30 17 34% 8 47% 258 0 6 28 40 0 74 29% 74 0 0 12 25 0 37 50% OK

50 17 34% 9 53% 223 0 15 40 10 0 65 29% 65 0 12 16 5 0 33 51% ok

100 30 35 35% 17 49% 509 0 21 36 95 0 152 30% 152 0 0 24 55 0 79 52% 0k

50 35 35% 17 49% 447 6 36 40 50 0 132 30% 132 0 21 16 30 0 67 51% ok

400 30 152 38% 73 48% 2084 24 84 192 320 0 620 30% 620 8 30 96 175 0 309 50%

50 150 38% 74 49% 1715 80 120 160 150 0 510 30% 510 36 60 80 80 0 256 50%

Appendix 2


From Development Capacity Study 22nd October 2013

Site area Dev area Residential Approx no. Density Open space

ha ha area ha homes per ha

Abbey Barn South 20.50 18.80 11.80 470 40 5.60

Abbey Barn North 11.30 3.90 3.00 75 25 0.90

Gomm Valley/Ashwells 1 73.90 13.30 9.40 330 35 3.90

Gomm Valley/Ashwells 2 73.90 17.50 12.40 435 35 5.10

Slate Meadow 10.30 6.30 4.30 170 40 2.00

Terriers Farm 23.00 14.50 10.30 360 35 4.20

Park Mill Farm 26.50 17.70 12.50 440 35 5.20

Longwick Road/Mill Lane 26.70 19.50 13.80 485 35 5.70

Princes Risborough growth area 155.00 71.00 2500 35 29.00

Apendix 3

Strategic sites

Assumed tenure and dwelling mix, 40% affordable bedspaces



Name No.

Dwellings

Resid. site

area

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 1

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 3

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 4

bed

houses

Total

floor area

m²

Market Total

floor area

m²

Total No.

Dwgs

Total

floor area

m²

Sq m / ha

ha 46 46 46 45 67 67 67 60 75 75 75 75 88 88 88 95 106 106 106 125 170

Gomm Valley 330 9.40 24 12 36 1656 20 15 35 2345 9 18 25 52 3900 55 10 39 104 9425 3 70 73 9068 30 5100 330 31494 3350

Ashwells 1

Gomm Valley 435 12.40 40 14 54 2484 26 15 20 61 3947 32 23 37 92 6900 44 15 59 118 10797 5 70 75 9280 35 5950 435 39358 3174

Ashwells 2

Slate Meadow 170 4.30 19 6 25 1150 9 6 15 1005 22 5 12 39 2925 10 6 43 59 5493 4 23 27 3299 5 850 170 14722 3424

Terriers Farm 360 10.30 45 10 55 2530 35 25 60 4020 29 13 27 69 5175 24 8 32 64 5856 5 63 68 8405 44 7480 360 33466 3249

Park Mill Farm 440 12.50 55 25 80 3680 41 27 68 4556 37 16 24 77 5775 25 10 26 61 5550 4 90 94 11674 60 10200 440 41435 3315

Longwick Road 485 13.80 50 30 80 3680 31 35 20 86 5622 44 21 20 85 6375 37 3 50 90 8270 4 90 94 11674 50 11674 485 47295 3427

Mill Lane

Abbey 470 11.80 50 35 85 3910 32 35 25 92 5989 27 9 29 65 4875 45 9 70 124 11402 4 60 64 7924 40 6800 470 40900 3466

Barn

South

Abbey 75 3.00 10 3 13 598 7 5 12 804 7 4 11 825 4 2 5 11 1003 16 16 2000 12 2040 75 7270 2423

Barn

North

Princes Risb. 2500 71.00 255 155 410 18860 160 180 105 445 29080 225 110 105 440 33000 195 20 255 470 43145 25 455 480 59525 255 43350 2500 226960 3197

Growth Area

Name Bedspaces Affordable bedspaces as % of total bedspaces Affordable Rented bedspaces as % of total affordable bedspaces

Total 1 b flat aff 2b flat aff 2b hse aff 3b hse aff 4b hse aff Total % bedspaces 1 b flat aff 2b flat aff 2b hse aff 3b hse aff 4b hse aff Total %

Gomm Valley 1553 72 105 108 325 18 628 40% 628 48 60 36 275 0 419 67%

Ashwells 1

Gomm Valley 1944 108 123 220 295 30 776 40% 776 80 78 128 220 0 506 65%

Ashwells 2

Slate Meadow 743 50 45 108 80 24 307 41% 307 38 27 88 50 0 203 66%

Terriers Farm 1602 110 180 168 160 30 648 40% 648 90 105 116 120 0 431 67%

Park Mill Farm 1961 160 204 212 175 24 775 40% 775 110 123 148 125 0 506 65%

Longwick Road 2122 160 198 260 200 24 842 40% 842 100 93 176 185 0 554 66%

Abbey Barn 1990 170 201 144 270 24 809 41% 809 100 96 108 225 0 529 65%

South

Abbey Barn 341 26 36 44 30 0 136 40% 136 20 21 28 20 0 89 65%

North

Pr Risb 10930 820 1020 1340 1075 150 4405 40% 4405 510 480 900 975 0 2865 65%

growth area

Appendix 3

Strategic sites


Bedspaces 2 Bedspaces 3 Bedspaces 4 Bedspaces 5

1 bed flat 2 bed flat 2 bed house 3 bed house

Name No.

Dwellings

Resid. site

area

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 1

bed flats

Total

floor

area m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed flats

Total

floor

area m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed

houses

Total

floor

area m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 3

bed

houses

Total

floor

area m²

ha 46 46 46 45 67 67 67 60 75 75 75 75 88 88 88 95

Gomm Valley 330 9.40 12 4 16 736 10 4 20 34 2138 9 7 47 63 4725 5 3 91 99 9349

Ashwells 1

Gomm Valley 435 12.40 17 6 23 1058 11 4 50 65 4005 9 8 87 104 7800 9 4 83 96 9029

Ashwells 2

Slate Meadow 170 4.30 4 2 6 276 3 3 30 36 2202 4 3 42 49 3675 4 37 41 3867

Terriers Farm 360 10.30 12 3 15 690 7 4 27 38 2357 10 7 63 80 6000 7 4 99 110 10373

Park Mill Farm 440 12.50 15 6 21 966 4 7 48 59 3617 8 5 90 103 7725 6 5 84 95 8948

Longwick Road 485 13.80 13 4 17 782 7 7 61 75 4598 6 8 98 112 8400 12 4 96 112 10528

Mill Lane

Abbey 470 11.80 18 7 32 57 2590 8 7 79 94 5745 11 4 82 97 7275 7 4 94 105 9898

Barn

South

Abbey 75 3.00 2 1 3 138 1 1 2 134 2 1 3 225 3 1 8 12 1112

Barn

North



Gomm Valley 1625 32 42 64 40 0 178 11% 178 24 30 36 25 0 115 65%

Ashwells 1

Gomm Valley 2074 46 45 68 65 0 224 11% 224 34 33 36 45 0 148 66%

Ashwells 2

Slate Meadow 757 12 18 28 20 0 78 10% 78 8 9 16 20 0 53 68%

Terriers Farm 1746 30 33 68 55 0 186 11% 186 24 21 40 35 0 120 65%

Park Mill Farm 2138 42 33 52 55 42 224 10% 224 30 12 32 30 42 146 65%

Longwick Road 2343 34 42 56 80 18 230 10% 230 26 21 24 60 18 149 65%

Abbey Barn 2041 50 45 60 55 0 210 10% 210 36 24 44 35 0 139 66%

South

Abbey Barn 439 6 6 12 20 0 44 10% 44 4 3 8 15 0 30 68%

North

Appendix 3

Strategic sites




Name No.

Dwellings

Resid. site

area

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 1

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 3

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 4

bed

houses

Total

floor area

m²

Market Total

floor area

m²

Total No.

Dwgs

Total

floor area

m²

Sq m / ha

ha 46 46 46 45 67 67 67 60 75 75 75 75 88 88 88 95 106 106 106 125 170

Gomm Valley 330 9.40 24 10 34 1564 15 8 10 33 2141 17 6 51 74 5550 10 6 79 95 8913 2 60 62 7712 32 5440 330 31320 3332

Ashwells 1

Gomm Valley 435 12.40 32 7 39 1794 20 10 40 70 4410 15 12 63 90 6750 18 7 73 98 9135 3 85 88 10943 50 8500 435 41532 3349

Ashwells 2

Slate Meadow 170 4.30 8 3 11 506 5 4 23 32 1983 9 3 35 47 3525 7 4 30 41 3818 31 31 3875 8 1360 170 15067 3504

Terriers Farm 360 10.30 24 6 30 1380 13 10 17 40 2561 14 10 47 71 5325 17 5 83 105 9821 2 82 84 10462 30 5100 360 34649 3364

Park Mill Farm 440 12.50 24 8 32 1472 13 12 38 63 3955 17 10 70 97 7275 25 7 78 110 10226 3 85 88 10943 50 8500 440 42371 3390

Longwick Road 485 13.80 30 8 38 1748 18 10 38 66 4156 24 16 65 105 7875 19 6 93 118 11035 2 96 98 12212 60 12212 485 49238 3568

Mill Lane

Abbey 470 11.80 25 8 30 63 2868 15 14 35 64 4043 20 11 65 96 7200 20 6 80 106 9888 2 99 101 12587 40 6800 470 43386 3677

Barn

South

Abbey 75 3.00 5 2 7 322 2 3 5 335 4 3 7 525 5 1 5 11 1003 20 20 2500 25 4250 75 8935 2978

Barn

North



Gomm Valley 1534 68 69 92 80 12 321 21% 321 48 45 68 50 0 211 66%

Ashwells 1

Gomm Valley 2016 78 90 108 125 18 419 21% 419 64 60 60 90 0 274 65%

Ashwells 2

Slate Meadow 753 22 27 48 55 0 152 20% 152 16 15 36 35 0 102 67%

Terriers Farm 1703 60 69 96 110 12 347 20% 347 48 39 56 85 0 228 66%

Park Mill Farm 2069 64 75 108 160 18 425 21% 425 48 39 68 125 0 280 66%

Longwick Road 2292 76 84 160 125 12 457 20% 457 60 54 96 95 0 305 67%

Abbey Barn 2118 66 87 124 130 12 419 20% 419 50 45 80 100 0 275 66%

South

Abbey Barn 407 14 15 28 30 0 87 21% 87 10 6 16 25 0 57 66%

North

Appendix 3

Strategic sites


Affordable housing includes 66% rented by bedspaces.



Name No.

Dwellings

Resid. site

area

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 1

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 3

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 4

bed

houses

Total

floor area

m²

Market Total

floor area

m²

Total No.

Dwgs

Total

floor area

m²

Sq m / ha

ha 46 46 46 45 67 67 67 60 75 75 75 75 88 88 88 95 106 106 106 125 170

Gomm Valley 330 9.40 30 9 39 1794 15 12 10 37 2409 16 19 30 65 4875 27 53 80 7411 5 70 75 9280 34 5780 330 31549 3356

Ashwells 1

Gomm Valley 435 12.40 40 11 51 2346 20 8 16 44 2836 26 26 50 102 7650 32 5 64 101 9336 5 75 80 9905 57 9690 435 41763 3368

Ashwells 2

Slate Meadow 170 4.30 13 4 17 782 8 2 17 27 1690 12 5 22 39 2925 11 3 29 43 3987 5 31 36 4405 8 1360 170 15149 3523

Terriers Farm 360 10.30 37 10 47 2162 20 10 9 39 2550 25 17 34 76 5700 19 5 58 82 7622 5 62 67 8280 49 8330 360 34644 3363

Park Mill Farm 440 12.50 40 12 52 2392 27 12 18 57 3693 36 15 54 105 7875 18 9 69 96 8931 5 80 85 10530 45 7650 440 41071 3286

Longwick Road 485 13.80 45 12 57 2622 21 21 20 62 4014 30 11 41 82 6150 35 11 80 126 11648 7 85 92 11367 66 11367 485 47168 3418

Mill Lane

Abbey 470 11.80 45 12 15 72 3297 20 15 25 60 3845 26 15 60 101 7575 33 9 69 111 10251 7 78 85 10492 41 6970 470 42430 3596

Barn

South

Abbey 75 3.00 7 2 9 414 3 2 5 335 6 6 7 19 1425 5 7 12 1105 20 20 2500 10 1700 75 7479 2493

Barn

North



Gomm Valley 1537 78 81 140 135 30 464 30% 464 60 45 64 135 0 304 66%

Ashwells 1

Gomm Valley 2026 102 84 208 185 30 609 30% 609 80 60 104 160 0 404 66%

Ashwells 2

Slate Meadow 758 34 30 68 70 30 232 31% 232 26 24 48 55 0 153 66%

Terriers Farm 1670 94 90 168 120 30 502 30% 502 74 60 100 95 0 329 66%

Park Mill Farm 2000 104 117 204 135 30 590 30% 590 80 81 144 90 0 395 67%

Longwick Road 2272 114 126 164 230 42 676 30% 676 90 63 120 175 0 448 66%

Abbey Barn 2080 114 105 164 210 42 635 31% 635 90 60 104 165 0 419 66%

South

Abbey Barn 359 18 15 48 25 0 106 30% 106 14 9 24 25 0 72 68%

North

Appendix 3A

Strategic sites




Name No.

Dwellings

Resid. site

area

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 1

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 3

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 4

bed

houses

Total

floor area

m²

Market Total

floor area

m²

Total No.

Dwgs

Total

floor area

m²

Sq m / ha

ha 46 46 46 45 67 67 67 60 75 75 75 75 88 88 88 95 106 106 106 125 170

Gomm Valley 330 9.40 15 21 36 1656 14 21 35 2345 9 18 25 52 3900 41 24 39 104 9425 3 70 73 9068 30 5100 330 31494 3350

Ashwells 1

Gomm Valley 435 12.40 28 26 54 2484 20 21 20 61 3947 29 26 37 92 6900 31 28 59 118 10797 5 70 75 9280 35 5950 435 39358 3174

Ashwells 2

Slate Meadow 170 4.30 14 11 25 1150 7 8 15 1005 17 10 12 39 2925 7 9 43 59 5493 4 23 27 3299 5 850 170 14722 3424

Terriers Farm 360 10.30 29 25 54 2484 28 32 60 4020 23 20 27 70 5250 18 14 32 64 5856 5 63 68 8405 44 7480 360 33495 3252

Park Mill Farm 440 12.50 50 30 80 3680 36 32 68 4556 27 26 24 77 5775 15 20 26 61 5550 4 90 94 11674 60 10200 440 41435 3315

Longwick Road 485 13.80 40 40 80 3680 26 40 20 86 5622 30 35 20 85 6375 29 11 50 90 8270 4 90 94 11674 50 11674 485 47295 3427

Mill Lane

Abbey 470 11.80 40 45 85 3910 32 35 25 92 5989 18 18 29 65 4875 32 22 70 124 11402 4 60 64 7924 40 6800 470 40900 3466

Barn

South

Abbey 75 3.00 5 7 12 552 7 6 13 871 6 5 11 825 3 3 5 11 1003 16 16 2000 12 2040 75 7291 2430

Barn

North



Gomm Valley 1553 72 105 108 325 18 628 40% 628 30 42 36 205 0 313 50%

Ashwells 1

Gomm Valley 1944 108 123 220 295 30 776 40% 776 56 60 116 155 0 387 50%

Ashwells 2

Slate Meadow 743 50 45 108 80 24 307 41% 307 28 21 68 35 0 152 50%

Terriers Farm 1604 108 180 172 160 30 650 41% 650 58 84 92 90 0 324 50%

Park Mill Farm 1961 160 204 212 175 24 775 40% 775 100 108 108 75 0 391 50%

Longwick Road 2122 160 198 260 200 24 842 40% 842 80 78 120 145 0 423 50%

Abbey Barn 1990 170 201 144 270 24 809 41% 809 80 96 72 160 0 408 50%

South

Abbey Barn 342 24 39 44 30 0 137 40% 137 10 21 24 15 0 70 51%

North

Appendix 3A

Strategic sites




Name No.

Dwellings

Resid. site

area

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 1

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 3

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 4

bed

houses

Total

floor area

m²

Market Total

floor area

m²

Total No.

Dwgs

Total

floor area

m²

Sq m / ha

ha 46 46 46 45 67 67 67 60 75 75 75 75 88 88 88 95 106 106 106 125 170

Gomm Valley 330 9.40 9 7 16 736 8 6 20 34 2138 7 9 47 63 4725 4 4 91 99 9349 82 82 10250 36 6120 330 33318 3544

Ashwells 1

Gomm Valley 435 12.40 13 10 23 1058 8 5 52 65 3991 7 10 87 104 7800 6 7 83 96 9029 92 92 11500 55 9350 435 42728 3446

Ashwells 2

Slate Meadow 170 4.30 3 3 6 276 2 4 30 36 2202 3 4 42 49 3675 3 1 37 41 3867 30 30 3750 8 1360 170 15130 3519

Terriers Farm 360 10.30 10 5 15 690 5 6 27 38 2357 7 10 63 80 6000 6 5 99 110 10373 87 87 10875 30 5100 360 35395 3436

Park Mill Farm 440 12.50 13 9 22 1012 3 8 48 59 3617 6 7 90 103 7725 4 8 84 96 9036 5 95 100 12405 60 10200 440 43995 3520

Longwick Road 485 13.80 9 8 17 782 5 9 61 75 4598 5 9 98 112 8400 9 7 96 112 10528 3 104 107 13318 62 13000 485 50626 3669

Mill Lane

Abbey 470 11.80 15 10 32 57 2590 6 9 79 94 5745 8 7 82 97 7275 5 6 94 105 9898 87 87 10875 30 5100 470 41483 3516

Barn

South

Abbey 75 3.00 2 1 3 138 1 1 2 134 1 2 3 225 2 2 8 12 1112 30 30 3750 25 4250 75 9609 3203

Barn

North



Gomm Valley 1625 32 42 64 40 0 178 11% 178 18 24 28 20 0 90 51%

Ashwells 1

Gomm Valley 2074 46 39 68 65 0 218 11% 218 26 24 28 30 0 108 50%

Ashwells 2

Slate Meadow 757 12 18 28 20 0 78 10% 78 6 6 12 15 0 39 50%

Terriers Farm 1746 30 33 68 55 0 186 11% 186 20 15 28 30 0 93 50%

Park Mill Farm 2133 44 33 52 60 30 219 10% 219 26 9 24 20 30 109 50%

Longwick Road 2343 34 42 56 80 18 230 10% 230 18 15 20 45 18 116 50%

Abbey Barn 2041 50 45 60 55 0 210 10% 210 30 18 32 25 0 105 50%

South

Abbey Barn 439 6 6 12 20 0 44 10% 44 4 3 4 10 0 21 48%

North

Appendix 3A

Strategic sites




Name No.

Dwellings

Resid. site

area

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 1

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 3

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 4

bed

houses

Total

floor area

m²

Market Total

floor area

m²

Total No.

Dwgs

Total

floor area

m²

Sq m / ha

ha 46 46 46 45 67 67 67 60 75 75 75 75 88 88 88 95 106 106 106 125 170

Gomm Valley 330 9.40 18 16 34 1564 11 12 10 33 2141 13 10 51 74 5550 8 8 79 95 8913 2 60 62 7712 32 5440 330 31320 3332

Ashwells 1

Gomm Valley 435 12.40 22 17 39 1794 15 15 40 70 4410 13 14 63 90 6750 14 11 73 98 9135 3 85 88 10943 50 8500 435 41532 3349

Ashwells 2

Slate Meadow 170 4.30 7 4 11 506 3 6 23 32 1983 7 5 35 47 3525 5 6 30 41 3818 31 31 3875 8 1360 170 15067 3504

Terriers Farm 360 10.30 20 10 30 1380 10 13 17 40 2561 11 13 47 71 5325 12 10 83 105 9821 2 82 84 10462 30 5100 360 34649 3364

Park Mill Farm 440 12.50 19 13 32 1472 11 14 38 63 3955 13 14 70 97 7275 18 14 78 110 10226 3 85 88 10943 50 8500 440 42371 3390

Longwick Road 485 13.80 21 17 38 1748 14 14 38 66 4156 20 20 65 105 7875 13 12 93 118 11035 2 96 98 12212 60 12212 485 49238 3568

Mill Lane

Abbey 470 11.80 20 13 30 63 2868 12 17 35 64 4043 15 16 65 96 7200 15 11 80 106 9888 2 99 101 12587 40 6800 470 43386 3677

Barn

South

Abbey 75 3.00 5 2 7 322 2 3 5 335 3 4 7 525 3 3 5 11 1003 20 20 2500 25 4250 75 8935 2978

Barn

North



Gomm Valley 1534 68 69 92 80 12 321 21% 321 36 33 52 40 0 161 50%

Ashwells 1

Gomm Valley 2016 78 90 108 125 18 419 21% 419 44 45 52 70 0 211 50%

Ashwells 2

Slate Meadow 753 22 27 48 55 0 152 20% 152 14 9 28 25 0 76 50%

Terriers Farm 1703 60 69 96 110 12 347 20% 347 40 30 44 60 0 174 50%

Park Mill Farm 2069 64 75 108 160 18 425 21% 425 38 33 52 90 0 213 50%

Longwick Road 2292 76 84 160 125 12 457 20% 457 42 42 80 65 0 229 50%

Abbey Barn 2118 66 87 124 130 12 419 20% 419 40 36 60 75 0 211 50%

South

Abbey Barn 407 14 15 28 30 0 87 21% 87 10 6 12 15 0 43 49%

North

Appendix 3A

Strategic sites


Affordable housing includes 50% rented by bedspaces.



Name No.

Dwellings

Resid. site

area

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 1

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed flats

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 2

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 3

bed

houses

Total

floor area

m²

Social

Rent

Afford

Rent

Shared

Ownership

Market Total 4

bed

houses

Total

floor area

m²

Market Total

floor area

m²

Total No.

Dwgs

Total

floor area

m²

Sq m / ha

ha 46 46 46 45 67 67 67 60 75 75 75 75 88 88 88 95 106 106 106 125 170

Gomm Valley 330 9.40 21 18 39 1794 12 15 10 37 2409 14 21 30 65 4875 20 7 53 80 7411 5 70 75 9280 34 5780 330 31549 3356

Ashwells 1

Gomm Valley 435 12.40 35 16 51 2346 17 11 16 44 2836 20 32 50 102 7650 21 16 64 101 9336 5 75 80 9905 57 9690 435 41763 3368

Ashwells 2

Slate Meadow 170 4.30 9 8 17 782 6 4 17 27 1690 10 7 22 39 2925 8 6 29 43 3987 5 31 36 4405 8 1360 170 15149 3523

Terriers Farm 360 10.30 27 18 45 2070 16 14 9 39 2550 21 21 34 76 5700 13 11 58 82 7622 5 62 67 8280 49 8330 358 34552 3355

Park Mill Farm 440 12.50 29 23 52 2392 20 19 18 57 3693 27 24 54 105 7875 14 13 69 96 8931 5 80 85 10530 45 7650 440 41071 3286

Longwick Road 485 13.80 34 23 57 2622 21 21 20 62 4014 20 21 41 82 6150 26 20 80 126 11648 7 85 92 11367 66 11367 485 47168 3418

Mill Lane

Abbey 470 11.80 34 23 15 72 3297 18 17 25 60 3845 22 19 60 101 7575 22 20 69 111 10251 7 78 85 10492 41 6970 470 42430 3596

Barn

South

Abbey 75 3.00 6 3 9 414 2 3 5 335 5 7 7 19 1425 3 2 7 12 1105 20 20 2500 10 1700 75 7479 2493

Barn

North



Gomm Valley 1537 78 81 140 135 30 464 30% 464 42 36 56 100 0 234 50%

Ashwells 1

Gomm Valley 2026 102 84 208 185 30 609 30% 609 70 51 80 105 0 306 50%

Ashwells 2

Slate Meadow 758 34 30 68 70 30 232 31% 232 18 18 40 40 0 116 50%

Terriers Farm 1666 90 90 168 120 30 498 30% 498 54 48 84 65 0 251 50%

Park Mill Farm 2000 104 117 204 135 30 590 30% 590 58 60 108 70 0 296 50%

Longwick Road 2272 114 126 164 230 42 676 30% 676 68 63 80 130 0 341 50%

Abbey Barn 2080 114 105 164 210 42 635 31% 635 68 54 88 110 0 320 50%

South

Abbey Barn 359 18 15 48 25 0 106 30% 106 12 6 20 15 0 53 50%

North


Property Values Research

RESALES

Average Asking Prices Analysis

Rank Settlement 1 Bed Flats 2 Bed Flats 2 Bed House

3 Bed

House

4 Bed

House

5 Bed House All Properties

1 Bourne End - - - - £575,000 - £575,000

2 Monks Risborough - - - £425,000 £650,000 - £537,500

3 Hazlemere £180,000 £317,990 - £374,975 £629,975 £937,500 £457,486

4 Marlow £215,000 £265,000 £325,000 - £895,000 - £425,000

5 Wooburn Green - £300,000 - £317,950 £427,450 - £354,570

6 West Wycombe - £233,950 - - £410,000 - £351,317

7 Flackwell Heath - £299,950 - - - - £299,950

8 Princes Risborough - £254,975 £260,000 £348,283 - - £290,594

9 Stokenchurch - - - £265,000 - - £265,000

10 Loudwater £202,475 £210,988 £199,950 £315,000 £422,500 - £260,885

11 High Wycombe £149,347 £187,749 £223,829 £313,925 £369,525 £512,475 £242,329

- Overall £160,008 £215,545 £235,175 £331,948 £437,491 £724,988 £287,962

Average Asking Price Analysis

1 Bed Flat - £160,008

2 Bed Flat - £215,545

2 Bed House

Terraced £226,970

Semi-Detached £243,380

Detached -

3 Bed House

Terraced £320,561


Detached £380,000

4 Bed House

Terraced £336,127


Detached £481,323

5 Bed House

Terraced -

Semi-Detached -

Detached £724,988

Average Floor Areas Analysis

Rank Settlement 1 Bed Flats 2 Bed Flats 2 Bed House

3 Bed

House

4 Bed

House

5 Bed House All Properties

1 Bourne End 160.8 160.8

2 West Wycombe 158.0 158.0

3 Monks Risborough 123.0 178.0 150.5

4 Hazlemere 96.5 116.9 154.5 194.0 124.7

5 Stokenchurch 100.0 100.0

6 Marlow 61.0 74.0 164.0 99.7

7 Princes Risborough 69.8 98.7 82.1

8 Loudwater 55.0 66.2 64.0 139.0 78.1

9 Wooburn Green 75.1 87.0 74.6 77.9

10 High Wycombe 45.0 60.7 63.0 101.7 129.3 191.6 76.2

11 Flackwell Heath 72.4 72.4

- Overall 46.0 66.8 65.4 103.6 139.7 192.8 87.6

Average Floor Area Analysis

1 Bed Flat - 46.0

2 Bed Flat - 66.8

2 Bed House

Terraced 63.6

Semi-Detached 68.1

Detached -

3 Bed House

Terraced 109.2

Semi-Detached 98.2

Detached 103.0

4 Bed House

Terraced 130.4

Semi-Detached 164.0

Detached 142.9

5 Bed House

Terraced -

Semi-Detached -

Detached 192.8

Resales – Detail

Address Description Asking Price Less 5% Size (m2)

Price per

m2

Developer/

Agent

Monks Risborough

3 Bed Detached Houses

St Dunstans Close,

Monks Risborough,

HP27 9BN

3 bed detached £425,000 £403,750 123.0 £3,283

Bonners &

Babingtons


St Dunstans Close,

Monks Risborough

4 bed detached £650,000 £617,500 178.0 £3,469 Hamptons


Price per

m2

Developer/

Agent

Princes Risborough

2 Bed Flats

6 Midsummer Place,

Station Road, Princes

Risborough

2 bed flat £299,950 £284,953 70.5 £4,040

Tim Russ &

Company

2 Midsummer Place,

Station Road, Princes

Risborough

2 bed flat £289,950 £275,453 77.5 £3,553

Tim Russ &

Company

Princes Risborough,

Buckinghamshire

2 bed duplex flat £220,000 £209,000 72.0 £2,903 Julian Carthew

Lacemakers Court,

Princes Risborough

2 bed flat £210,000 £199,500 59.0 £3,381

The JNP

Partnership

2 Bed Semi Detached Houses

Parkfield Rise, Princes

Risborough

2 bed semi

detached

£260,000 £247,000 67.7 £3,648

The JNP

Partnership


11 Parkfield Rise,

Princes Risborough,

HP27 0DW

3 bed semi

detached

£389,950 £370,453 90.0 £4,116

Tim Russ &

Company

Chairmakers Close,

Princes Risborough,

HP27 9BW

3 bed semi

detached

£364,950 £346,703 109.0 £3,181

Bonners &

Babingtons

Claydons Place,

Longwick

3 bed semi

detached

£289,950 £275,453 81.0 £3,401

Bonners &

Babingtons


Price per

m2

Developer/

Agent

Stokenchurch


1 George Road,

Stokenchurch

3 bed semi

detached

£265,000 £251,750 100.0 £2,518

Andrew

Milsom &

Partners


Price per

m2

Developer/

Agent

Hazlemere

1 Bed Flats

The Cedars,

Hazlemere, Bucks,

HP15

1 bed flat £180,000 £171,000

Hurst Estate

Agents

2 Bed Flats

The Water Gardens,

Hazlemere

2 bed flat £425,000 £403,750 108.0 £3,738

Tim Russ &

Company

The Water Gardens,

De Havilland Drive,

Hazlemere, High

Wycombe

2 bed flat £385,000 £365,750 112.0 £3,266

The JNP

Partnership

The Water Gardens,

De Havilland Drive,

Hazlemere, High

Wycombe

2 bed flat £295,000 £280,250 104.0 £2,695

The JNP

Partnership

The Gatehouse Cedar

Avenue, Hazlemere,

High Wycombe

2 bed flat £215,000 £204,250

The JNP

Partnership

Stretton Close, Penn,

High Wycombe

2 bed flat £269,950 £256,453 62.0 £4,136

The JNP

Partnership


Grange View,

Amersham Road,

Hazlemere, High

Wycombe

3 bed semi

detached

£389,950 £370,453 107.0 £3,462

The JNP

Partnership

Roberts Ride,

Hazlemere, High

Wycombe

3 bed semi

detached

£345,000 £327,750

The JNP

Partnership

Kingshill Road, High

Wycombe

3 bed semi

detached

£345,000 £327,750 Connells

3 Bed Terrace Houses

De Havilland Drive,

Hazlemere, HP15

3 bed terrace £419,950 £398,953 126.7 £3,150

The Frost

Partnership


The Paddocks, North

Road, Widmer End,

Bucks, HP15

4 bed detached £830,000 £788,500 189.0 £4,172

Hurst Estate

Agents


17 Havilland Drive,

Hazlemere

4 bed terrace £429,950 £408,453 120.0 £3,404

Ashington

Page


5 De Pirenore,

Hazlemere

5 bed detached £950,000 £902,500 194.0 £4,652

Tim Russ &

Company

De Pirenore,

Hazlemere, High

Wycombe

5 bed detached £925,000 £878,750

The JNP

Partnership


Price per

m2

Developer/

Agent

West Wycombe

2 Bed Flats

Copperfields, West

Wycombe Road, HP12

2 bed flat £233,950 £222,253

The Frost

Partnership


Beechwood Road 4 bed detached £425,000 £403,750 158.0 £2,555

The JNP

Partnership

Beechwood Road,

High Wycombe

4 bed detached £395,000 £375,250 158.0 £2,375

The JNP

Partnership


Price per

m2

Developer/

Agent

High Wycombe

1 Bed Flats

Penhurst House Sierra

Road, High Wycombe

1 bed flat £165,000 £156,750 39.5 £3,968

The JNP

Partnership

Corporation Street,

High Wycombe

1 bed flat £165,000 £156,750

Wye

Residential

Sierra Road, High

Wycombe

1 bed flat £162,500 £154,375 45.5 £3,393

The JNP

Partnership

Carolines Court,

Redkite Close, High

Wycombe, HP13

1 bed flat £159,950 £151,953 62.0 £2,451

The Frost

Partnership

High Wycombe,

Buckinghamshire

1 bed flat £159,950 £151,953 39.6 £3,837 Chancellors

Wye Gardens, Fryers

Lane, High Wycombe

1 bed flat £157,500 £149,625 48.9 £3,060

Crendon

House Estate

Agents

Princes Gate, High

Wycombe, Bucks,

HP13

1 bed flat £150,000 £142,500 50.0 £2,850

Hurst Estate

Agents

Tadros Court, High

Wycombe

1 bed flat £149,950 £142,453 46.0 £3,097

The JNP

Partnership

Tadros Court, High

Wycombe

1 bed flat £147,500 £140,125

The JNP

Partnership

High Wycombe,

Buckinghamshire


Rollings House,

Wrights Meadow

Road, High Wycombe

1 bed flat £142,950 £135,803 34.0 £3,994

The JNP

Partnership

Victoria Street, High

Wycombe, Bucks,

HP11

1 bed flat £140,000 £133,000

Hurst Estate

Agents

Booker Lane, High

Wycombe, Bucks,

HP12

1 bed flat £139,950 £132,953

Hurst Estate

Agents

Temple End, High

Wycombe, Bucks,

HP13

1 bed flat £135,000 £128,250

Hurst Estate

Agents

Temple End, High

Wycombe

1 bed flat £119,950 £113,953

Wye

Residential

2 Bed Flats

High Wycombe,

Buckinghamshire


Sierra Road, High

Wycombe

2 bed flat £217,500 £206,625 67.0 £3,084

The JNP

Partnership

Downley, High

Wycombe


John North Close, High

Wycombe, Bucks,

HP11

2 bed flat £210,000 £199,500 58.0 £3,440

Hurst Estate

Agents

Sierra Road, High

Wycombe

2 bed flat £210,000 £199,500

The JNP

Partnership

Kingshill Crescent,

High Wycombe

2 bed flat £209,950 £199,453 73.6 £2,710

Wye

Residential

High Wycombe,

Buckinghamshire


Skyline Mews, High

Wycombe

2 bed flat £204,950 £194,703

Wye

Residential


Wycombe

2 bed flat £199,950 £189,953 Connells

Princes Gate, High

Wycombe

2 bed flat £199,950 £189,953 65.0 £2,922 Connells

Millers Crescent,

London Road, High

Wycombe

2 bed flat £199,950 £189,953

Crendon

House Estate

Agents

Simmonds Court,

Spring Gardens Road,

High Wycombe

2 bed flat £199,950 £189,953 60.0 £3,166

The JNP

Partnership

High Wycombe,

Buckinghamshire


High Wycombe,

Buckinghamshire


Princes Gate, High

Wycombe


High Wycombe,

Buckinghamshire


High Wycombe,

Buckinghamshire


Tadros Court, High

Wycombe

2 bed flat £180,000 £171,000 Chancellors

Amersham Road, High

Wycombe, Bucks,

HP13

2 bed flat £180,000 £171,000

Hurst Estate

Agents

High Wycombe,

Buckinghamshire


Moonstone Court,

High Wycombe

2 bed flat £179,950 £170,953

Wye

Residential

Fryers Lane, High

Wycombe, Bucks,

HP12

2 bed flat £175,000 £166,250 49.0 £3,393

Hurst Estate

Agents

High Wycombe,

Buckinghamshire


West End Road, High

Wycombe, Bucks,

HP11

2 bed flat £175,000 £166,250

Hurst Estate

Agents

High Wycombe,

Buckinghamshire


High Wycombe,

Buckinghamshire

2 bed flat £174,950 £166,203

Wye

Residential

Tom Evans Court, High

Wycombe

2 bed flat £174,950 £166,203 48.1 £3,455

Crendon

House Estate

Agents

High Wycombe,

Buckinghamshire


Princes Gate, High

Wycombe

2 bed flat £171,950 £163,353 50.6 £3,228

Crendon

House Estate

Agents

Dovecot Road, High

Wycombe, Bucks,

HP13

2 bed flat £170,000 £161,500

Hurst Estate

Agents

Peatey Court Princes

Gate, High Wycombe

2 bed flat £169,950 £161,453 68.0 £2,374

The JNP

Partnership

Town Centre, High

Wycombe

2 bed flat £169,950 £161,453 58.6 £2,755

Crendon

House Estate

Agents

Peatey Court Princes

Gate, High Wycombe

2 bed flat £169,950 £161,453

The JNP

Partnership

Ryemead Boulevard,

High Wycombe

2 bed flat £169,950 £161,453 53.0 £3,046

The JNP

Partnership

Desborough Road,

High Wycombe, Bucks,

HP11

2 bed flat £155,000 £147,250 65.0 £2,265

Hurst Estate

Agents


Fair Ridge, High

Wycombe

2 bed semi

detached

£217,000 £206,150

Thompson

Wilson

Hampden Way, High

Wycombe

2 bed semi

detached

£214,950 £204,203

Wye

Residential

Hodges Mews, High

Wycombe

2 bed semi

detached

£199,950 £189,953 62.1 £3,059 Emoov.co.uk


Cressex Close, Booker,

High Wycombe, HP12

2 bed terrace £269,950 £256,453

Wye

Residential

Sierra Road, High

Wycombe

2 bed terrace £259,950 £246,953 71.7 £3,444

The JNP

Partnership

Fair Ridge, High

Wycombe

2 bed terrace £220,000 £209,000

Thompson

Wilson

High Wycombe,

Buckinghamshire

2 bed terrace £185,000 £175,750 55.1 £3,190 Chancellors


School Close,

Downley, High

Wycombe

3 bed detached £335,000 £318,250 83.0 £3,834

The JNP

Partnership


Templeside Gardens,

High Wycombe

3 bed semi

detached

£375,000 £356,250

The JNP

Partnership


Wycombe

3 bed semi

detached

£345,000 £327,750 Connells

Milton Place, High

Wycombe

3 bed semi

detached

£285,000 £270,750

The JNP

Partnership

Milton Place, High

Wycombe

3 bed semi

detached

£279,950 £265,953 86.0 £3,092

The JNP

Partnership


Kingshill Grange, High

Wycombe

3 bed terrace £339,950 £322,953 108.0 £2,990

Crendon

House Estate

Agents

High Wycombe,

Buckinghamshire


Wellesbourne

Crescent, High

Wycombe, Bucks,

HP13

3 bed terrace £325,000 £308,750 119.0 £2,595

Hurst Estate

Agents

Princes Gate, High

Wycombe

3 bed terrace £299,950 £284,953

Wye

Residential

Copperfields, High

Wycombe

3 bed terrace £297,250 £282,388 90.0 £3,138

The JNP

Partnership

Princes Gate, High

Wycombe, Bucks,

HP13

3 bed terrace £280,000 £266,000

Hurst Estate

Agents

Plomer Hill, High

Wycombe

3 bed terrace £280,000 £266,000 Connells


Naphill, High

Wycombe,

Buckinghamshire

4 bed detached £575,000 £546,250 152.8 £3,575

Tim Russ &

Company


Wycombe

4 bed detached £500,000 £475,000 Connells

Kingshill Crescent,

High Wycombe, Bucks,

HP13

4 bed detached £500,000 £475,000

Hurst Estate

Agents

Naphill, High

Wycombe,

Buckinghamshire

4 bed detached £450,000 £427,500 123.0 £3,476

Tim Russ &

Company

Booker Place, High

Wycombe

4 bed detached £340,000 £323,000

The JNP

Partnership

Booker Place, High

Wycombe

4 bed detached £320,000 £304,000

Thompson

Wilson

Windrush Drive, High

Wycombe,

Buckinghamshire

4 bed detached £309,950 £294,453 96.0 £3,067

Robertsons

Estate Agents


Naphill, High

Wycombe,

Buckinghamshire

4 bed terrace £450,000 £427,500 140.0 £3,054

Wynyard-

Wright & Ellis

Princes Gate, High

Wycombe

4 bed terrace £315,000 £299,250

The JNP

Partnership


Wycombe

4 bed terrace £315,000 £299,250 Connells

High Wycombe,

Buckinghamshire


Rosebery Avenue,

High Wycombe

4 bed terrace £312,500 £296,875

Wye

Residential

Princes Gate, High

Wycombe, Bucks,

HP13

4 bed terrace £310,000 £294,500

Hurst Estate

Agents

Rosebery Mews, High

Wycombe, Bucks,

HP13

4 bed terrace £310,000 £294,500 119.0 £2,475

Hurst Estate

Agents

Princes Gate, High

Wycombe

4 bed terrace £305,000 £289,750 137.0 £2,115 Emoov.co.uk

The Roperies, High

Wycombe

4 bed terrace £285,000 £270,750 151.0 £1,793

The JNP

Partnership


Kingshill Grange, High

Wycombe

5 bed detached £525,000 £498,750 191.6 £2,603 Chancellors

Naphill, High

Wycombe,

Buckinghamshire

5 bed detached £499,950 £474,953

Wynyard-

Wright & Ellis


Price per

m2

Developer/

Agent

Loudwater

1 Bed Flats

Loudwater, High

Wycombe

1 bed flat £215,000 £204,250

Ashington

Page

The Sidings,

Kingsmead Road,

Wycombe, HP11

1 bed flat £189,950 £180,453 55.0 £3,281 Winkworth

2 Bed Flats

Wodan House, Folleys

Place, Loudwater,

HP10

2 bed flat £250,000 £237,500 73.4 £3,236

The Frost

Partnership

Freer Crescent, High

Wycombe

2 bed flat £199,950 £189,953 Connells

Freer Crescent, High

Wycombe

2 bed flat £199,500 £189,525

Thompson

Wilson

High Wycombe,

Buckinghamshire



10 Rivers Edge,

Kingsmead Road,

Loudwater, High

Wycombe, HP11 1XA

2 bed terrace £199,950 £189,953 64.0 £2,968

Andrew

Milsom &

Partners


Apple Tree Close, High

Wycombe, Bucks,

HP13

3 bed semi

detached

£315,000 £299,250

Hurst Estate

Agents


Loudwater, High

Wycombe

4 bed detached £495,000 £470,250 139.0 £3,383

Ashington

Page


Loudwater, High

Wycombe

4 bed terrace £350,000 £332,500

Wye

Residential


Price per

m2

Developer/

Agent

Wooburn Green

2 Bed Flats

The Mill, Coaters Lane,

Wooburn Green, HP10

2 bed flat £350,000 £332,500 86.0 £3,866

The Frost

Partnership

Walnut Mews,

Wooburn Green, HP10

2 bed flat £250,000 £237,500 64.1 £3,705

The Frost

Partnership


Doreen Cottages,

Holtspur Lane,

Wooburn Green, HP10

3 bed terrace £317,950 £302,053 87.0 £3,472

The Frost

Partnership


Patterson Court,

Wooburn Green, HP10

4 bed detached £469,950 £446,453

The Frost

Partnership

Watery Lane,

Wooburn Green

4 bed detached £384,950 £365,703 74.6 £4,903

Andrew

Milsom &

Partners


Price per

m2

Developer/

Agent

Marlow

1 Bed Flats

33 Grainger House,

Findlay Mews,

Marlow, SL7 1AP

1 bed flat £215,000 £204,250

Simmons &

Sons

2 Bed Flats

Grainger House,

Findlay Mews,

Marlow,

Buckinghamshire, SL7

2 bed flat £265,000 £251,750 61.0 £4,127

Hamptons

International


Crown Place, Crown

Lane, Marlow

2 bed semi

detached

£325,000 £308,750 74.0 £4,172

Andrew

Milsom &

Partners


Quoitings Drive,

Marlow,

Buckinghamshire, SL7

4 bed semi

detached

£895,000 £850,250 164.0 £5,184

Hamptons

International


Price per

m2

Developer/

Agent

Bourne End


Bourne End,

Buckinghamshire

4 bed detached £575,000 £546,250 160.8 £3,397 Hunt and Nash


Price per

m2

Developer/

Agent

Flackwell Heath

2 Bed Flats

Fernlea Gardens,

Straight Bit, Flackwell

Heath, HP10

2 bed flat £299,950 £284,953 72.4 £3,936

The Frost

Partnership

Source: www.rightmove.co.uk November 2013

Appendix 5


Newbuild sales research. Figures represent asking prices


Development Area sqm Price Price/sqm Area sqm Price Price/sqm Area sqm Price Price/sqm Area sqm Price Price/sqm Area sqm Price Price/sqm Area sqm Price Price/sqm

Taylor Wimpey

Kingshill Grange

High Wycombe

Bledlow 3 storey 166.76 £590,000 £3,538

Widmer 2 storey 139.17 £495,000 £3,557

Turville semi 2 st 121.20 £440,000 £3,630

104.00 £450,000 £4,327

Catalyst

Waterside

High Wycombe

Plot 80 balcony 61.22 £209,950 £3,429

Plot 83 balcony 61.22 £209,950 £3,429

Plot 84 balcony 62.43 £209,950 £3,363

Plot 85 balcony 62.34 £209,950 £3,368

Plot 86 terrace 77.48 £229,950 £2,968

Plot 87 terrace 78.50 £229,950 £2,929

Westfield 69.5 £239,950 £3,453

Wainscot 3 st 119.38 £349,950 £2,931

Wassily 3 st 112.69 £339,950 £3,017

Wassily 3 st 112.69 £339,950 £3,017

Wicker 3 st 112.13 £339,950 £3,032

Wassily 3 st 112.69 £339,950 £3,017

Wainscot 3 st 119.38 £359,950 £3,015

St James

Wye Dene

High Wycombe

513 patio and space 44.68 £175,000 £3,917

534 patio and space 59.76 £210,000 £3,514

539 balcony and space 69.38 £230,000 £3,315

524 balcony and space 58.03 £215,000 £3,705

545 balcony and garage 78.5 £265,000 £3,376

503 terraced and space

504 terraced and space

501 3 st and garage 108.12 £348,500 £3,223

506 3 st and garage 108.12 £347,500 £3,214

566 3 st and garage 108.12 £365,000 £3,376

189 3 st and garage 108.12 £360,000 £3,330

195 3 st and garage 108.12 £365,000 £3,376

183 3 st and garage 143.55 £420,000 £2,926

512 3 st and garage 133.36 £385,000 £2,887

511 3 st and garage 138.55 £420,000 £3,031

Appendix 5 Appendix 5





Hamilton View 108 £329,500 £3,051

High Wycombe

Tucker Close 169 £695,000 £4,112

Amersham Hill Drive

High Wycombe

Rye View 132 £550,000 £4,167

High Wycombe

Chairborough Court 59.3 £169,950 £2,866

High Wycombe

Miller Homes 160 510000 £3,188

Aspect 118.2 439000 £3,714

Downley

Appendix 5





Peel 177 795000 £4,492

Cliveden Grange

Marlow

Grainger House 61 259950 £4,261

Findlay Mews

Marlow

Ellery Rise 102 475000 £4,657

Frieth

Wycombe Road

Stokenchurch 3 st 134.7 469950 £3,489

Diamond Court 42 180000 £4,286 60 275000 £4,583

Hazlemere

Persimmon 80 £364,950 £4,562 130 £474,950 £3,653

Marbourne Chase 111 £474,950 £4,279 125.7 £464,950 £3,699

Lane End 85.63 £344,950 £4,028

84.15 £394,950 £4,693

Appendix 5





Hamilton View 108 £329,500 £3,051

High Wycombe

Tucker Close 169 £695,000 £4,112

Amersham Hill Drive

High Wycombe

Rye View 132 £550,000 £4,167

High Wycombe

Chairborough Court 59.3 £169,950 £2,866

High Wycombe

Miller Homes 160 £510,000 £3,188

Aspect 118.2 £439,000 £3,714

Downley

Howarth Homes 58.5 £315,000 £5,385 79 £349,950 £4,430

Bledlow Ridge

Studley Green 188.4 £685,000 £3,636

142.9 £495,000 £3,464

Furlong Road 120 £625,000 £5,208

Bourne End

Ridings Cottages 84 399000 £4,750

Holmer Green

Watchet Lane 175.8 525000 £2,986

Holmer Green

Prestwood 3 floors 138 £450,000 £3,261

Prestwood 67 £285,000 £4,254

Appendix 6


Value Points Table November 2013

Table of values for market housing and affordable at different Value Points (VP)

Shared ownership 50% sale

Affordable rent 65% market rent

Fall in sales Stokenchurch Bourne End Remaining Rise in sales

values by 5% High Wycombe Princes Ris- areas values by 10%

borough Marlow

Type Area sq m VP1 Values VP2 Values VP3 Values VP4 Values VP5 Values

per sq m per sq m per sq m per sq m per sq m

1 bed flat 45 Market sale £157,143 £3,492 £165,000 £3,667 £195,000 £4,333 £195,000 £4,333 £214,500 £4,767

46 Shared ownership 50% sold £108,512 £113,938 £134,654 £134,654 £148,119

46 Affordable rent 65% market £67,399 £70,769 £78,480 £78,480 £86,328

46 Social Rent




67 Social Rent

2 bed house 75 Market sale £221,905 £2,959 £233,000 £3,107 £310,000 £4,133 £350,000 £4,667 £385,000 £5,133



75 Social Rent




90 Social Rent


106 Shared ownership 50% sold n/a n/a n/a n/a n/a


106 Social Rent

5 bed house 170 £523,810 £3,081 £550,000 £3,235 £650,000 £3,824 £650,000 £3,824 £715,000 £4,206

Appendix 6








borough Marlow






46 Social Rent




67 Social Rent




75 Social Rent




90 Social Rent




106 Social Rent

5 bed house 170 £523,810 £3,081 £550,000 £3,235 £650,000 £3,824 £650,000 £3,824 £715,000 £4,206

Appendix 6








borough Marlow






46 Social Rent




67 Social Rent




75 Social Rent




90 Social Rent




106 Social Rent

5 bed house 170 £523,810 £3,081 £550,000 £3,235 £650,000 £3,824 £650,000 £3,824 £715,000 £4,206

Appendix 6








borough Marlow






46 Social Rent




67 Social Rent




75 Social Rent




90 Social Rent




106 Social Rent

5 bed house 170 £523,810 £3,081 £550,000 £3,235 £650,000 £3,824 £650,000 £3,824 £715,000 £4,206

Appendix 6








borough Marlow






46 Social Rent




67 Social Rent




75 Social Rent




90 Social Rent




106 Social Rent

5 bed house 170 £523,810 £3,081 £550,000 £3,235 £650,000 £3,824 £650,000 £3,824 £715,000 £4,206

Appendix 6








borough Marlow






46 Social Rent




67 Social Rent




75 Social Rent




90 Social Rent




106 Social Rent

5 bed house 170 £523,810 £3,081 £550,000 £3,235 £650,000 £3,824 £650,000 £3,824 £715,000 £4,206

Apendix 6








borough Marlow






46 Social Rent




67 Social Rent




75 Social Rent




90 Social Rent




106 Social Rent

5 bed house 170 £523,810 £3,081 £550,000 £3,235 £650,000 £3,824 £650,000 £3,824 £715,000 £4,206








borough Marlow






46 Social Rent




67 Social Rent




75 Social Rent




90 Social Rent




106 Social Rent

5 bed house 170 £523,810 £3,081 £550,000 £3,235 £650,000 £3,824 £650,000 £3,824 £715,000 £4,206

Appendix 2

Appendix 6





Social rent



borough Marlow





46

46 Social Rent £68,138 £71,545 £71,545 £71,545 £78,700



67

67 Social Rent £77,747 £81,634 £81,634 £81,634 £89,797



75

75 Social Rent £83,403 £87,573 £87,573 £87,573 £96,330



90

90 Social Rent £88,170 £92,579 £92,579 £92,579 £101,837



106

106 Social Rent £103,232 £108,394 £108,394 £108,394 £119,233

5 bed house 170 £523,810 £3,081 £550,000 £3,235 £650,000 £3,824 £650,000 £3,824 £715,000 £4,206

Appendix 6





Social rent



borough Marlow





46

46 Social Rent £68,138 £71,545 £71,545 £71,545 £78,700



67

67 Social Rent £77,747 £81,634 £81,634 £81,634 £89,797



75

75 Social Rent £83,403 £87,573 £87,573 £87,573 £96,330



90

90 Social Rent £88,170 £92,579 £92,579 £92,579 £101,837



106

106 Social Rent £103,232 £108,394 £108,394 £108,394 £119,233

5 bed house 170 £523,810 £3,081 £550,000 £3,235 £650,000 £3,824 £650,000 £3,824 £715,000 £4,206

Appendix 6





Social rent



borough Marlow





46

46 Social Rent £68,138 £71,545 £71,545 £71,545 £78,700



67

67 Social Rent £83,403 £87,573 £87,573 £87,573 £96,330



75

75 Social Rent £83,403 £87,573 £87,573 £87,573 £96,330



90

90 Social Rent £88,170 £92,579 £92,579 £92,579 £101,837



106

106 Social Rent £103,232 £108,394 £108,394 £108,394 £119,233

5 bed house 170 £523,810 £3,081 £550,000 £3,235 £650,000 £3,824 £650,000 £3,824 £715,000 £4,206

Appendix 6





Social rent



borough Marlow





46

46 Social Rent £68,138 £71,545 £71,545 £71,545 £78,700



67

67 Social Rent £83,403 £87,573 £87,573 £87,573 £96,330



75

75 Social Rent £83,403 £87,573 £87,573 £87,573 £96,330



90

90 Social Rent £88,170 £92,579 £92,579 £92,579 £101,837



106

106 Social Rent £103,232 £108,394 £108,394 £108,394 £119,233

5 bed house 170 £523,810 £3,081 £550,000 £3,235 £650,000 £3,824 £650,000 £3,824 £715,000 £4,206

Appendix 7


Strategic sites land values and surpluses for infrastructure

Assumes social rent and shared ownership at 40% sold.

Assumes rented is 50% of total affordable.

Affordable at 10%, 20%, 30% and 40%.

Site No. of units Gross area EUV per EUV Land value Surplus Land value Surplus Land value Surplus Land value Surplus

for EUV ha 10% aff 10% aff 20% aff 20% aff 30% aff 30% aff 40% aff 40% aff

Abbey Barn South 470 18.8 £350,000 £6,580,000 £23,329,496 £16,749,496 £23,437,138 £16,857,138 £19,917,512 £13,337,512 £15,191,226 £8,611,226

Abbey Barn North 75 3.9 £350,000 £1,365,000 £6,944,390 £5,579,390 £5,710,320 £4,345,320 £3,949,108 £2,584,108 £3,000,255 £1,635,255

Gomm Valley 1 330 13.3 £350,000 £4,655,000 £20,699,864 £16,044,864 £17,070,921 £12,415,921 £15,637,075 £10,982,075 £13,854,921 £9,199,921

Gomm Valley 2 435 17.5 £350,000 £6,125,000 £27,012,235 £20,887,235 £22,863,299 £16,738,299 £21,453,404 £15,328,404 £17,517,738 £11,392,738

Slate Meadow 170 6.3 £350,000 £2,205,000 £15,197,741 £12,992,741 £14,101,640 £11,896,640 £13,040,855 £10,835,855 £11,504,134 £9,299,134

Terriers Farm 360 14.5 £350,000 £5,075,000 £25,749,515 £20,674,515 £23,165,580 £18,090,580 £21,496,142 £16,421,142 £18,158,237 £13,083,237

Park Mill Farm 440 17.7 £350,000 £6,195,000 £45,193,825 £38,998,825 £40,485,910 £34,290,910 £36,615,181 £30,420,181 £32,776,148 £26,581,148

Longwick Road 485 19.5 £350,000 £6,825,000 £49,033,903 £42,208,903 £45,265,467 £38,440,467 £41,960,510 £35,135,510 £33,964,542 £27,139,542

Appendix 7








Abbey Barn South 470 18.8 £350,000 £6,580,000 £22,960,497 £16,380,497 £22,703,502 £16,123,502 £18,848,347 £12,268,347 £13,783,126 £7,203,126

Abbey Barn North 75 3.9 £350,000 £1,365,000 £6,867,946 £5,502,946 £5,562,160 £4,197,160 £3,774,477 £2,409,477 £2,768,757 £1,403,757

Gomm Valley 1 330 13.3 £350,000 £4,655,000 £20,392,442 £15,737,442 £16,498,131 £11,843,131 £14,824,735 £10,169,735 £12,758,581 £8,103,581

Gomm Valley 2 435 17.5 £350,000 £6,125,000 £26,628,955 £20,503,955 £22,127,881 £16,002,881 £20,419,082 £14,294,082 £16,168,806 £10,043,806

Slate Meadow 170 6.3 £350,000 £2,205,000 £15,026,233 £12,821,233 £13,771,467 £11,566,467 £12,535,428 £10,330,428 £10,826,932 £8,621,932

Terriers Farm 360 14.5 £350,000 £5,075,000 £25,397,909 £20,322,909 £22,524,119 £17,449,119 £20,542,734 £15,467,734 £16,901,133 £11,826,133

Park Mill Farm 440 17.7 £350,000 £6,195,000 £44,712,330 £38,517,330 £39,567,103 £33,372,103 £35,331,194 £29,136,194 £31,093,443 £24,898,443

Longwick Road 485 19.5 £350,000 £6,825,000 £48,552,585 £41,727,585 £44,303,605 £37,478,605 £40,548,541 £33,723,541 £32,167,209 £25,342,209

Appendix 7



Assumes affordable rent at 80% market rent and shared ownership at 30% sold.



Site Gross area EUV per EUV Land value Surplus Land value Surplus Land value Surplus Land value Surplus


Abbey Barn South 18.8 £350,000 £6,580,000 £23,879,786 £17,299,786 £24,603,323 £18,023,323 £21,733,171 £15,153,171 £17,366,683 £10,786,683

Abbey Barn North 3.9 £350,000 £1,365,000 £7,065,727 £5,700,727 £5,955,355 £4,590,355 £4,246,911 £2,881,911 £3,359,960 £1,994,960

Gomm Valley 1 13.3 £350,000 £4,655,000 £21,178,258 £16,523,258 £17,944,284 £13,289,284 £16,842,103 £12,187,103 £15,890,178 £11,235,178

Gomm Valley 2 17.5 £350,000 £6,125,000 £27,586,368 £21,461,368 £24,043,170 £17,918,170 £23,236,801 £17,111,801 £19,878,393 £13,753,393

Slate Meadow 6.3 £350,000 £2,205,000 £15,484,747 £13,279,747 £14,641,747 £12,436,747 £14,018,084 £11,813,084 £12,734,145 £10,529,145

Terriers Farm 14.5 £350,000 £5,075,000 £26,239,282 £21,164,282 £24,056,982 £18,981,982 £22,773,072 £17,698,072 £19,738,728 £14,663,728

Park Mill Farm 17.7 £350,000 £6,195,000 £45,969,695 £39,774,695 £42,009,227 £35,814,227 £38,854,711 £32,659,711 £35,655,055 £29,460,055

Longwick Road 19.5 £350,000 £6,825,000 £49,953,775 £43,128,775 £46,818,910 £39,993,910 £44,741,698 £37,916,698 £37,347,856 £30,522,856

Appendix 7








Abbey Barn South 18.8 £350,000 £6,580,000 £24,250,361 £17,670,361 £25,301,150 £18,721,150 £22,811,106 £16,231,106 £18,634,759 £12,054,759

Abbey Barn North 3.9 £350,000 £1,365,000 £7,142,697 £5,777,697 £6,104,303 £4,739,303 £4,422,055 £3,057,055 £3,592,079 £2,227,079

Gomm Valley 1 13.3 £350,000 £4,655,000 £21,486,745 £16,831,745 £18,520,268 £13,865,268 £17,805,121 £13,150,121 £16,978,281 £12,323,281

Gomm Valley 2 17.5 £350,000 £6,125,000 £27,971,510 £21,846,510 £24,701,469 £18,576,469 £24,278,044 £18,153,044 £21,210,404 £15,085,404

Slate Meadow 6.3 £350,000 £2,205,000 £15,657,255 £13,452,255 £14,971,920 £12,766,920 £14,523,511 £12,318,511 £13,411,347 £11,206,347

Terriers Farm 14.5 £350,000 £5,075,000 £26,590,888 £21,515,888 £24,695,249 £19,620,249 £23,571,844 £18,496,844 £21,071,528 £15,996,528

Park Mill Farm 17.7 £350,000 £6,195,000 £46,451,190 £40,256,190 £42,928,034 £36,733,034 £40,138,698 £33,943,698 £37,337,759 £31,142,759

Longwick Road 19.5 £350,000 £6,825,000 £50,435,093 £43,610,093 £47,780,772 £40,955,772 £46,153,667 £39,328,667 £39,145,189 £32,320,189

Appendix 7








Abbey Barn South 18.8 £350,000 £6,580,000 £24,620,937 £18,040,937 £26,008,424 £19,428,424 £23,791,195 £17,211,195 £20,112,024 £13,532,024

Abbey Barn North 3.9 £350,000 £1,365,000 £7,219,667 £5,854,667 £6,253,251 £4,888,251 £4,584,610 £3,219,610 £3,815,624 £2,450,624

Gomm Valley 1 13.3 £350,000 £4,655,000 £21,795,231 £17,140,231 £19,084,374 £14,429,374 £18,617,461 £13,962,461 £18,009,738 £13,354,738

Gomm Valley 2 17.5 £350,000 £6,125,000 £28,356,653 £22,231,653 £25,505,238 £19,380,238 £25,242,077 £19,117,077 £22,483,639 £16,358,639

Slate Meadow 6.3 £350,000 £2,205,000 £15,828,763 £13,623,763 £15,302,093 £13,097,093 £15,028,937 £12,823,937 £14,088,550 £11,883,550

Terriers Farm 14.5 £350,000 £5,075,000 £26,942,494 £21,867,494 £25,487,936 £20,412,936 £24,679,889 £19,604,889 £22,252,936 £17,177,936

Park Mill Farm 17.7 £350,000 £6,195,000 £46,932,685 £40,737,685 £43,846,840 £37,651,840 £41,422,685 £35,227,685 £39,020,463 £32,825,463

Longwick Road 19.5 £350,000 £6,825,000 £50,916,411 £44,091,411 £48,742,634 £41,917,634 £47,565,636 £40,740,636 £40,942,522 £34,117,522

Appendix 7








Abbey Barn South 18.8 £350,000 £6,580,000 £23,577,891 £16,997,891 £24,037,803 £17,457,803 £20,870,867 £14,290,867 £16,398,413 £9,818,413

Abbey Barn North 3.9 £350,000 £1,365,000 £7,018,378 £5,653,378 £5,837,227 £4,472,227 £4,090,507 £2,725,507 £3,165,122 £1,800,122

Gomm Valley 1 13.3 £350,000 £4,655,000 £20,913,603 £16,258,603 £17,487,902 £12,832,902 £16,406,208 £11,751,208 £15,237,680 £10,582,680

Gomm Valley 2 17.5 £350,000 £6,125,000 £27,289,879 £21,164,879 £23,473,490 £17,348,490 £22,649,537 £16,524,537 £18,853,843 £12,728,843

Slate Meadow 6.3 £350,000 £2,205,000 £15,455,519 £13,250,519 £14,591,468 £12,386,468 £13,797,740 £11,592,740 £12,449,912 £10,244,912

Terriers Farm 14.5 £350,000 £5,075,000 £26,108,727 £21,033,727 £24,035,794 £18,960,794 £22,116,724 £17,041,724 £18,969,043 £13,894,043

Park Mill Farm 17.7 £350,000 £6,195,000 £45,860,266 £39,665,266 £41,794,246 £35,599,246 £38,284,633 £32,089,633 £34,818,605 £28,623,605

Longwick Road 19.5 £350,000 £6,825,000 £49,811,933 £42,986,933 £46,648,337 £39,823,337 £44,063,423 £37,238,423 £36,557,346 £29,732,346

Appendix 7








Abbey Barn South 18.8 £350,000 £6,580,000 £23,207,316 £16,627,316 £23,329,497 £16,749,497 £19,792,931 £13,212,931 £14,982,575 £8,402,575

Abbey Barn North 3.9 £350,000 £1,365,000 £6,941,409 £5,576,409 £5,688,278 £4,323,278 £3,915,363 £2,550,363 £2,933,002 £1,568,002

Gomm Valley 1 13.3 £350,000 £4,655,000 £20,605,116 £15,950,116 £16,911,917 £12,256,917 £15,591,206 £10,936,206 £14,133,355 £9,478,355

Gomm Valley 2 17.5 £350,000 £6,125,000 £26,904,736 £20,779,736 £22,733,547 £16,608,547 £21,608,293 £15,483,293 £17,494,797 £11,369,797

Slate Meadow 6.3 £350,000 £2,205,000 £15,284,011 £13,079,011 £14,261,295 £12,056,295 £13,292,313 £11,087,313 £11,772,710 £9,567,710

Terriers Farm 14.5 £350,000 £5,075,000 £25,757,121 £20,682,121 £23,376,234 £18,301,234 £21,265,682 £16,190,682 £17,828,928 £12,753,928

Park Mill Farm 17.7 £350,000 £6,195,000 £45,378,771 £39,183,771 £40,875,440 £34,680,440 £37,000,646 £30,805,646 £33,135,901 £26,940,901

Longwick Road 19.5 £350,000 £6,825,000 £49,330,615 £42,505,615 £45,686,475 £38,861,475 £42,651,454 £35,826,454 £34,760,013 £27,935,013

Appendix 7






Site Land value Surplus Land value Surplus Land value Surplus Land value Surplus

10% aff 10% aff 20% aff 20% aff 30% aff 30% aff 40% aff 40% aff

Abbey Barn South £22,837,495 £16,257,495 £22,499,886 £15,919,886 £18,655,823 £12,075,823 £13,407,513 £6,827,513

Abbey Barn North £6,809,332 £5,444,332 £5,493,762 £4,128,762 £3,669,093 £2,304,093 £2,742,623 £1,377,623

Gomm Valley 1 £20,338,440 £15,683,440 £16,348,074 £11,693,074 £14,569,614 £9,914,614 £12,187,887 £7,532,887

Gomm Valley 2 £26,344,339 £20,219,339 £21,928,995 £15,803,995 £19,950,052 £13,825,052 £15,686,877 £9,561,877

Slate Meadow £14,869,008 £12,664,008 £13,477,625 £11,272,625 £12,151,946 £9,946,946 £10,293,113 £8,088,113

Terriers Farm £26,506,574 £21,431,574 £22,245,628 £17,170,628 £20,104,416 £15,029,416 £16,224,689 £11,149,689

Park Mill Farm £44,399,521 £38,204,521 £38,848,366 £32,653,366 £34,321,344 £28,126,344 £29,997,264 £23,802,264

Longwick Road £48,266,228 £41,441,228 £43,508,856 £36,683,856 £39,453,182 £32,628,182 £30,955,196 £24,130,196

Appendix 7








Abbey Barn South 470 18.8 £350,000 £6,580,000 £22,585,977 £16,005,977 £21,994,079 £15,414,079 £17,867,556 £11,287,556 £12,397,158 £5,817,158

Abbey Barn North 75 3.9 £350,000 £1,365,000 £6,761,259 £5,396,259 £5,389,734 £4,024,734 £3,556,776 £2,191,776 £2,583,378 £1,218,378

Gomm Valley 1 330 13.3 £350,000 £4,655,000 £20,121,248 £15,466,248 £15,955,744 £11,300,744 £14,007,204 £9,352,204 £11,461,253 £6,806,253

Gomm Valley 2 435 17.5 £350,000 £6,125,000 £26,080,834 £19,955,834 £21,426,739 £15,301,739 £19,245,509 £13,120,509 £14,756,359 £8,631,359

Slate Meadow 170 6.3 £350,000 £2,205,000 £14,758,236 £12,553,236 £13,259,561 £11,054,561 £11,810,803 £9,605,803 £9,840,396 £7,635,396

Terriers Farm 360 14.5 £350,000 £5,075,000 £26,270,750 £21,195,750 £21,801,130 £16,726,130 £19,452,841 £14,377,841 £15,395,847 £10,320,847

Park Mill Farm 440 17.7 £350,000 £6,195,000 £44,057,763 £37,862,763 £38,848,366 £32,653,366 £33,476,265 £27,281,265 £28,805,636 £22,610,636

Longwick Road 485 19.5 £350,000 £6,825,000 £47,927,294 £41,102,294 £42,873,806 £36,048,806 £38,492,868 £31,667,868 £29,707,793 £22,882,793

Appendix 7








Abbey Barn South 18.8 £350,000 £6,580,000 £23,805,504 £17,225,504 £24,462,036 £17,882,036 £21,553,538 £14,973,538 £17,118,665 £10,538,665

Abbey Barn North 3.9 £350,000 £1,365,000 £7,049,979 £5,684,979 £5,924,719 £4,559,719 £4,199,406 £2,834,406 £3,330,594 £1,965,594

Gomm Valley 1 13.3 £350,000 £4,655,000 £21,119,189 £16,464,189 £17,826,147 £13,171,147 £16,842,103 £12,187,103 £15,556,935 £10,901,935

Gomm Valley 2 17.5 £350,000 £6,125,000 £27,386,815 £21,261,815 £23,864,265 £17,739,265 £23,000,440 £16,875,440 £19,540,910 £13,415,910

Slate Meadow 6.3 £350,000 £2,205,000 £15,382,743 £13,177,743 £14,437,885 £12,232,885 £13,766,598 £11,561,598 £12,393,036 £10,188,036

Terriers Farm 14.5 £350,000 £5,075,000 £26,098,728 £21,023,728 £23,853,035 £18,778,035 £22,384,913 £17,309,913 £19,156,546 £14,081,546

Park Mill Farm 17.7 £350,000 £6,195,000 £45,759,414 £39,564,414 £42,078,369 £35,883,369 £38,167,078 £31,972,078 £34,804,170 £28,609,170

Longwick Road 19.5 £350,000 £6,825,000 £49,722,861 £42,897,861 £46,268,777 £39,443,777 £44,021,392 £37,196,392 £36,497,997 £29,672,997

Appendix 7








Abbey Barn South 18.8 £350,000 £6,580,000 £24,058,074 £17,478,074 £24,944,224 £18,364,224 £22,347,738 £15,767,738 £18,050,572 £11,470,572

Abbey Barn North 3.9 £350,000 £1,365,000 £7,098,115 £5,733,115 £6,029,009 £4,664,009 £4,311,723 £2,946,723 £3,490,208 £2,125,208

Gomm Valley 1 13.3 £350,000 £4,655,000 £21,337,179 £16,682,179 £18,221,138 £13,566,138 £17,380,140 £12,725,140 £16,271,607 £11,616,607

Gomm Valley 2 17.5 £350,000 £6,125,000 £27,651,384 £21,526,384 £24,312,128 £18,187,128 £23,708,975 £17,583,975 £20,451,047 £14,326,047

Slate Meadow 6.3 £350,000 £2,205,000 £15,493,514 £13,288,514 £14,655,949 £12,450,949 £14,107,741 £11,902,741 £12,845,753 £10,640,753

Terriers Farm 14.5 £350,000 £5,075,000 £26,346,529 £21,271,529 £24,295,936 £19,220,936 £22,966,199 £17,891,199 £20,028,644 £14,953,644

Park Mill Farm 17.7 £350,000 £6,195,000 £46,101,172 £39,906,172 £42,078,369 £35,883,369 £39,012,156 £32,817,156 £35,995,798 £29,800,798

Longwick Road 19.5 £350,000 £6,825,000 £50,061,796 £43,236,796 £46,903,827 £40,078,827 £44,981,706 £38,156,706 £37,745,399 £30,920,399

Appendix 7






Site Land value Surplus Land value Surplus Land value Surplus Land value Surplus

10% aff 10% aff 20% aff 20% aff 30% aff 30% aff 40% aff 40% aff

Abbey Barn South £24,310,643 £17,730,643 £25,435,860 £18,855,860 £23,075,748 £16,495,748 £19,099,221 £12,519,221

Abbey Barn North £7,146,451 £5,781,451 £6,133,299 £4,768,299 £4,424,041 £3,059,041 £3,644,105 £2,279,105

Gomm Valley 1 £21,555,170 £16,900,170 £18,604,250 £13,949,250 £17,942,550 £13,287,550 £16,971,207 £12,316,207

Gomm Valley 2 £27,915,954 £21,790,954 £24,857,880 £18,732,880 £24,372,966 £18,247,966 £21,341,014 £15,216,014

Slate Meadow £15,604,285 £13,399,285 £14,874,013 £12,669,013 £14,448,884 £12,243,884 £13,298,470 £11,093,470

Terriers Farm £26,594,330 £21,519,330 £24,816,046 £19,741,046 £23,688,064 £18,613,064 £20,814,231 £15,739,231

Park Mill Farm £46,442,930 £40,247,930 £42,707,320 £36,512,320 £39,857,235 £33,662,235 £37,187,425 £30,992,425

Longwick Road £50,400,730 £43,575,730 £47,538,878 £40,713,878 £45,942,020 £39,117,020 £38,992,802 £32,167,802

Appendix 7








Abbey Barn South 18.8 £350,000 £6,580,000 £23,171,963 £16,591,963 £23,295,985 £16,715,985 £19,918,034 £13,338,034 £15,032,644 £8,452,644

Abbey Barn North 3.9 £350,000 £1,365,000 £6,919,668 £5,554,668 £5,682,821 £4,317,821 £3,872,757 £2,507,757 £2,940,825 £1,575,825

Gomm Valley 1 13.3 £350,000 £4,655,000 £20,602,520 £15,947,520 £16,865,742 £12,210,742 £15,564,163 £10,909,163 £13,945,192 £9,290,192

Gomm Valley 2 17.5 £350,000 £6,125,000 £26,726,270 £20,601,270 £22,671,023 £16,546,023 £21,552,507 £15,427,507 £17,401,996 £11,276,996

Slate Meadow 6.3 £350,000 £2,205,000 £15,217,867 £13,012,867 £14,143,429 £11,938,429 £13,146,308 £10,941,308 £11,562,023 £9,357,023

Terriers Farm 14.5 £350,000 £5,075,000 £25,729,967 £20,654,967 £23,278,790 £18,203,790 £20,944,581 £15,869,581 £17,279,974 £12,204,974

Park Mill Farm 17.7 £350,000 £6,195,000 £45,319,798 £39,124,798 £40,595,132 £34,400,132 £36,531,566 £30,336,566 £32,791,381 £26,596,381

Longwick Road 19.5 £350,000 £6,825,000 £49,247,659 £42,422,659 £45,355,566 £38,530,566 £42,249,618 £35,424,618 £34,370,865 £27,545,865

Appendix 7








Abbey Barn South 18.8 £350,000 £6,580,000 £22,919,393 £16,339,393 £22,803,318 £16,223,318 £19,123,834 £12,543,834 £14,017,905 £7,437,905

Abbey Barn North 3.9 £350,000 £1,365,000 £6,871,332 £5,506,332 £5,578,531 £4,213,531 £3,760,439 £2,395,439 £2,781,067 £1,416,067

Gomm Valley 1 13.3 £350,000 £4,655,000 £20,384,530 £15,729,530 £16,470,751 £11,815,751 £14,999,091 £10,344,091 £13,214,299 £8,559,299

Gomm Valley 2 17.5 £350,000 £6,125,000 £26,461,701 £20,336,701 £22,165,307 £16,040,307 £20,843,972 £14,718,972 £16,424,824 £10,299,824

Slate Meadow 6.3 £350,000 £2,205,000 £15,107,096 £12,902,096 £13,925,365 £11,720,365 £12,805,165 £10,600,165 £11,109,306 £8,904,306

Terriers Farm 14.5 £350,000 £5,075,000 £25,482,167 £20,407,167 £22,824,178 £17,749,178 £20,366,124 £15,291,124 £16,538,874 £11,463,874

Park Mill Farm 17.7 £350,000 £6,195,000 £44,978,040 £38,783,040 £39,966,181 £33,771,181 £35,686,488 £29,491,488 £31,599,754 £25,404,754

Longwick Road 19.5 £350,000 £6,825,000 £48,908,724 £42,083,724 £44,720,515 £37,895,515 £41,289,304 £34,464,304 £33,123,463 £26,298,463

Appendix 7A Wycombe District Council

Strategic appraisal summary

Assumes 40% affordable by bedspace

Assumes affordable housing is 66% rented.

Affordable rent at 65% market rent. Shared ownership at 30% sale

Figures from HCA DAT appraisals

Abbey Barn Abbey Barn Gomm Valley 1 Gomm Valley 2 Longwick Road Park Mill Farm Slate Meadow Terriers Farm

North South Mill Lane

No. units 75 470 330 435 485 440 170 360

Residential area (ha) for built area calculation 3.0 11.8 9.4 12.4 13.8 12.5 4.3 10.3

Units per ha 25 40 35 35 35 35 40 35

Built area sqm 7270 40900 31494 39358 44121 41435 14722 33466

Built area per ha 2423 3466 3350 3174 3197 3315 3424 3249

Total scheme value £18,952,624 £105,918,227 £82,095,345 £102,775,558 £137,135,920 £128,350,138 £45,873,963 £90,156,755

Total scheme value per sqm (incl. affordable) £2,607 £2,590 £2,607 £2,611 £3,108 £3,098 £3,116 £2,694

Total base build cost £7,995,936 £45,712,638 £33,888,071 £42,868,191 £48,814,021 £45,661,312 £15,944,249 £36,842,536

Base build cost per sqm £1,100 £1,118 £1,076 £1,089 £1,106 £1,102 £1,083 £1,101

Site preparation/demolition £75,000 £500,000 £330,000 £435,000 £485,000 £440,000 £170,000 £360,000

Strategic landscaping £67,500 £420,000 £997,500 £382,500 £427,500 £390,000 £150,000 £315,000

Public open space £100,000 £300,000 £300,000 £300,000 £300,000 £300,000 £100,000 £200,000

Sustainability £500,000 £2,350,000 £1,800,000 £2,350,000 £2,600,000 £2,400,000 £850,000 £1,900,000

Roads and sewers infrastructure £520,000 £4,888,000 £3,458,000 £4,550,000 £5,070,000 £4,602,000 £1,638,000 £3,770,000

Extra costs for sloping site £225,000 £1,410,000 £990,000 £1,305,000 £0 £0 £0 £0

Build cost contingency % 5 5 5 5 5 5 5 5

Total build cost per sqm excl contingency £1,304 £1,359 £1,326 £1,326 £1,308 £1,298 £1,281 £1,296

Fees and certification £1,007,488 £3,839,862 £2,846,598 £3,600,928 £4,100,378 £3,835,550 £2,008,975 £3,094,773

S106 costs £75,000 £470,000 £330,000 £435,000 £485,000 £440,000 £170,000 £360,000

CIL costs £564,375 £3,098,958 £2,428,750 £3,051,667 £4,100,000 £3,858,000 £1,306,500 £2,552,500

Sales and marketing costs £470,350 £2,549,200 £2,001,250 £2,513,350 £3,326,500 £3,109,900 £1,099,750 £2,184,700

Finance and acquisition costs £1,033,383 £6,855,699 £4,364,964 £5,565,181 £9,451,556 £8,414,373 £3,178,594 £5,413,650

Profit market housing @ 20% on sales £2,937,000 £16,032,000 £12,619,000 £15,805,000 £21,190,000 £19,866,000 £6,933,000 £13,834,000

Profit affordable housing @ 6% on cost £200,729 £1,188,333 £832,510 £1,045,507 £1,221,801 £1,150,183 £418,377 £948,596

Resultant land value £2,781,067 £14,017,905 £13,214,299 £16,424,824 £33,123,463 £31,599,754 £11,109,306 £16,538,874

Developable area for existing use value (ha) 3.9 18.8 13.3 17.5 19.5 17.7 6.3 14.5

Existing use value@£350,000 per ha £1,365,000 £6,580,000 £4,655,000 £6,125,000 £6,825,000 £6,195,000 £2,205,000 £5,075,000

Surplus land value for Infrastructure £1,416,067 £7,437,905 £8,559,299 £10,299,824 £26,298,463 £25,404,754 £8,904,306 £11,463,874

Surplus per ha £363,094 £395,633 £643,556 £588,561 £1,348,639 £1,435,297 £1,413,382 £790,612

Higher revenues on High Wycombe sites:

Resultant land value: £3,039,224 £15,794,006 £14,768,867 £18,413,502 £16,745,733

Surplus: £1,674,224 £9,214,006 £10,113,867 £12,288,502 £11,670,733

Surplus per ha: £429,288 £490,107 £760,441 £702,200 £804,878

Appendix 7A Wycombe District Council

Strategic appraisal summary

Assumes 40% affordable by bedspace

Assumes affordable housing is 66% rented.

Affordable rent at 80% market rent. Shared ownership at 30% sale

Figures from HCA DAT appraisal

Princes Risborough

Growth Area

No. units 2500

Residential area (ha) for built area calculation 71.0

Units per ha 35

Built area sqm 226871

Built area per ha 3195

Total scheme value £724,105,734

Total scheme value per sqm (incl. affordable) £3,192

Total base build cost £251,034,457

Base build cost per sqm £1,107

Site preparation/demolition £2,500,000

Strategic landscaping £5,325,000

Public open space £900,000

Sustainability £12,550,000

Roads and sewers infrastructure £18,460,000

Transport package £26,000,000

Extra costs for sloping site £0

Build cost contingency % 5

Total build cost per sqm excl contingency £1,282

Fees and certification £21,086,894

S106 costs £2,500,000

CIL costs £20,880,000

Sales and marketing costs £18,356,400

Finance and acquisition costs £53,141,638

Profit market housing @ 20% on sales £107,930,000

Profit affordable housing @ 6% on cost £6,365,847

Resultant land value £164,523,774

Developable area for existing use value (ha) 71.0

Existing use value@£350,000 per ha £24,850,000

Surplus land value for Infrastructure £139,673,774

Surplus per ha £1,967,236

Appendix 7B.1


Strategic sites market sales values

By unit type and floor area sqm

Site 1 bed flat 2 bed flat 2 bed house 3 bed house 4 bed house 5 bed house

46 60 75 95 125 170

Abbey Barn South £165,000 £210,000 £240,000 £305,000 £410,000 £550,000

Abbey Barn North £165,000 £210,000 £240,000 £305,000 £410,000 £550,000

Gomm Valley 1 £165,000 £210,000 £240,000 £305,000 £410,000 £550,000

Gomm Valley 2 £165,000 £210,000 £240,000 £305,000 £410,000 £550,000

Terriers Farm £175,000 £230,000 £270,000 £330,000 £420,000 £565,000

Slate Meadow £195,000 £250,000 £310,000 £390,000 £475,000 £650,000

Park Mill Farm £195,000 £250,000 £310,000 £390,000 £475,000 £650,000

Longwick Road £195,000 £250,000 £310,000 £390,000 £475,000 £650,000

Princes Risborough £195,000 £250,000 £310,000 £390,000 £475,000 £650,000

Growth Area

Appendix 7B.2


Strategic sites market sales values

By unit type and floor area sqm

Site 1 bed flat 2 bed flat 2 bed house 3 bed house 4 bed house 5 bed house

46 60 75 95 125 170

Abbey Barn South £175,000 £210,000 £255,000 £320,000 £425,000 £550,000

Abbey Barn North £175,000 £210,000 £255,000 £320,000 £425,000 £550,000

Gomm Valley 1 £175,000 £210,000 £255,000 £320,000 £425,000 £550,000

Gomm Valley 2 £175,000 £210,000 £255,000 £320,000 £425,000 £550,000

Terriers Farm £175,000 £230,000 £270,000 £330,000 £425,000 £565,000

Slate Meadow £195,000 £250,000 £310,000 £390,000 £475,000 £650,000

Park Mill Farm £195,000 £250,000 £310,000 £390,000 £475,000 £650,000

Longwick Road £195,000 £250,000 £310,000 £390,000 £475,000 £650,000

Princes Risborough £195,000 £250,000 £310,000 £390,000 £475,000 £650,000

Growth Area

Appendix 7C


Testing High Wycombe sites at higher values for 30% and 40% affordable.

Affordable rent at 65% market rent, shared ownership with 30% sale.

Assuming 66% rented and 50% rented.

66% Rented

40% 30%

Site Lower value Higher value Lower value Higher value

Abbey Barn North £2,781,067 £3,039,224 £3,760,439 £4,138,825

Abbey Barn South £14,017,905 £15,794,006 £19,123,834 £21,385,768

Gomm Valley 1 £13,214,299 £14,768,867 £14,999,091 £16,667,742

Gomm Valley 2 £16,424,824 £18,413,502 £20,843,972 £22,925,702

Terriers Farm £16,538,874 £16,745,733 £20,366,124 £20,567,194

50% Rented

Abbey Barn North £2,933,002 £3,223,977 £3,915,363 £4,319,578

Abbey Barn South £14,982,575 £16,961,804 £19,792,931 £22,213,116

Gomm Valley 1 £14,133,355 £15,834,160 £15,591,206 £17,386,595

Gomm Valley 2 £17,494,797 £19,618,958 £21,608,293 £23,838,697

Terriers Farm £17,828,928 £18,035,787 £21,265,682 £21,466,751

Appendix 8

Valuations at 10% affordable

Affordable Rent 65% market rent. Shared Ownership 30% sale

50% Affordable Rent/50% Shared Ownership

Figures represent land value/% to GDV/land value per ha

Number of

Units

Density Value Point 1 Value Point 2 Value Point 3 Value Point 4 Value Point 5

£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£831,405 £946,191 £1,472,232 £1,551,917 £1,855,925

24.2% 26.2% 33.2% 34.1% 37.1%

£2,494,216 £2,838,572 £4,416,695 £4,655,752 £5,567,776

£566,227 £650,067 £1,142,837 £1,315,489 £1,559,856

22.6% 24.7% 33.6% 36.0% 38.8%

£2,831,137 £3,250,335 £5,714,184 £6,577,446 £7,799,278

£279,663 £338,113 £607,987 £607,987 £757,902

16.2% 18.6% 27.1% 27.1% 30.8%

£2,097,470 £2,535,848 £4,559,905 £4,559,905 £5,684,267

£1,408,693 £1,624,612 £2,623,375 £2,763,300 £3,334,964

20.9% 23.0% 30.1% 30.9% 34.0%

£1,690,431 £1,949,535 £3,148,050 £3,315,960 £4,001,957

£1,259,797 £1,461,170 £2,572,841 £2,814,529 £3,376,869

20.1% 22.2% 30.7% 32.1% 35.0%

£2,519,595 £2,922,340 £5,145,682 £5,629,057 £6,753,739

£3,433,809 £3,946,852 £6,316,748 £6,620,744 £7,975,968

20.5% 22.5% 29.3% 30.0% 32.8%

£2,060,285 £2,368,111 £3,790,049 £3,972,447 £4,785,581

£2,306,297 £2,687,595 £4,880,844 £5,440,196 £6,523,988

18.6% 20.6% 29.1% 30.8% 33.6%

£2,306,297 £2,687,595 £4,880,844 £5,440,196 £6,523,988

£7,062,907 £8,108,937 £12,825,988 £13,367,101 £16,110,938

20.7% 22.6% 29.2% 29.9% 32.7%

£2,118,872 £2,432,681 £3,847,796 £4,010,130 £4,833,281

£4,663,732 £5,444,156 £10,005,776 £11,197,440 £13,427,666

18.4% 20.4% 29.1% 30.8% 33.6%

£2,331,866 £2,722,078 £5,002,888 £5,598,720 £6,713,833

£26,387,303 £30,391,246 £48,907,699 £51,173,495 £61,742,018

19.4% 21.3% 27.8% 28.5% 31.3%

£1,979,048 £2,279,343 £3,668,077 £3,838,012 £4,630,651

£16,867,839 £19,763,231 £36,039,939 £39,894,128 £48,046,355

17.2% 19.2% 27.4% 28.8% 31.6%

£2,108,480 £2,470,404 £4,504,992 £4,986,766 £6,005,794

Average LV/ha with affordable £2,230,700 £2,586,986 £4,425,378 £4,780,399 £5,754,559

Land values EUV per ha

against EUVs

Greenfield £350,000

Employment £950,000

Employment £1,400,000


Residential £2,000,000


50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£699,312 £802,901 £1,274,808 £1,367,775 £1,643,810

22.8% 24.9% 32.2% 33.4% 36.4%

£2,097,935 £2,408,704 £3,824,425 £4,103,325 £4,931,429

£484,600 £557,755 £1,021,611 £1,174,342 £1,401,649

20.9% 22.9% 32.5% 34.8% 37.7%

£2,423,002 £2,788,773 £5,108,055 £5,871,710 £7,008,245

£218,399 £270,341 £534,058 £534,058 £678,833

13.2% 15.6% 24.9% 24.9% 28.8%

£1,637,994 £2,027,556 £4,005,438 £4,005,438 £5,091,247

£1,659,930 £1,910,717 £3,094,623 £3,266,349 £3,933,384

21.4% 23.5% 30.8% 31.7% 34.7%

£1,991,916 £2,292,860 £3,713,548 £3,919,619 £4,720,060

£1,144,428 £1,342,971 £2,366,536 £2,570,062 £3,113,463

18.7% 20.9% 29.3% 30.7% 33.8%

£2,288,856 £2,685,941 £4,733,072 £5,140,125 £6,226,927

£2,948,441 £3,416,412 £5,645,438 £5,955,514 £7,201,145

19.5% 21.5% 28.8% 29.6% 32.5%

£1,769,065 £2,049,847 £3,387,263 £3,573,308 £4,320,687

£2,052,748 £2,420,672 £4,539,053 £5,019,366 £6,058,871

17.3% 19.4% 28.4% 29.9% 32.8%

£2,052,748 £2,420,672 £4,539,053 £5,019,366 £6,058,871

£6,013,682 £6,977,786 £11,302,230 £11,776,464 £14,299,321

19.3% 21.3% 28.3% 28.9% 31.9%

£1,804,105 £2,093,336 £3,390,669 £3,532,939 £4,289,796

£4,368,676 £5,129,684 £9,408,010 £10,471,996 £12,618,925

17.8% 19.9% 28.6% 30.2% 33.1%

£2,184,338 £2,564,842 £4,704,005 £5,235,998 £6,309,462

£22,394,347 £26,056,258 £43,253,773 £45,531,248 £55,239,104

18.2% 20.1% 27.1% 27.9% 30.7%

£1,679,576 £1,954,219 £3,244,033 £3,414,844 £4,142,933

£15,571,299 £18,408,110 £34,574,793 £38,493,218 £46,513,189

16.4% 18.4% 27.0% 28.5% 31.4%

£1,946,412 £2,301,014 £4,321,849 £4,811,652 £5,814,149



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£469,124 £543,227 £1,012,452 £1,125,340 £1,350,736

20.3% 22.4% 32.3% 34.0% 37.1%

£1,407,372 £1,629,680 £3,037,357 £3,376,021 £4,052,209

£490,048 £572,022 £1,033,297 £1,139,544 £1,369,920

20.4% 22.7% 32.1% 33.7% 36.8%

£2,450,240 £2,860,111 £5,166,483 £5,697,721 £6,849,602

£185,311 £239,909 £480,578 £480,578 £617,424

12.0% 14.7% 24.0% 24.0% 28.0%

£1,389,835 £1,799,316 £3,604,332 £3,604,332 £4,630,682

£1,242,763 £1,461,244 £2,482,509 £2,616,073 £3,194,253

18.6% 20.8% 28.7% 29.6% 32.8%

£1,491,315 £1,753,493 £2,979,010 £3,139,287 £3,833,104

£976,944 £1,163,353 £2,148,348 £2,313,713 £2,823,503

17.2% 19.5% 28.5% 29.7% 32.9%

£1,953,889 £2,326,707 £4,296,695 £4,627,426 £5,647,007

£2,527,348 £2,962,968 £5,012,059 £5,230,936 £6,380,312

18.1% 20.2% 27.8% 28.4% 31.5%

£1,516,409 £1,777,781 £3,007,236 £3,138,562 £3,828,187

£1,719,652 £2,064,942 £4,044,531 £4,470,126 £5,441,863

15.6% 17.8% 27.3% 28.8% 31.8%

£1,719,652 £2,064,942 £4,044,531 £4,470,126 £5,441,863

£4,710,032 £5,549,296 £9,596,467 £10,149,740 £12,387,067

17.6% 19.7% 27.5% 28.4% 31.5%

£1,413,010 £1,664,789 £2,878,940 £3,044,922 £3,716,120

£3,469,099 £4,171,730 £7,996,120 £8,664,911 £10,602,054

15.5% 17.7% 26.8% 28.0% 31.1%

£1,734,549 £2,085,865 £3,998,060 £4,332,456 £5,301,027

£18,594,661 £21,974,090 £37,335,993 £38,795,913 £47,634,669

16.5% 18.6% 25.8% 26.4% 29.4%

£1,394,600 £1,648,057 £2,800,199 £2,909,693 £3,572,600

£12,303,235 £14,921,608 £28,925,935 £31,436,997 £38,632,489

14.2% 16.4% 25.1% 26.3% 29.4%

£1,537,904 £1,865,201 £3,615,742 £3,929,625 £4,829,061



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£504,007 £590,775 £1,047,820 £1,107,585 £1,342,899

20.1% 22.4% 31.5% 32.5% 35.8%

£1,512,022 £1,772,325 £3,143,461 £3,322,754 £4,028,697

£345,712 £412,795 £825,442 £958,251 £1,153,702

18.1% 20.5% 31.4% 33.8% 37.0%

£1,728,561 £2,063,973 £4,127,209 £4,791,257 £5,768,509

£156,355 £204,439 £408,768 £408,768 £526,965

11.3% 14.0% 23.2% 23.2% 27.1%

£1,172,663 £1,533,295 £3,065,759 £3,065,759 £3,952,236

£1,017,334 £1,217,676 £2,197,866 £2,299,629 £2,831,811

16.8% 19.1% 27.8% 28.5% 32.0%

£1,220,801 £1,461,211 £2,637,439 £2,759,555 £3,398,173

£776,800 £952,244 £1,890,264 £2,068,350 £2,551,154

14.7% 17.2% 27.0% 28.4% 31.9%

£1,553,600 £1,904,489 £3,780,529 £4,136,700 £5,102,308

£2,374,470 £2,805,919 £4,720,660 £4,872,658 £5,992,428

17.4% 19.5% 27.0% 27.5% 30.7%

£1,424,682 £1,683,551 £2,832,396 £2,923,595 £3,595,457

£1,339,587 £1,666,847 £3,354,211 £3,621,728 £4,509,525

13.0% 15.4% 24.8% 25.9% 29.3%

£1,339,587 £1,666,847 £3,354,211 £3,621,728 £4,509,525

£4,170,925 £4,981,576 £8,610,234 £8,938,550 £11,049,578

16.3% 18.5% 26.2% 26.8% 30.1%

£1,251,277 £1,494,473 £2,583,070 £2,681,565 £3,314,873

£2,839,777 £3,504,017 £6,946,566 £7,542,398 £9,351,602

13.6% 16.0% 25.2% 26.4% 29.8%

£1,419,889 £1,752,009 £3,473,283 £3,771,199 £4,675,801

£15,917,472 £19,118,290 £32,874,709 £33,809,058 £42,051,160

15.1% 17.3% 24.5% 24.9% 28.2%

£1,193,810 £1,433,872 £2,465,603 £2,535,679 £3,153,837

£10,409,137 £12,931,257 £26,861,979 £29,594,950 £36,597,354

12.6% 14.9% 24.3% 25.7% 28.9%

£1,301,142 £1,616,407 £3,357,747 £3,699,369 £4,574,669



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£831,405 £946,191 £1,472,232 £1,551,917 £1,855,925

24.2% 26.2% 33.2% 34.1% 37.1%

£2,494,216 £2,838,572 £4,416,695 £4,655,752 £5,567,776

£566,227 £650,067 £1,142,837 £1,315,489 £1,559,856

22.6% 24.7% 33.6% 36.0% 38.8%

£2,831,137 £3,250,335 £5,714,184 £6,577,446 £7,799,278

£279,663 £338,113 £607,987 £607,987 £757,902

16.2% 18.6% 27.1% 27.1% 30.8%

£2,097,470 £2,535,848 £4,559,905 £4,559,905 £5,684,267

£1,412,348 £1,628,450 £2,627,912 £2,767,836 £3,339,954

20.9% 23.0% 30.2% 31.0% 34.0%

£1,694,817 £1,954,141 £3,153,494 £3,321,403 £4,007,945

£1,266,310 £1,468,008 £2,581,913 £2,823,601 £3,386,849

20.1% 22.2% 30.7% 32.2% 35.1%

£2,532,621 £2,936,017 £5,163,826 £5,647,201 £6,773,697

£3,452,845 £3,966,841 £6,342,986 £6,646,982 £8,004,830

20.6% 22.6% 29.3% 30.1% 32.9%

£2,071,707 £2,380,105 £3,805,791 £3,988,189 £4,802,898

£2,320,400 £2,702,403 £4,900,188 £5,459,541 £6,545,268

18.7% 20.7% 29.2% 30.9% 33.6%

£2,320,400 £2,702,403 £4,900,188 £5,459,541 £6,545,268

£7,096,743 £8,144,468 £12,872,904 £13,414,017 £16,162,548

20.8% 22.7% 29.3% 29.9% 32.8%

£2,129,023 £2,443,340 £3,861,871 £4,024,205 £4,848,764

£4,696,135 £5,478,176 £10,047,800 £11,239,464 £13,473,889

18.5% 20.5% 29.2% 30.9% 33.6%

£2,348,068 £2,739,088 £5,023,900 £5,619,732 £6,736,945

£26,525,224 £30,536,064 £49,097,774 £51,363,570 £61,951,104

19.5% 21.4% 27.9% 28.6% 31.3%

£1,989,392 £2,290,205 £3,682,333 £3,852,268 £4,646,333

£16,986,544 £19,887,868 £36,196,700 £40,050,889 £48,218,787

17.3% 19.3% 27.4% 28.9% 31.6%

£2,123,318 £2,485,983 £4,524,587 £5,006,361 £6,027,348



against EUVs







50

400

30

50

100

30

50

4

30

50

75

50

30

50

25

30

50

1

30

10

30

50

75

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£699,312 £802,901 £1,274,808 £1,367,775 £1,643,810

22.8% 24.9% 32.2% 33.4% 36.4%

£2,097,935 £2,408,704 £3,824,425 £4,103,325 £4,931,429

£484,600 £557,755 £1,021,611 £1,174,342 £1,401,649

20.9% 22.9% 32.5% 34.8% 37.7%

£2,423,002 £2,788,773 £5,108,055 £5,871,710 £7,008,245

£218,399 £270,341 £534,058 £534,058 £678,833

13.2% 15.6% 24.9% 24.9% 28.8%

£1,637,994 £2,027,556 £4,005,438 £4,005,438 £5,091,247

£1,676,765 £1,928,394 £3,118,117 £3,289,842 £3,959,227

21.6% 23.6% 31.0% 31.8% 34.8%

£2,012,118 £2,314,073 £3,741,740 £3,947,810 £4,751,073

£1,161,376 £1,360,765 £2,388,517 £2,592,043 £3,137,640

18.9% 21.1% 29.5% 30.8% 33.9%

£2,322,753 £2,721,529 £4,777,033 £5,184,086 £6,275,281

£2,980,627 £3,450,210 £5,690,354 £6,000,430 £7,250,555

19.7% 21.7% 28.9% 29.7% 32.6%

£1,788,376 £2,070,126 £3,414,212 £3,600,258 £4,350,333

£2,082,944 £2,452,378 £4,580,855 £5,061,169 £6,104,855

17.5% 19.6% 28.5% 30.1% 33.0%

£2,082,944 £2,452,378 £4,580,855 £5,061,169 £6,104,855

£6,088,478 £7,056,320 £11,404,069 £11,878,303 £14,411,344

19.5% 21.5% 28.4% 29.1% 32.1%

£1,826,544 £2,116,896 £3,421,221 £3,563,491 £4,323,403

£4,428,921 £5,192,942 £9,490,837 £10,554,823 £12,710,036

18.0% 20.1% 28.7% 30.3% 33.2%

£2,214,461 £2,596,471 £4,745,419 £5,277,412 £6,355,018

£22,647,247 £26,321,805 £43,603,812 £45,881,287 £55,624,154

18.3% 20.3% 27.3% 28.0% 30.9%

£1,698,544 £1,974,135 £3,270,286 £3,441,097 £4,171,812

£15,804,028 £18,652,472 £34,886,821 £38,805,246 £46,856,417

16.5% 18.6% 27.1% 28.7% 31.5%

£1,975,503 £2,331,559 £4,360,853 £4,850,656 £5,857,052



against EUVs







50

1

30

10

30

50

75

4

30

50

75

100

30

50

25

30

50

400

30

50

50

30

50

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£475,995 £550,367 £1,021,924 £1,134,812 £1,361,155

20.5% 22.6% 32.5% 34.2% 37.3%

£1,427,985 £1,651,100 £3,065,772 £3,404,436 £4,083,465

£496,848 £579,162 £1,042,768 £1,149,016 £1,380,339

20.6% 22.9% 32.2% 33.9% 37.0%

£2,484,241 £2,895,811 £5,213,841 £5,745,079 £6,901,696

£189,247 £244,041 £485,314 £485,314 £622,634

12.2% 15.0% 24.1% 24.1% 28.2%

£1,419,353 £1,830,309 £3,639,853 £3,639,853 £4,669,753

£1,263,299 £1,482,806 £2,510,421 £2,643,985 £3,224,956

18.8% 21.0% 28.9% 29.8% 33.0%

£1,515,958 £1,779,367 £3,012,505 £3,172,782 £3,869,948

£998,210 £1,185,683 £2,177,656 £2,343,021 £2,855,743

17.4% 19.7% 28.7% 29.9% 33.1%

£1,996,421 £2,371,366 £4,355,311 £4,686,042 £5,711,486

£2,574,232 £3,012,196 £5,076,764 £5,295,641 £6,451,489

18.4% 20.5% 28.0% 28.6% 31.7%

£1,544,539 £1,807,318 £3,046,058 £3,177,385 £3,870,893

£1,759,714 £2,107,010 £4,100,119 £4,525,714 £5,503,013

15.9% 18.1% 27.5% 29.0% 32.0%

£1,759,714 £2,107,010 £4,100,119 £4,525,714 £5,503,013

£4,804,292 £5,648,265 £9,725,432 £10,278,705 £12,528,928

17.8% 20.0% 27.7% 28.6% 31.7%

£1,441,287 £1,694,479 £2,917,630 £3,083,611 £3,758,678

£3,555,266 £4,262,205 £8,112,968 £8,781,759 £10,730,587

15.8% 18.0% 27.0% 28.2% 31.4%

£1,777,633 £2,131,102 £4,056,484 £4,390,879 £5,365,293

£18,981,889 £22,380,676 £37,865,859 £39,325,779 £48,217,524

16.8% 18.9% 26.0% 26.6% 29.6%

£1,423,642 £1,678,551 £2,839,939 £2,949,433 £3,616,314

£12,636,931 £15,271,983 £29,373,366 £31,884,429 £39,124,658

14.5% 16.7% 25.3% 26.5% 29.6%

£1,579,616 £1,908,998 £3,671,671 £3,985,554 £4,890,582



against EUVs







50

400

30

50

100

30

50

4

30

50

75

50

30

50

25

30

50

1

30

10

30

50

75

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£517,608 £605,055 £1,066,763 £1,126,528 £1,363,737

20.5% 22.8% 31.9% 32.8% 36.1%

£1,552,823 £1,815,164 £3,200,290 £3,379,583 £4,091,210

£356,601 £424,229 £840,499 £973,308 £1,170,266

18.5% 21.0% 31.7% 34.1% 37.3%

£1,783,006 £2,121,146 £4,202,493 £4,866,541 £5,851,328

£165,150 £213,580 £419,688 £419,688 £538,852

11.8% 14.5% 23.6% 23.6% 27.5%

£1,238,622 £1,601,854 £3,147,658 £3,147,658 £4,041,390

£1,042,409 £1,244,006 £2,232,523 £2,334,287 £2,869,936

17.1% 19.4% 28.1% 28.8% 32.2%

£1,250,890 £1,492,807 £2,679,028 £2,801,144 £3,443,923

£809,010 £986,064 £1,934,459 £2,112,545 £2,599,768

15.2% 17.7% 27.4% 28.8% 32.2%

£1,618,020 £1,972,129 £3,868,918 £4,225,089 £5,199,537

£2,437,549 £2,872,156 £4,808,712 £4,960,710 £6,089,290

17.7% 19.9% 27.3% 27.8% 31.0%

£1,462,529 £1,723,294 £2,885,227 £2,976,426 £3,653,574

£1,400,849 £1,731,172 £3,436,371 £3,703,887 £4,599,901

13.5% 15.9% 25.2% 26.3% 29.7%

£1,400,849 £1,731,172 £3,436,371 £3,703,887 £4,599,901

£4,304,700 £5,122,035 £8,789,564 £9,117,880 £11,246,837

16.7% 18.9% 26.6% 27.1% 30.4%

£1,291,410 £1,536,611 £2,636,869 £2,735,364 £3,374,051

£2,952,646 £3,622,530 £7,100,880 £7,696,712 £9,521,349

14.0% 16.4% 25.6% 26.8% 30.1%

£1,476,323 £1,811,265 £3,550,440 £3,848,356 £4,760,675

£16,442,586 £19,669,652 £33,581,629 £34,515,978 £42,828,765

15.5% 17.7% 24.9% 25.3% 28.5%

£1,233,194 £1,475,224 £2,518,622 £2,588,698 £3,212,157

£10,852,670 £13,396,958 £27,466,062 £30,199,032 £37,261,844

13.0% 15.3% 24.7% 26.1% 29.2%

£1,356,584 £1,674,620 £3,433,258 £3,774,879 £4,657,731



against EUVs







50

1

30

10

30

50

75

4

30

50

75

100

30

50

25

30

50

400

30

50

50

30

50

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£831,405 £946,191 £1,472,232 £1,551,917 £1,855,925

24.2% 26.2% 33.2% 34.1% 37.1%

£2,494,216 £2,838,572 £4,416,695 £4,655,752 £5,567,776

£566,227 £650,067 £1,142,837 £1,315,489 £1,559,856

22.6% 24.7% 33.6% 36.0% 38.8%

£2,831,137 £3,250,335 £5,714,184 £6,577,446 £7,799,278

£279,663 £338,113 £607,987 £607,987 £757,902

16.2% 18.6% 27.1% 27.1% 30.8%

£2,097,470 £2,535,848 £4,559,905 £4,559,905 £5,684,267

£1,416,003 £1,632,288 £2,632,447 £2,772,372 £3,344,943

21.0% 23.0% 30.2% 31.0% 34.0%

£1,699,204 £1,958,746 £3,158,937 £3,326,846 £4,013,932

£1,272,824 £1,474,847 £2,590,985 £2,832,672 £3,396,828

20.2% 22.3% 30.8% 32.2% 35.1%

£2,545,647 £2,949,694 £5,181,969 £5,665,345 £6,793,655

£3,471,886 £3,986,833 £6,369,224 £6,673,220 £8,033,692

20.7% 22.6% 29.4% 30.1% 33.0%

£2,083,131 £2,392,100 £3,821,534 £4,003,932 £4,820,215

£2,334,505 £2,717,214 £4,919,533 £5,478,886 £6,566,547

18.7% 20.8% 29.3% 30.9% 33.7%

£2,334,505 £2,717,214 £4,919,533 £5,478,886 £6,566,547

£7,130,588 £8,180,004 £12,919,821 £13,460,934 £16,214,156

20.8% 22.8% 29.4% 30.0% 32.8%

£2,139,177 £2,454,001 £3,875,946 £4,038,280 £4,864,247

£4,728,539 £5,512,200 £10,089,827 £11,281,491 £13,520,121

18.5% 20.6% 29.2% 30.9% 33.7%

£2,364,269 £2,756,100 £5,044,914 £5,640,746 £6,760,061

£26,663,162 £30,680,895 £49,287,853 £51,553,649 £62,160,190

19.5% 21.4% 28.0% 28.6% 31.4%

£1,999,737 £2,301,067 £3,696,589 £3,866,524 £4,662,014

£17,105,258 £20,012,516 £36,353,461 £40,207,650 £48,391,230

17.4% 19.3% 27.5% 29.0% 31.7%

£2,138,157 £2,501,565 £4,544,183 £5,025,956 £6,048,904



against EUVs







50

1

30

10

30

50

75

4

30

50

75

100

30

50

25

30

50

400

30

50

50

30

50

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£699,312 £802,901 £1,274,808 £1,367,775 £1,643,810

22.8% 24.9% 32.2% 33.4% 36.4%

£2,097,935 £2,408,704 £3,824,425 £4,103,325 £4,931,429

£484,600 £557,755 £1,021,611 £1,174,342 £1,401,649

20.9% 22.9% 32.5% 34.8% 37.7%

£2,423,002 £2,788,773 £5,108,055 £5,871,710 £7,008,245

£218,399 £270,341 £534,058 £534,058 £678,833

13.2% 15.6% 24.9% 24.9% 28.8%

£1,637,994 £2,027,556 £4,005,438 £4,005,438 £5,091,247

£1,693,603 £1,946,073 £3,141,610 £3,313,335 £3,985,069

21.7% 23.8% 31.1% 31.9% 34.9%

£2,032,323 £2,335,288 £3,769,932 £3,976,002 £4,782,083

£1,178,325 £1,378,561 £2,410,499 £2,614,025 £3,161,822

19.1% 21.3% 29.7% 31.0% 34.0%

£2,356,650 £2,757,122 £4,820,998 £5,228,051 £6,323,644

£3,012,819 £3,484,009 £5,735,269 £6,045,345 £7,299,961

19.8% 21.8% 29.0% 29.8% 32.8%

£1,807,691 £2,090,406 £3,441,162 £3,627,207 £4,379,977

£2,113,146 £2,484,089 £4,622,658 £5,102,972 £6,150,838

17.7% 19.8% 28.7% 30.2% 33.1%

£2,113,146 £2,484,089 £4,622,658 £5,102,972 £6,150,838

£6,163,280 £7,134,861 £11,505,909 £11,980,143 £14,523,369

19.7% 21.7% 28.6% 29.2% 32.2%

£1,848,984 £2,140,458 £3,451,773 £3,594,043 £4,357,011

£4,489,175 £5,256,207 £9,573,665 £10,637,651 £12,801,147

18.2% 20.3% 28.9% 30.5% 33.3%

£2,244,587 £2,628,103 £4,786,832 £5,318,825 £6,400,573

£22,900,175 £26,587,371 £43,953,857 £46,231,332 £56,009,202

18.5% 20.4% 27.4% 28.1% 31.0%

£1,717,513 £1,994,053 £3,296,539 £3,467,350 £4,200,690

£16,036,775 £18,896,852 £35,198,847 £39,117,272 £47,199,652

16.7% 18.8% 27.3% 28.8% 31.6%

£2,004,597 £2,362,106 £4,399,856 £4,889,659 £5,899,957



against EUVs







50

400

30

50

100

30

50

4

30

50

75

50

30

50

25

30

50

1

30

10

30

50

75

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£482,866 £557,506 £1,031,395 £1,144,284 £1,371,574

20.8% 22.8% 32.6% 34.4% 37.4%

£1,448,598 £1,672,519 £3,094,186 £3,432,851 £4,114,722

£503,648 £586,302 £1,052,240 £1,158,487 £1,390,758

20.8% 23.1% 32.4% 34.0% 37.1%

£2,518,241 £2,931,510 £5,261,199 £5,792,437 £6,953,790

£193,183 £243,160 £490,049 £490,049 £627,843

12.4% 14.9% 24.3% 24.3% 28.3%

£1,448,870 £1,823,699 £3,675,368 £3,675,368 £4,708,823

£1,283,836 £1,504,371 £2,538,334 £2,671,899 £3,255,662

19.1% 21.3% 29.1% 29.9% 33.2%

£1,540,604 £1,805,245 £3,046,001 £3,206,278 £3,906,794

£1,019,479 £1,208,015 £2,206,964 £2,372,330 £2,887,982

17.7% 20.0% 29.0% 30.1% 33.3%

£2,038,959 £2,416,030 £4,413,929 £4,744,659 £5,775,964

£2,621,122 £3,061,429 £5,141,470 £5,360,348 £6,522,665

18.6% 20.7% 28.2% 28.8% 31.9%

£1,572,673 £1,836,857 £3,084,882 £3,216,209 £3,913,599

£1,799,786 £2,149,083 £4,155,708 £4,581,303 £5,564,160

16.2% 18.4% 27.7% 29.2% 32.2%

£1,799,786 £2,149,083 £4,155,708 £4,581,303 £5,564,160

£4,898,556 £5,747,241 £9,854,402 £10,407,675 £12,670,796

18.1% 20.2% 28.0% 28.8% 31.9%

£1,469,567 £1,724,172 £2,956,321 £3,122,302 £3,801,239

£3,641,441 £4,352,687 £8,229,817 £8,898,608 £10,859,122

16.1% 18.3% 27.3% 28.5% 31.6%

£1,820,720 £2,176,344 £4,114,908 £4,449,304 £5,429,561

£19,369,150 £22,787,291 £38,395,731 £39,855,651 £48,800,388

17.0% 19.1% 26.3% 26.8% 29.8%

£1,452,686 £1,709,047 £2,879,680 £2,989,174 £3,660,029

£12,970,654 £15,622,386 £29,820,796 £32,331,859 £39,616,841

14.8% 16.9% 25.6% 26.7% 29.8%

£1,621,332 £1,952,798 £3,727,600 £4,041,482 £4,952,105



against EUVs







50

1

30

10

30

50

75

4

30

50

75

100

30

50

25

30

50

400

30

50

50

30

50

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£531,208 £619,335 £1,085,706 £1,145,471 £1,384,574

20.9% 23.2% 32.2% 33.1% 36.4%

£1,593,624 £1,858,004 £3,257,119 £3,436,412 £4,153,723

£367,493 £435,665 £855,555 £988,365 £1,186,828

18.9% 21.4% 32.0% 34.4% 37.6%

£1,837,466 £2,178,326 £4,277,777 £4,941,825 £5,934,138

£173,944 £222,722 £430,608 £430,608 £550,741

12.3% 15.1% 24.0% 24.0% 27.9%

£1,304,580 £1,670,418 £3,229,557 £3,229,557 £4,130,555

£1,067,489 £1,270,340 £2,267,182 £2,368,945 £2,908,059

17.4% 19.7% 28.4% 29.1% 32.4%

£1,280,987 £1,524,408 £2,720,618 £2,842,734 £3,489,671

£841,223 £1,019,888 £1,978,655 £2,156,741 £2,648,384

15.7% 18.1% 27.8% 29.2% 32.6%

£1,682,446 £2,039,775 £3,957,310 £4,313,481 £5,296,769

£2,500,642 £2,938,400 £4,896,764 £5,048,762 £6,186,146

18.1% 20.2% 27.6% 28.1% 31.3%

£1,500,385 £1,763,040 £2,938,059 £3,029,257 £3,711,688

£1,462,120 £1,795,506 £3,518,532 £3,786,048 £4,690,279

14.0% 16.4% 25.6% 26.7% 30.0%

£1,462,120 £1,795,506 £3,518,532 £3,786,048 £4,690,279

£4,438,483 £5,262,506 £8,968,896 £9,297,212 £11,444,107

17.1% 19.3% 26.9% 27.5% 30.7%

£1,331,545 £1,578,752 £2,690,669 £2,789,164 £3,433,232

£3,065,529 £3,741,054 £7,255,196 £7,851,028 £9,691,098

14.4% 16.8% 25.9% 27.1% 30.4%

£1,532,764 £1,870,527 £3,627,598 £3,925,514 £4,845,549

£16,967,743 £20,221,055 £34,288,548 £35,222,897 £43,606,391

15.9% 18.0% 25.2% 25.6% 28.8%

£1,272,581 £1,516,579 £2,571,641 £2,641,717 £3,270,479

£11,296,235 £13,862,691 £28,070,151 £30,803,121 £37,926,350

13.5% 15.7% 25.0% 26.4% 29.5%

£1,412,029 £1,732,836 £3,508,769 £3,850,390 £4,740,794



against EUVs







50

400

30

50

100

30

50

4

30

50

75

50

30

50

25

30

50

1

30

10

30

50

75

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£831,405 £946,191 £1,472,232 £1,551,917 £1,855,925

24.2% 26.2% 33.2% 34.1% 37.1%

£2,494,216 £2,838,572 £4,416,695 £4,655,752 £5,567,776

£566,227 £650,067 £1,142,837 £1,315,489 £1,559,856

22.6% 24.7% 33.6% 36.0% 38.8%

£2,831,137 £3,250,335 £5,714,184 £6,577,446 £7,799,278

£279,663 £338,113 £607,987 £607,987 £757,902

16.2% 18.6% 27.1% 27.1% 30.8%

£2,097,470 £2,535,848 £4,559,905 £4,559,905 £5,684,267

£1,423,313 £1,639,964 £2,641,519 £2,781,443 £3,354,922

21.1% 23.1% 30.2% 31.1% 34.1%

£1,707,976 £1,967,957 £3,169,823 £3,337,732 £4,025,906

£1,285,850 £1,488,525 £2,609,128 £2,850,816 £3,416,786

20.4% 22.5% 30.9% 32.3% 35.2%

£2,571,700 £2,977,050 £5,218,257 £5,701,632 £6,833,571

£3,509,961 £4,026,813 £6,421,701 £6,725,697 £8,091,417

20.9% 22.8% 29.6% 30.3% 33.1%

£2,105,977 £2,416,088 £3,853,021 £4,035,418 £4,854,850

£2,362,712 £2,746,832 £4,958,224 £5,517,577 £6,609,107

18.9% 20.9% 29.4% 31.0% 33.8%

£2,362,712 £2,746,832 £4,958,224 £5,517,577 £6,609,107

£7,198,269 £8,251,070 £13,013,658 £13,554,771 £16,317,378

21.0% 22.9% 29.5% 30.1% 32.9%

£2,159,481 £2,475,321 £3,904,097 £4,066,431 £4,895,213

£4,793,335 £5,580,240 £10,173,879 £11,365,543 £13,612,575

18.7% 20.8% 29.4% 31.1% 33.8%

£2,396,667 £2,790,120 £5,086,939 £5,682,771 £6,806,288

£26,939,011 £30,970,545 £49,668,016 £51,933,812 £62,578,372

19.7% 21.6% 28.1% 28.8% 31.5%

£2,020,426 £2,322,791 £3,725,101 £3,895,036 £4,693,378

£17,342,655 £20,261,795 £36,666,988 £40,521,176 £48,736,101

17.5% 19.5% 27.6% 29.1% 31.8%

£2,167,832 £2,532,724 £4,583,373 £5,065,147 £6,092,013



against EUVs







50

1

30

10

30

50

75

4

30

50

75

100

30

50

25

30

50

400

30

50

50

30

50

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£699,312 £802,901 £1,274,808 £1,367,775 £1,643,810

22.8% 24.9% 32.2% 33.4% 36.4%

£2,097,935 £2,408,704 £3,824,425 £4,103,325 £4,931,429

£484,600 £557,755 £1,021,611 £1,174,342 £1,401,649

20.9% 22.9% 32.5% 34.8% 37.7%

£2,423,002 £2,788,773 £5,108,055 £5,871,710 £7,008,245

£218,399 £270,341 £534,058 £534,058 £678,833

13.2% 15.6% 24.9% 24.9% 28.8%

£1,637,994 £2,027,556 £4,005,438 £4,005,438 £5,091,247

£1,727,276 £1,981,431 £3,188,598 £3,360,323 £4,036,757

22.0% 24.1% 31.4% 32.2% 35.2%

£2,072,731 £2,377,717 £3,826,317 £4,032,388 £4,844,108

£1,212,216 £1,414,149 £2,454,462 £2,657,989 £3,210,180

19.5% 21.7% 30.0% 31.3% 34.3%

£2,424,433 £2,828,298 £4,908,924 £5,315,977 £6,420,360

£3,077,197 £3,551,608 £5,825,104 £6,135,180 £7,398,780

20.1% 22.1% 29.3% 30.1% 33.0%

£1,846,318 £2,130,965 £3,495,062 £3,681,108 £4,439,268

£2,173,542 £2,547,506 £4,706,266 £5,186,580 £6,242,808

18.1% 20.2% 29.0% 30.5% 33.4%

£2,173,542 £2,547,506 £4,706,266 £5,186,580 £6,242,808

£6,312,871 £7,291,936 £11,709,591 £12,183,825 £14,747,419

20.0% 22.0% 28.9% 29.5% 32.5%

£1,893,861 £2,187,581 £3,512,877 £3,655,148 £4,424,226

£4,609,669 £5,382,730 £9,739,324 £10,803,310 £12,983,373

18.5% 20.6% 29.2% 30.8% 33.6%

£2,304,835 £2,691,365 £4,869,662 £5,401,655 £6,491,686

£23,405,991 £27,118,493 £44,653,954 £46,931,429 £56,779,315

18.8% 20.7% 27.6% 28.4% 31.2%

£1,755,449 £2,033,887 £3,349,047 £3,519,857 £4,258,449

£16,502,222 £19,385,591 £35,822,910 £39,741,336 £47,886,114

17.1% 19.1% 27.6% 29.1% 31.9%

£2,062,778 £2,423,199 £4,477,864 £4,967,667 £5,985,764



against EUVs







50

400

30

50

100

30

50

4

30

50

75

50

30

50

25

30

50

1

30

10

30

50

75

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£491,488 £571,787 £1,050,339 £1,163,227 £1,392,411

21.0% 23.2% 33.0% 34.7% 37.7%

£1,474,465 £1,715,362 £3,151,016 £3,489,680 £4,177,234

£517,249 £600,583 £1,071,183 £1,177,431 £1,411,596

21.2% 23.5% 32.8% 34.3% 37.4%

£2,586,243 £3,002,914 £5,355,914 £5,887,153 £7,057,978

£201,053 £251,258 £499,521 £499,521 £638,261

12.8% 15.3% 24.6% 24.6% 28.6%

£1,507,899 £1,884,432 £3,746,405 £3,746,405 £4,786,958

£1,324,907 £1,547,496 £2,594,161 £2,727,725 £3,317,071

19.5% 21.7% 29.5% 30.3% 33.5%

£1,589,888 £1,856,995 £3,112,993 £3,273,270 £3,980,485

£1,062,013 £1,252,676 £2,265,583 £2,430,948 £2,952,463

18.3% 20.5% 29.4% 30.6% 33.7%

£2,124,026 £2,505,352 £4,531,165 £4,861,895 £5,904,925

£2,714,892 £3,159,891 £5,270,885 £5,489,762 £6,665,022

19.1% 21.2% 28.6% 29.2% 32.3%

£1,628,935 £1,895,935 £3,162,531 £3,293,857 £3,999,013

£1,879,918 £2,233,225 £4,266,889 £4,692,484 £5,686,460

16.7% 18.9% 28.2% 29.6% 32.6%

£1,879,918 £2,233,225 £4,266,889 £4,692,484 £5,686,460

£5,087,069 £5,945,187 £10,112,339 £10,665,612 £12,954,527

18.6% 20.7% 28.4% 29.2% 32.3%

£1,526,121 £1,783,556 £3,033,702 £3,199,684 £3,886,358

£3,813,774 £4,533,643 £8,463,518 £9,132,309 £11,116,192

16.7% 18.9% 27.7% 28.9% 32.0%

£1,906,887 £2,266,822 £4,231,759 £4,566,154 £5,558,096

£20,143,609 £23,600,500 £39,455,486 £40,915,406 £49,966,119

17.6% 19.6% 26.7% 27.2% 30.2%

£1,510,771 £1,770,037 £2,959,161 £3,068,655 £3,747,459

£13,638,030 £16,323,160 £30,715,672 £33,226,734 £40,601,192

15.4% 17.5% 26.1% 27.2% 30.2%

£1,704,754 £2,040,395 £3,839,459 £4,153,342 £5,075,149



against EUVs







50

1

30

10

30

50

75

4

30

50

75

100

30

50

25

30

50

400

30

50

50

30

50

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£558,409 £647,896 £1,123,593 £1,183,357 £1,426,249

21.6% 23.9% 32.9% 33.7% 37.0%

£1,675,226 £1,943,688 £3,370,778 £3,550,071 £4,278,748

£389,274 £458,536 £885,671 £1,018,480 £1,219,955

19.8% 22.2% 32.7% 35.0% 38.1%

£1,946,371 £2,292,678 £4,428,354 £5,092,402 £6,099,775

£189,615 £241,005 £452,447 £452,447 £574,516

13.3% 16.0% 24.9% 24.9% 28.7%

£1,422,114 £1,807,535 £3,393,354 £3,393,354 £4,308,868

£1,117,643 £1,323,002 £2,336,501 £2,438,264 £2,984,311

18.0% 20.3% 28.9% 29.6% 32.9%

£1,341,172 £1,587,603 £2,803,801 £2,925,916 £3,581,173

£905,643 £1,087,531 £2,067,047 £2,245,133 £2,745,616

16.6% 19.0% 28.6% 29.9% 33.2%

£1,811,287 £2,175,062 £4,134,094 £4,490,266 £5,491,232

£2,626,814 £3,070,884 £5,072,875 £5,224,873 £6,379,871

18.7% 20.9% 28.2% 28.7% 31.8%

£1,576,088 £1,842,530 £3,043,725 £3,134,924 £3,827,922

£1,584,644 £1,924,161 £3,682,857 £3,950,373 £4,871,034

14.9% 17.3% 26.3% 27.4% 30.7%

£1,584,644 £1,924,161 £3,682,857 £3,950,373 £4,871,034

£4,706,022 £5,543,434 £9,327,563 £9,655,879 £11,838,636

17.9% 20.0% 27.6% 28.1% 31.3%

£1,411,807 £1,663,030 £2,798,269 £2,896,764 £3,551,591

£3,291,270 £3,978,089 £7,563,833 £8,159,665 £10,030,599

15.3% 17.6% 26.6% 27.8% 31.0%

£1,645,635 £1,989,045 £3,781,916 £4,079,833 £5,015,299

£18,017,952 £21,323,818 £35,702,408 £36,636,757 £45,161,622

16.6% 18.7% 25.8% 26.2% 29.4%

£1,351,346 £1,599,286 £2,677,681 £2,747,757 £3,387,122

£12,183,291 £14,794,133 £29,278,339 £32,011,309 £39,255,353

14.3% 16.5% 25.7% 27.0% 30.1%

£1,522,911 £1,849,267 £3,659,792 £4,001,414 £4,906,919



against EUVs







50

400

30

50

100

30

50

4

30

50

75

50

30

50

25

30

50

1

30

10

30

50

75

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£853,403 £969,288 £1,498,076 £1,577,762 £1,884,355

24.6% 26.7% 33.6% 34.4% 37.4%

£2,560,209 £2,907,863 £4,494,229 £4,733,286 £5,653,065

£585,605 £670,413 £1,165,383 £1,338,035 £1,584,656

23.1% 25.2% 34.0% 36.3% 39.1%

£2,928,023 £3,352,067 £5,826,914 £6,690,176 £7,923,282

£294,478 £353,669 £626,135 £626,135 £777,864

16.9% 19.3% 27.7% 27.7% 31.3%

£2,208,587 £2,652,520 £4,696,010 £4,696,010 £5,833,980

£1,441,296 £1,658,846 £2,662,351 £2,802,276 £3,377,838

21.2% 23.3% 30.4% 31.2% 34.2%

£1,729,555 £1,990,615 £3,194,821 £3,362,731 £4,053,405

£1,285,881 £1,488,558 £2,603,916 £2,845,603 £3,411,051

20.4% 22.5% 30.9% 32.3% 35.2%

£2,571,763 £2,977,116 £5,207,831 £5,691,206 £6,822,102

£3,504,774 £4,021,367 £6,399,320 £6,703,316 £8,066,797

20.8% 22.8% 29.5% 30.2% 33.0%

£2,102,865 £2,412,820 £3,839,592 £4,021,989 £4,840,078

£2,360,483 £2,744,490 £4,944,281 £5,503,634 £6,593,770

18.9% 20.9% 29.4% 31.0% 33.8%

£2,360,483 £2,744,490 £4,944,281 £5,503,634 £6,593,770

£7,183,262 £8,235,310 £12,968,473 £13,509,586 £16,267,672

20.9% 22.9% 29.4% 30.0% 32.9%

£2,154,979 £2,470,593 £3,890,542 £4,052,876 £4,880,302

£4,769,218 £5,554,915 £10,135,173 £11,326,837 £13,570,001

18.7% 20.7% 29.3% 31.0% 33.8%

£2,384,609 £2,777,457 £5,067,587 £5,663,419 £6,785,001

£26,823,924 £30,849,698 £49,418,359 £51,684,155 £62,303,751

19.6% 21.5% 28.0% 28.7% 31.4%

£2,011,794 £2,313,727 £3,706,377 £3,876,312 £4,672,781

£17,266,685 £20,182,021 £36,510,949 £40,365,138 £48,564,467

17.5% 19.5% 27.6% 29.0% 31.8%

£2,158,336 £2,522,753 £4,563,869 £5,045,642 £6,070,558



against EUVs







50

1

30

10

30

50

75

4

30

50

75

100

30

50

25

30

50

400

30

50

50

30

50

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£749,066 £855,144 £1,330,898 £1,423,864 £1,705,509

23.9% 26.0% 33.0% 34.1% 37.2%

£2,247,198 £2,565,431 £3,992,693 £4,271,593 £5,116,526

£520,979 £601,198 £1,070,001 £1,222,733 £1,454,879

22.0% 24.2% 33.4% 35.6% 38.5%

£2,604,896 £3,005,990 £5,350,007 £6,113,663 £7,274,397

£243,618 £301,453 £570,353 £570,353 £718,756

14.4% 17.0% 26.0% 26.0% 29.8%

£1,827,138 £2,260,900 £4,277,648 £4,277,648 £5,390,673

£1,720,627 £1,974,449 £3,165,725 £3,337,451 £4,011,597

22.0% 24.0% 31.2% 32.1% 35.0%

£2,064,753 £2,369,338 £3,798,870 £4,004,941 £4,813,916

£1,196,096 £1,397,222 £2,426,577 £2,630,103 £3,179,509

19.3% 21.5% 29.8% 31.1% 34.1%

£2,392,193 £2,794,445 £4,853,154 £5,260,207 £6,359,019

£3,072,631 £3,546,814 £5,789,938 £6,100,014 £7,360,095

20.1% 22.1% 29.2% 30.0% 32.9%

£1,843,578 £2,128,088 £3,473,963 £3,660,008 £4,416,057

£2,152,963 £2,525,898 £4,657,875 £5,138,189 £6,189,576

17.9% 20.0% 28.8% 30.3% 33.2%

£2,152,963 £2,525,898 £4,657,875 £5,138,189 £6,189,576

£6,245,285 £7,220,969 £11,574,612 £12,048,846 £14,598,943

19.9% 21.9% 28.7% 29.3% 32.3%

£1,873,585 £2,166,291 £3,472,384 £3,614,654 £4,379,683

£4,574,384 £5,345,677 £9,651,191 £10,715,177 £12,886,424

18.4% 20.5% 29.0% 30.6% 33.5%

£2,287,192 £2,672,839 £4,825,595 £5,357,588 £6,443,212

£23,267,605 £26,973,171 £44,278,952 £46,556,428 £56,366,818

18.7% 20.6% 27.5% 28.2% 31.1%

£1,745,070 £2,022,988 £3,320,921 £3,491,732 £4,227,511

£16,316,038 £19,190,087 £35,447,655 £39,366,080 £47,473,347

16.9% 19.0% 27.4% 28.9% 31.7%

£2,039,505 £2,398,761 £4,430,957 £4,920,760 £5,934,168



against EUVs







50

400

30

50

100

30

50

4

30

50

75

50

30

50

25

30

50

1

30

10

30

50

75

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£505,662 £586,670 £1,060,843 £1,173,731 £1,403,967

21.4% 23.7% 33.2% 34.8% 37.9%

£1,516,987 £1,760,010 £3,182,529 £3,521,193 £4,211,900

£531,423 £615,465 £1,081,687 £1,187,935 £1,423,151

21.7% 23.9% 32.9% 34.5% 37.6%

£2,657,113 £3,077,327 £5,408,436 £5,939,674 £7,115,754

£215,554 £266,175 £516,872 £516,872 £657,348

13.6% 16.0% 25.2% 25.2% 29.1%

£1,616,652 £1,996,310 £3,876,542 £3,876,542 £4,930,109

£1,338,573 £1,561,844 £2,595,746 £2,729,310 £3,318,815

19.7% 21.8% 29.5% 30.3% 33.5%

£1,606,288 £1,874,213 £3,114,895 £3,275,172 £3,982,579

£1,047,171 £1,237,090 £2,232,618 £2,397,983 £2,916,201

18.1% 20.4% 29.2% 30.3% 33.5%

£2,094,341 £2,474,180 £4,465,235 £4,795,966 £5,832,402

£2,681,275 £3,124,591 £5,192,302 £5,411,179 £6,578,582

18.9% 21.0% 28.4% 29.0% 32.0%

£1,608,765 £1,874,754 £3,115,381 £3,246,707 £3,947,149

£1,864,458 £2,216,989 £4,217,227 £4,642,821 £5,631,829

16.6% 18.8% 28.0% 29.4% 32.4%

£1,864,458 £2,216,989 £4,217,227 £4,642,821 £5,631,829

£5,038,026 £5,893,688 £9,980,615 £10,533,888 £12,809,637

18.5% 20.6% 28.2% 29.0% 32.1%

£1,511,408 £1,768,106 £2,994,185 £3,160,166 £3,842,891

£3,754,883 £4,471,803 £8,336,976 £9,005,768 £10,976,998

16.5% 18.7% 27.5% 28.7% 31.8%

£1,877,442 £2,235,901 £4,168,488 £4,502,884 £5,488,499

£19,853,860 £23,296,244 £38,817,197 £40,277,117 £49,264,012

17.4% 19.4% 26.4% 27.0% 30.0%

£1,489,040 £1,747,218 £2,911,290 £3,020,784 £3,694,801

£13,410,436 £16,084,168 £30,231,603 £32,742,666 £40,068,732

15.2% 17.3% 25.8% 27.0% 30.0%

£1,676,304 £2,010,521 £3,778,950 £4,092,833 £5,008,592



against EUVs







50

1

30

10

30

50

75

4

30

50

75

100

30

50

25

30

50

400

30

50

50

30

50

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£548,002 £636,969 £1,099,509 £1,159,274 £1,399,758

21.3% 23.6% 32.5% 33.3% 36.6%

£1,644,007 £1,910,906 £3,298,528 £3,477,821 £4,199,275

£387,518 £456,690 £873,832 £1,006,642 £1,206,932

19.7% 22.1% 32.4% 34.8% 37.9%

£1,937,589 £2,283,452 £4,369,161 £5,033,209 £6,034,661

£182,876 £233,928 £441,550 £441,550 £562,653

12.9% 15.7% 24.4% 24.4% 28.3%

£1,371,571 £1,754,461 £3,311,622 £3,311,622 £4,219,897

£1,145,748 £1,352,510 £2,350,079 £2,451,842 £2,999,246

18.4% 20.7% 29.0% 29.7% 33.0%

£1,374,897 £1,623,012 £2,820,094 £2,942,210 £3,599,095

£872,604 £1,052,838 £2,006,138 £2,184,224 £2,678,615

16.1% 18.6% 28.1% 29.4% 32.8%

£1,745,208 £2,105,676 £4,012,276 £4,368,447 £5,357,229

£2,599,362 £3,042,056 £4,983,474 £5,135,472 £6,281,527

18.6% 20.7% 27.9% 28.4% 31.6%

£1,559,617 £1,825,234 £2,990,084 £3,081,283 £3,768,916

£1,536,184 £1,873,273 £3,587,322 £3,854,839 £4,765,948

14.6% 16.9% 25.9% 27.0% 30.3%

£1,536,184 £1,873,273 £3,587,322 £3,854,839 £4,765,948

£4,581,881 £5,413,075 £9,092,053 £9,420,369 £11,579,588

17.5% 19.7% 27.1% 27.7% 30.9%

£1,374,564 £1,623,923 £2,727,616 £2,826,111 £3,473,877

£3,249,755 £3,934,494 £7,431,416 £8,027,248 £9,884,939

15.1% 17.5% 26.3% 27.5% 30.8%

£1,624,877 £1,967,247 £3,715,708 £4,013,624 £4,942,469

£17,493,101 £20,772,681 £34,735,515 £35,669,864 £44,098,076

16.3% 18.4% 25.4% 25.8% 29.0%

£1,311,983 £1,557,951 £2,605,164 £2,675,240 £3,307,356

£11,903,679 £14,500,517 £28,631,400 £31,364,371 £38,543,732

14.0% 16.3% 25.4% 26.7% 29.8%

£1,487,960 £1,812,565 £3,578,925 £3,920,546 £4,817,966



against EUVs







50

400

30

50

100

30

50

4

30

50

75

50

30

50

25

30

50

1

30

10

30

50

75

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£853,403 £969,288 £1,498,076 £1,577,762 £1,884,355

24.6% 26.7% 33.6% 34.4% 37.4%

£2,560,209 £2,907,863 £4,494,229 £4,733,286 £5,653,065

£585,605 £670,413 £1,165,383 £1,338,035 £1,584,656

23.1% 25.2% 34.0% 36.3% 39.1%

£2,928,023 £3,352,067 £5,826,914 £6,690,176 £7,923,282

£294,478 £353,669 £626,135 £626,135 £777,864

16.9% 19.3% 27.7% 27.7% 31.3%

£2,208,587 £2,652,520 £4,696,010 £4,696,010 £5,833,980

£1,444,951 £1,662,684 £2,666,887 £2,806,812 £3,382,827

21.3% 23.3% 30.4% 31.2% 34.2%

£1,733,941 £1,995,221 £3,200,265 £3,368,174 £4,059,393

£1,292,395 £1,495,397 £2,612,987 £2,854,675 £3,421,030

20.4% 22.5% 31.0% 32.4% 35.3%

£2,584,789 £2,990,793 £5,225,975 £5,709,350 £6,842,061

£3,523,811 £4,041,356 £6,425,557 £6,729,553 £8,095,659

20.9% 22.8% 29.6% 30.3% 33.1%

£2,114,286 £2,424,814 £3,855,334 £4,037,732 £4,857,395

£2,374,585 £2,759,298 £4,963,625 £5,522,978 £6,615,049

19.0% 21.0% 29.4% 31.1% 33.8%

£2,374,585 £2,759,298 £4,963,625 £5,522,978 £6,615,049

£7,217,099 £8,270,841 £13,015,389 £13,556,502 £16,319,282

21.0% 22.9% 29.5% 30.1% 33.0%

£2,165,130 £2,481,252 £3,904,617 £4,066,951 £4,895,785

£4,801,621 £5,588,935 £10,177,197 £11,368,862 £13,616,225

18.8% 20.8% 29.4% 31.1% 33.8%

£2,400,810 £2,794,467 £5,088,599 £5,684,431 £6,808,112

£26,961,845 £30,994,515 £49,608,433 £51,874,229 £62,512,837

19.7% 21.6% 28.1% 28.7% 31.5%

£2,022,138 £2,324,589 £3,720,633 £3,890,567 £4,688,463

£17,385,391 £20,306,658 £36,667,709 £40,521,898 £48,736,899

17.6% 19.6% 27.6% 29.1% 31.8%

£2,173,174 £2,538,332 £4,583,464 £5,065,237 £6,092,112



against EUVs







50

400

30

50

100

30

50

4

30

50

75

50

30

50

25

30

50

1

30

10

30

50

75

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£749,066 £855,144 £1,330,898 £1,423,864 £1,705,509

23.9% 26.0% 33.0% 34.1% 37.2%

£2,247,198 £2,565,431 £3,992,693 £4,271,593 £5,116,526

£520,979 £601,198 £1,070,001 £1,222,733 £1,454,879

22.0% 24.2% 33.4% 35.6% 38.5%

£2,604,896 £3,005,990 £5,350,007 £6,113,663 £7,274,397

£243,618 £301,453 £570,353 £570,353 £718,756

14.4% 17.0% 26.0% 26.0% 29.8%

£1,827,138 £2,260,900 £4,277,648 £4,277,648 £5,390,673

£1,737,462 £1,992,126 £3,189,218 £3,360,944 £4,037,441

22.1% 24.2% 31.4% 32.2% 35.2%

£2,084,955 £2,390,551 £3,827,062 £4,033,133 £4,844,929

£1,213,045 £1,415,016 £2,448,558 £2,652,084 £3,203,687

19.5% 21.7% 30.0% 31.2% 34.3%

£2,426,089 £2,830,033 £4,897,116 £5,304,168 £6,407,373

£3,104,817 £3,580,611 £5,834,854 £6,144,929 £7,409,505

20.2% 22.2% 29.3% 30.1% 33.0%

£1,862,890 £2,148,367 £3,500,912 £3,686,958 £4,445,703

£2,183,159 £2,557,604 £4,699,677 £5,179,991 £6,235,560

18.1% 20.2% 29.0% 30.5% 33.3%

£2,183,159 £2,557,604 £4,699,677 £5,179,991 £6,235,560

£6,320,081 £7,299,503 £11,676,451 £12,150,685 £14,710,966

20.0% 22.0% 28.8% 29.5% 32.4%

£1,896,024 £2,189,851 £3,502,935 £3,645,205 £4,413,290

£4,634,629 £5,408,936 £9,734,018 £10,798,004 £12,977,536

18.6% 20.7% 29.2% 30.7% 33.6%

£2,317,314 £2,704,468 £4,867,009 £5,399,002 £6,488,768

£23,520,504 £27,238,718 £44,628,991 £46,906,467 £56,751,868

18.8% 20.8% 27.6% 28.4% 31.2%

£1,764,038 £2,042,904 £3,347,174 £3,517,985 £4,256,390

£16,548,767 £19,434,448 £35,759,683 £39,678,108 £47,816,574

17.1% 19.2% 27.5% 29.1% 31.8%

£2,068,596 £2,429,306 £4,469,960 £4,959,764 £5,977,072



against EUVs







50

1

30

10

30

50

75

4

30

50

75

100

30

50

25

30

50

400

30

50

50

30

50

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£512,462 £593,810 £1,070,314 £1,183,203 £1,414,385

21.6% 23.9% 33.3% 35.0% 38.0%

£1,537,387 £1,781,429 £3,210,943 £3,549,608 £4,243,156

£538,223 £622,605 £1,091,159 £1,197,406 £1,433,570

21.9% 24.1% 33.1% 34.7% 37.7%

£2,691,114 £3,113,027 £5,455,794 £5,987,032 £7,167,848

£219,489 £270,224 £521,608 £521,608 £662,557

13.8% 16.2% 25.4% 25.4% 29.3%

£1,646,170 £2,026,677 £3,912,063 £3,912,063 £4,969,179

£1,359,109 £1,583,406 £2,623,658 £2,757,222 £3,349,518

19.9% 22.1% 29.7% 30.5% 33.7%

£1,630,931 £1,900,087 £3,148,389 £3,308,666 £4,019,422

£1,068,436 £1,259,419 £2,261,926 £2,427,291 £2,948,440

18.4% 20.6% 29.4% 30.5% 33.7%

£2,136,873 £2,518,839 £4,523,851 £4,854,582 £5,896,881

£2,728,159 £3,173,819 £5,257,007 £5,475,884 £6,649,759

19.2% 21.2% 28.6% 29.2% 32.2%

£1,636,895 £1,904,291 £3,154,204 £3,285,530 £3,989,855

£1,904,521 £2,259,058 £4,272,815 £4,698,410 £5,692,978

16.9% 19.1% 28.2% 29.6% 32.6%

£1,904,521 £2,259,058 £4,272,815 £4,698,410 £5,692,978

£5,132,286 £5,992,657 £10,109,580 £10,662,853 £12,951,497

18.7% 20.8% 28.4% 29.2% 32.3%

£1,539,686 £1,797,797 £3,032,874 £3,198,856 £3,885,449

£3,841,050 £4,562,277 £8,453,824 £9,122,615 £11,105,530

16.8% 18.9% 27.7% 28.9% 32.0%

£1,920,525 £2,281,139 £4,226,912 £4,561,308 £5,552,765

£20,241,088 £23,702,830 £39,347,062 £40,806,982 £49,846,867

17.6% 19.6% 26.7% 27.2% 30.2%

£1,518,082 £1,777,712 £2,951,030 £3,060,524 £3,738,515

£13,744,131 £16,434,543 £30,679,035 £33,190,097 £40,560,902

15.5% 17.6% 26.0% 27.2% 30.2%

£1,718,016 £2,054,318 £3,834,879 £4,148,762 £5,070,113



against EUVs







50

400

30

50

100

30

50

4

30

50

75

50

30

50

25

30

50

1

30

10

30

50

75

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£561,603 £651,249 £1,118,452 £1,178,217 £1,420,596

21.7% 24.0% 32.8% 33.6% 36.9%

£1,684,808 £1,953,746 £3,355,357 £3,534,650 £4,261,788

£398,407 £468,125 £888,889 £1,021,699 £1,223,496

20.1% 22.5% 32.8% 35.1% 38.2%

£1,992,034 £2,340,625 £4,444,446 £5,108,494 £6,117,479

£191,583 £243,069 £452,469 £452,469 £574,540

13.4% 16.2% 24.9% 24.9% 28.7%

£1,436,870 £1,823,020 £3,393,521 £3,393,521 £4,309,050

£1,170,822 £1,378,839 £2,384,736 £2,486,499 £3,037,371

18.7% 21.0% 29.3% 29.9% 33.2%

£1,404,987 £1,654,607 £2,861,683 £2,983,799 £3,644,845

£904,814 £1,086,658 £2,050,333 £2,228,418 £2,727,229

16.6% 19.0% 28.4% 29.8% 33.1%

£1,809,629 £2,173,317 £4,100,665 £4,456,836 £5,454,458

£2,662,441 £3,108,294 £5,071,526 £5,223,524 £6,378,389

18.9% 21.0% 28.2% 28.7% 31.8%

£1,597,465 £1,864,976 £3,042,916 £3,134,114 £3,827,033

£1,597,446 £1,937,599 £3,669,482 £3,936,998 £4,856,324

15.0% 17.4% 26.3% 27.3% 30.6%

£1,597,446 £1,937,599 £3,669,482 £3,936,998 £4,856,324

£4,715,655 £5,553,535 £9,271,383 £9,599,699 £11,776,848

17.9% 20.1% 27.5% 28.0% 31.2%

£1,414,697 £1,666,060 £2,781,415 £2,879,910 £3,533,054

£3,362,623 £4,053,007 £7,585,730 £8,181,562 £10,054,686

15.5% 17.8% 26.7% 27.8% 31.1%

£1,681,312 £2,026,503 £3,792,865 £4,090,781 £5,027,343

£18,018,215 £21,324,043 £35,442,434 £36,376,783 £44,875,681

16.6% 18.7% 25.7% 26.1% 29.3%

£1,351,366 £1,599,303 £2,658,183 £2,728,259 £3,365,676

£12,347,212 £14,966,219 £29,235,483 £31,968,453 £39,208,222

14.5% 16.7% 25.7% 27.0% 30.1%

£1,543,402 £1,870,777 £3,654,435 £3,996,057 £4,901,028



against EUVs







50

1

30

10

30

50

75

4

30

50

75

100

30

50

25

30

50

400

30

50

50

30

50

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£853,403 £969,288 £1,498,076 £1,577,762 £1,884,355

24.6% 26.7% 33.6% 34.4% 37.4%

£2,560,209 £2,907,863 £4,494,229 £4,733,286 £5,653,065

£585,605 £670,413 £1,165,383 £1,338,035 £1,584,656

23.1% 25.2% 34.0% 36.3% 39.1%

£2,928,023 £3,352,067 £5,826,914 £6,690,176 £7,923,282

£294,478 £353,669 £626,135 £626,135 £777,864

16.9% 19.3% 27.7% 27.7% 31.3%

£2,208,587 £2,652,520 £4,696,010 £4,696,010 £5,833,980

£1,448,606 £1,666,522 £2,671,423 £2,811,347 £3,387,817

21.3% 23.4% 30.5% 31.3% 34.2%

£1,738,328 £1,999,826 £3,205,708 £3,373,617 £4,065,380

£1,298,908 £1,502,235 £2,622,059 £2,863,747 £3,431,009

20.5% 22.6% 31.0% 32.4% 35.3%

£2,597,815 £3,004,470 £5,244,118 £5,727,493 £6,862,019

£3,542,851 £4,061,348 £6,451,795 £6,755,791 £8,124,520

21.0% 22.9% 29.6% 30.3% 33.2%

£2,125,711 £2,436,809 £3,871,077 £4,053,475 £4,874,712

£2,388,691 £2,774,109 £4,982,971 £5,542,323 £6,636,328

19.1% 21.1% 29.5% 31.1% 33.9%

£2,388,691 £2,774,109 £4,982,971 £5,542,323 £6,636,328

£7,250,944 £8,306,377 £13,062,306 £13,603,419 £16,370,890

21.1% 23.0% 29.6% 30.2% 33.0%

£2,175,283 £2,491,913 £3,918,692 £4,081,026 £4,911,267

£4,834,024 £5,622,959 £10,219,225 £11,410,889 £13,662,457

18.8% 20.9% 29.5% 31.1% 33.9%

£2,417,012 £2,811,479 £5,109,612 £5,705,444 £6,831,228

£27,099,783 £31,139,347 £49,798,513 £52,064,309 £62,721,924

19.8% 21.6% 28.2% 28.8% 31.5%

£2,032,484 £2,335,451 £3,734,888 £3,904,823 £4,704,144

£17,504,104 £20,431,306 £36,824,471 £40,678,660 £48,909,341

17.7% 19.6% 27.7% 29.2% 31.9%

£2,188,013 £2,553,913 £4,603,059 £5,084,832 £6,113,668



against EUVs







50

1

30

10

30

50

75

4

30

50

75

100

30

50

25

30

50

400

30

50

50

30

50

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£749,066 £855,144 £1,330,898 £1,423,864 £1,705,509

23.9% 26.0% 33.0% 34.1% 37.2%

£2,247,198 £2,565,431 £3,992,693 £4,271,593 £5,116,526

£520,979 £601,198 £1,070,001 £1,222,733 £1,454,879

22.0% 24.2% 33.4% 35.6% 38.5%

£2,604,896 £3,005,990 £5,350,007 £6,113,663 £7,274,397

£243,618 £301,453 £570,353 £570,353 £718,756

14.4% 17.0% 26.0% 26.0% 29.8%

£1,827,138 £2,260,900 £4,277,648 £4,277,648 £5,390,673

£1,754,300 £2,009,805 £3,212,712 £3,384,437 £4,063,283

22.3% 24.3% 31.5% 32.3% 35.3%

£2,105,160 £2,411,766 £3,855,254 £4,061,324 £4,875,939

£1,229,993 £1,432,813 £2,470,540 £2,674,067 £3,227,868

19.7% 21.9% 30.1% 31.4% 34.4%

£2,459,986 £2,865,625 £4,941,080 £5,348,133 £6,455,736

£3,137,009 £3,614,411 £5,879,769 £6,189,845 £7,458,911

20.4% 22.4% 29.5% 30.3% 33.2%

£1,882,205 £2,168,646 £3,527,862 £3,713,907 £4,475,347

£2,213,361 £2,589,315 £4,741,480 £5,221,794 £6,281,542

18.3% 20.4% 29.1% 30.6% 33.5%

£2,213,361 £2,589,315 £4,741,480 £5,221,794 £6,281,542

£6,394,882 £7,378,043 £11,778,291 £12,252,525 £14,822,991

20.2% 22.2% 29.0% 29.6% 32.6%

£1,918,465 £2,213,413 £3,533,487 £3,675,758 £4,446,897

£4,694,882 £5,472,200 £9,816,845 £10,880,831 £13,068,646

18.8% 20.9% 29.3% 30.9% 33.7%

£2,347,441 £2,736,100 £4,908,423 £5,440,416 £6,534,323

£23,773,432 £27,504,284 £44,979,036 £47,256,511 £57,136,916

19.0% 20.9% 27.8% 28.5% 31.3%

£1,783,007 £2,062,821 £3,373,428 £3,544,238 £4,285,269

£16,781,514 £19,678,828 £36,071,709 £39,990,134 £48,159,809

17.3% 19.3% 27.7% 29.2% 32.0%

£2,097,689 £2,459,854 £4,508,964 £4,998,767 £6,019,976



against EUVs







50

400

30

50

100

30

50

4

30

50

75

50

30

50

25

30

50

1

30

10

30

50

75

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£519,263 £600,950 £1,079,786 £1,192,674 £1,424,804

21.8% 24.1% 33.5% 35.2% 38.2%

£1,557,788 £1,802,849 £3,239,358 £3,578,022 £4,274,413

£545,023 £629,745 £1,100,630 £1,206,878 £1,443,988

22.1% 24.3% 33.3% 34.8% 37.9%

£2,725,114 £3,148,727 £5,503,151 £6,034,390 £7,219,942

£223,425 £274,272 £526,344 £526,344 £667,767

14.0% 16.4% 25.5% 25.5% 29.4%

£1,675,687 £2,057,043 £3,947,578 £3,947,578 £5,008,250

£1,379,647 £1,604,970 £2,651,571 £2,785,136 £3,380,224

20.1% 22.3% 29.9% 30.7% 33.9%

£1,655,576 £1,925,965 £3,181,886 £3,342,163 £4,056,269

£1,089,705 £1,281,751 £2,291,234 £2,456,600 £2,980,680

18.6% 20.9% 29.6% 30.8% 33.9%

£2,179,411 £2,563,502 £4,582,469 £4,913,199 £5,961,360

£2,775,048 £3,223,052 £5,321,713 £5,540,590 £6,720,935

19.4% 21.5% 28.8% 29.4% 32.4%

£1,665,029 £1,933,831 £3,193,028 £3,324,354 £4,032,561

£1,944,592 £2,301,131 £4,328,404 £4,753,998 £5,754,125

17.2% 19.3% 28.4% 29.8% 32.8%

£1,944,592 £2,301,131 £4,328,404 £4,753,998 £5,754,125

£5,226,550 £6,091,633 £10,238,550 £10,791,823 £13,093,366

19.0% 21.1% 28.6% 29.4% 32.5%

£1,567,965 £1,827,490 £3,071,565 £3,237,547 £3,928,010

£3,927,226 £4,652,759 £8,570,673 £9,239,464 £11,234,066

17.0% 19.2% 28.0% 29.1% 32.2%

£1,963,613 £2,326,380 £4,285,337 £4,619,732 £5,617,033

£20,628,349 £24,109,445 £39,876,935 £41,336,855 £50,429,731

17.9% 19.9% 26.9% 27.4% 30.4%

£1,547,126 £1,808,208 £2,990,770 £3,100,264 £3,782,230

£14,077,855 £16,784,946 £31,126,465 £33,637,527 £41,053,085

15.7% 17.9% 26.3% 27.4% 30.4%

£1,759,732 £2,098,118 £3,890,808 £4,204,691 £5,131,636



against EUVs







50

1

30

10

30

50

75

4

30

50

75

100

30

50

25

30

50

400

30

50

50

30

50

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£575,203 £665,529 £1,137,396 £1,197,160 £1,441,433

22.1% 24.4% 33.1% 34.0% 37.2%

£1,725,609 £1,996,586 £3,412,187 £3,591,479 £4,324,300

£409,299 £479,561 £903,946 £1,036,756 £1,240,058

20.5% 22.9% 33.1% 35.4% 38.4%

£2,046,494 £2,397,805 £4,519,730 £5,183,778 £6,200,290

£200,289 £247,116 £463,389 £463,389 £586,429

13.9% 16.3% 25.3% 25.3% 29.1%

£1,502,169 £1,853,370 £3,475,420 £3,475,420 £4,398,215

£1,195,903 £1,405,173 £2,419,394 £2,521,158 £3,075,495

19.0% 21.3% 29.5% 30.2% 33.5%

£1,435,083 £1,686,208 £2,903,273 £3,025,389 £3,690,593

£937,027 £1,120,482 £2,094,529 £2,272,614 £2,775,845

17.1% 19.4% 28.8% 30.1% 33.4%

£1,874,055 £2,240,963 £4,189,057 £4,545,229 £5,551,690

£2,725,534 £3,174,538 £5,159,578 £5,311,576 £6,475,245

19.3% 21.4% 28.5% 29.0% 32.1%

£1,635,320 £1,904,723 £3,095,747 £3,186,946 £3,885,147

£1,658,717 £2,001,932 £3,751,643 £4,019,159 £4,946,702

15.5% 17.8% 26.6% 27.7% 31.0%

£1,658,717 £2,001,932 £3,751,643 £4,019,159 £4,946,702

£4,849,439 £5,694,006 £9,450,716 £9,779,031 £11,974,118

18.3% 20.4% 27.8% 28.3% 31.5%

£1,454,832 £1,708,202 £2,835,215 £2,933,709 £3,592,235

£3,475,506 £4,171,531 £7,740,046 £8,335,878 £10,224,434

16.0% 18.2% 27.0% 28.1% 31.4%

£1,737,753 £2,085,765 £3,870,023 £4,167,939 £5,112,217

£18,543,371 £21,875,446 £36,149,354 £37,083,702 £45,653,307

17.0% 19.1% 26.0% 26.4% 29.6%

£1,390,753 £1,640,658 £2,711,202 £2,781,278 £3,423,998

£12,790,777 £15,431,952 £29,839,572 £32,572,542 £39,872,727

14.9% 17.1% 26.0% 27.3% 30.4%

£1,598,847 £1,928,994 £3,729,946 £4,071,568 £4,984,091



against EUVs







50

400

30

50

100

30

50

4

30

50

75

50

30

50

25

30

50

1

30

10

30

50

75

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£853,403 £969,288 £1,498,076 £1,577,762 £1,884,355

24.6% 26.7% 33.6% 34.4% 37.4%

£2,560,209 £2,907,863 £4,494,229 £4,733,286 £5,653,065

£585,605 £670,413 £1,165,383 £1,338,035 £1,584,656

23.1% 25.2% 34.0% 36.3% 39.1%

£2,928,023 £3,352,067 £5,826,914 £6,690,176 £7,923,282

£294,478 £353,669 £626,135 £626,135 £777,864

16.9% 19.3% 27.7% 27.7% 31.3%

£2,208,587 £2,652,520 £4,696,010 £4,696,010 £5,833,980

£1,455,916 £1,674,198 £2,680,495 £2,820,419 £3,397,795

21.4% 23.4% 30.5% 31.3% 34.3%

£1,747,100 £2,009,038 £3,216,594 £3,384,503 £4,077,354

£1,311,934 £1,515,913 £2,640,203 £2,881,890 £3,450,967

20.7% 22.8% 31.1% 32.5% 35.4%

£2,623,868 £3,031,826 £5,280,405 £5,763,781 £6,901,935

£3,580,926 £4,101,328 £6,504,273 £6,808,269 £8,182,246

21.2% 23.1% 29.8% 30.5% 33.3%

£2,148,556 £2,460,797 £3,902,564 £4,084,961 £4,909,348

£2,416,898 £2,803,727 £5,021,662 £5,581,014 £6,678,889

19.2% 21.2% 29.6% 31.2% 34.0%

£2,416,898 £2,803,727 £5,021,662 £5,581,014 £6,678,889

£7,318,624 £8,377,443 £13,156,143 £13,697,256 £16,474,112

21.2% 23.1% 29.7% 30.3% 33.1%

£2,195,587 £2,513,233 £3,946,843 £4,109,177 £4,942,234

£4,898,820 £5,690,998 £10,303,276 £11,494,940 £13,754,911

19.0% 21.1% 29.6% 31.3% 34.0%

£2,449,410 £2,845,499 £5,151,638 £5,747,470 £6,877,455

£27,375,632 £31,428,997 £50,178,676 £52,444,472 £63,140,105

19.9% 21.8% 28.3% 28.9% 31.7%

£2,053,172 £2,357,175 £3,763,401 £3,933,335 £4,735,508

£17,741,502 £20,680,584 £37,137,997 £40,992,186 £49,254,213

17.8% 19.8% 27.9% 29.3% 32.0%

£2,217,688 £2,585,073 £4,642,250 £5,124,023 £6,156,777



against EUVs







50

1

30

10

30

50

75

4

30

50

75

100

30

50

25

30

50

400

30

50

50

30

50

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£749,066 £855,144 £1,330,898 £1,423,864 £1,705,509

23.9% 26.0% 33.0% 34.1% 37.2%

£2,247,198 £2,565,431 £3,992,693 £4,271,593 £5,116,526

£520,979 £601,198 £1,070,001 £1,222,733 £1,454,879

22.0% 24.2% 33.4% 35.6% 38.5%

£2,604,896 £3,005,990 £5,350,007 £6,113,663 £7,274,397

£243,618 £301,453 £570,353 £570,353 £718,756

14.4% 17.0% 26.0% 26.0% 29.8%

£1,827,138 £2,260,900 £4,277,648 £4,277,648 £5,390,673

£1,787,973 £2,045,163 £3,259,699 £3,431,425 £4,114,970

22.6% 24.6% 31.8% 32.6% 35.5%

£2,145,567 £2,454,195 £3,911,639 £4,117,710 £4,937,964

£1,263,885 £1,468,401 £2,514,503 £2,718,030 £3,276,226

20.1% 22.3% 30.4% 31.7% 34.7%

£2,527,769 £2,936,802 £5,029,006 £5,436,059 £6,552,453

£3,201,387 £3,682,009 £5,969,603 £6,279,679 £7,557,730

20.7% 22.7% 29.7% 30.5% 33.4%

£1,920,832 £2,209,206 £3,581,762 £3,767,808 £4,534,638

£2,273,756 £2,652,732 £4,825,088 £5,305,402 £6,373,512

18.7% 20.8% 29.4% 30.9% 33.7%

£2,273,756 £2,652,732 £4,825,088 £5,305,402 £6,373,512

£6,544,473 £7,535,119 £11,981,973 £12,456,207 £15,047,041

20.5% 22.5% 29.3% 29.9% 32.8%

£1,963,342 £2,260,536 £3,594,592 £3,736,862 £4,514,112

£4,815,377 £5,598,723 £9,982,505 £11,046,491 £13,250,872

19.1% 21.2% 29.6% 31.1% 34.0%

£2,407,689 £2,799,362 £4,991,252 £5,523,245 £6,625,436

£24,279,248 £28,035,406 £45,679,133 £47,956,608 £57,907,029

19.3% 21.2% 28.0% 28.7% 31.5%

£1,820,944 £2,102,655 £3,425,935 £3,596,746 £4,343,027

£17,246,961 £20,167,567 £36,695,772 £40,614,197 £48,846,271

17.7% 19.7% 28.0% 29.4% 32.2%

£2,155,870 £2,520,946 £4,586,972 £5,076,775 £6,105,784



against EUVs







50

400

30

50

100

30

50

4

30

50

75

50

30

50

25

30

50

1

30

10

30

50

75

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£532,863 £615,230 £1,098,729 £1,211,617 £1,445,642

22.2% 24.4% 33.8% 35.5% 38.5%

£1,598,589 £1,845,691 £3,296,187 £3,634,852 £4,336,925

£558,623 £644,026 £1,119,573 £1,225,821 £1,464,826

22.5% 24.6% 33.6% 35.1% 38.1%

£2,793,116 £3,220,130 £5,597,867 £6,129,105 £7,324,130

£231,295 £282,370 £535,815 £535,815 £678,185

14.4% 16.7% 25.8% 25.8% 29.7%

£1,734,716 £2,117,776 £4,018,615 £4,018,615 £5,086,385

£1,420,717 £1,648,096 £2,707,398 £2,840,962 £3,441,633

20.5% 22.7% 30.3% 31.1% 34.2%

£1,704,861 £1,977,715 £3,248,877 £3,409,154 £4,129,960

£1,132,239 £1,326,413 £2,349,853 £2,515,218 £3,045,160

19.2% 21.4% 30.1% 31.2% 34.3%

£2,264,478 £2,652,825 £4,699,705 £5,030,436 £6,090,321

£2,868,819 £3,321,513 £5,451,127 £5,670,004 £6,863,292

19.9% 21.9% 29.2% 29.8% 32.8%

£1,721,291 £1,992,908 £3,270,676 £3,402,003 £4,117,975

£2,024,725 £2,385,272 £4,439,585 £4,865,180 £5,876,425

17.7% 19.8% 28.8% 30.2% 33.2%

£2,024,725 £2,385,272 £4,439,585 £4,865,180 £5,876,425

£5,415,064 £6,289,579 £10,496,487 £11,049,760 £13,377,097

19.5% 21.5% 29.1% 29.8% 32.8%

£1,624,519 £1,886,874 £3,148,946 £3,314,928 £4,013,129

£4,099,559 £4,833,716 £8,804,374 £9,473,165 £11,491,136

17.6% 19.8% 28.4% 29.5% 32.6%

£2,049,779 £2,416,858 £4,402,187 £4,736,583 £5,745,568

£21,402,808 £24,922,653 £40,936,690 £42,396,610 £51,595,462

18.4% 20.4% 27.3% 27.8% 30.8%

£1,605,211 £1,869,199 £3,070,252 £3,179,746 £3,869,660

£14,745,231 £17,485,720 £32,021,340 £34,532,402 £42,037,436

16.3% 18.4% 26.7% 27.8% 30.8%

£1,843,154 £2,185,715 £4,002,667 £4,316,550 £5,254,679



against EUVs







50

1

30

10

30

50

75

4

30

50

75

100

30

50

25

30

50

400

30

50

50

30

50

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£602,404 £694,090 £1,175,282 £1,235,046 £1,483,109

22.8% 25.1% 33.7% 34.6% 37.7%

£1,807,211 £2,082,270 £3,525,845 £3,705,138 £4,449,326

£431,080 £497,252 £934,061 £1,066,871 £1,273,185

21.3% 23.4% 33.7% 35.9% 39.0%

£2,155,399 £2,486,259 £4,670,307 £5,334,355 £6,365,926

£217,700 £265,029 £480,227 £480,227 £610,204

14.9% 17.2% 25.8% 25.8% 29.8%

£1,632,749 £1,987,717 £3,601,699 £3,601,699 £4,576,528

£1,246,057 £1,457,836 £2,488,713 £2,590,476 £3,151,746

19.6% 21.8% 30.0% 30.7% 33.9%

£1,495,268 £1,749,403 £2,986,456 £3,108,572 £3,782,095

£1,001,448 £1,188,125 £2,182,921 £2,361,006 £2,873,077

18.0% 20.3% 29.6% 30.8% 34.1%

£2,002,895 £2,376,250 £4,365,842 £4,722,013 £5,746,153

£2,851,706 £3,307,021 £5,335,689 £5,487,687 £6,668,969

19.9% 22.0% 29.1% 29.5% 32.6%

£1,711,024 £1,984,213 £3,201,414 £3,292,612 £4,001,382

£1,781,241 £2,130,588 £3,915,968 £4,183,484 £5,127,458

16.4% 18.6% 27.4% 28.4% 31.6%

£1,781,241 £2,130,588 £3,915,968 £4,183,484 £5,127,458

£5,116,978 £5,974,933 £9,809,382 £10,137,698 £12,368,646

19.0% 21.1% 28.4% 28.9% 32.1%

£1,535,093 £1,792,480 £2,942,815 £3,041,309 £3,710,594

£3,701,247 £4,408,566 £8,048,683 £8,644,515 £10,563,935

16.7% 19.0% 27.7% 28.8% 32.0%

£1,850,623 £2,204,283 £4,024,342 £4,322,258 £5,281,967

£19,593,580 £22,978,209 £37,563,214 £38,497,562 £47,208,538

17.7% 19.8% 26.7% 27.0% 30.1%

£1,469,519 £1,723,366 £2,817,241 £2,887,317 £3,540,640

£13,677,833 £16,363,394 £31,047,759 £33,780,730 £41,201,730

15.7% 17.8% 26.7% 27.9% 30.9%

£1,709,729 £2,045,424 £3,880,970 £4,222,591 £5,150,216



against EUVs







50

400

30

50

100

30

50

4

30

50

75

50

30

50

25

30

50

1

30

10

30

50

75

Appendix 8


Social Rent. Shared Ownership 30% sale

Social Rent 50%/Shared Ownership 50%


Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£806,332 £919,864 £1,433,255 £1,512,941 £1,813,052

23.7% 25.7% 32.7% 33.6% 36.6%

£2,418,997 £2,759,593 £4,299,766 £4,538,824 £5,439,156

£556,789 £640,157 £1,118,629 £1,291,282 £1,533,227

22.3% 24.4% 33.2% 35.6% 38.4%

£2,783,944 £3,200,784 £5,593,147 £6,456,409 £7,666,136

£277,811 £336,169 £593,967 £593,967 £742,480

16.1% 18.6% 26.7% 26.7% 30.4%

£2,083,583 £2,521,266 £4,454,754 £4,454,754 £5,568,597

£1,397,897 £1,613,277 £2,586,761 £2,726,686 £3,294,688

20.8% 22.8% 29.9% 30.7% 33.7%

£1,677,477 £1,935,933 £3,104,113 £3,272,023 £3,953,626

£1,258,598 £1,459,910 £2,554,200 £2,795,888 £3,356,364

20.1% 22.2% 30.5% 32.0% 34.9%

£2,517,195 £2,919,820 £5,108,400 £5,591,775 £6,712,728

£3,399,242 £3,910,557 £6,228,093 £6,532,089 £7,878,445

20.4% 22.3% 29.0% 29.7% 32.6%

£2,039,545 £2,346,334 £3,736,856 £3,919,253 £4,727,067

£2,297,039 £2,677,875 £4,835,877 £5,395,230 £6,474,525

18.5% 20.6% 29.0% 30.6% 33.4%

£2,297,039 £2,677,875 £4,835,877 £5,395,230 £6,474,525

£6,987,713 £8,029,984 £12,662,451 £13,203,564 £15,931,046

20.5% 22.5% 29.0% 29.6% 32.5%

£2,096,314 £2,408,995 £3,798,735 £3,961,069 £4,779,314

£4,652,519 £5,432,381 £9,910,936 £11,102,600 £13,323,340

18.3% 20.4% 28.9% 30.7% 33.4%

£2,326,259 £2,716,190 £4,955,468 £5,551,300 £6,661,670

£26,023,106 £30,008,845 £48,240,929 £50,506,725 £61,008,571

19.2% 21.1% 27.6% 28.3% 31.1%

£1,951,733 £2,250,663 £3,618,070 £3,788,004 £4,575,643

£16,724,864 £19,613,110 £35,617,552 £39,471,741 £47,581,727

17.1% 19.1% 27.2% 28.7% 31.4%

£2,090,608 £2,451,639 £4,452,194 £4,933,968 £5,947,716



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

Appendix 8


Social rent. Shared Ownership 30% sale



Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£633,228 £733,515 £1,188,922 £1,281,889 £1,549,335

21.2% 23.4% 30.9% 32.1% 35.3%

£1,899,684 £2,200,544 £3,566,767 £3,845,667 £4,648,005

£449,729 £521,518 £958,427 £1,111,158 £1,332,147

19.8% 21.9% 31.3% 33.7% 36.8%

£2,248,646 £2,607,590 £4,792,136 £5,555,791 £6,660,735

£214,620 £266,452 £506,018 £506,018 £647,988

13.0% 15.4% 24.0% 24.0% 27.9%

£1,609,648 £1,998,391 £3,795,135 £3,795,135 £4,859,908

£1,602,860 £1,850,795 £2,996,775 £3,168,501 £3,825,751

20.9% 23.0% 30.2% 31.1% 34.2%

£1,923,432 £2,220,953 £3,596,130 £3,802,201 £4,590,902

£1,111,928 £1,308,847 £2,300,806 £2,504,333 £3,041,161

18.3% 20.5% 28.8% 30.2% 33.3%

£2,223,857 £2,617,693 £4,601,613 £5,008,665 £6,082,322

£2,887,948 £3,352,897 £5,490,290 £5,800,366 £7,030,481

19.2% 21.2% 28.3% 29.1% 32.1%

£1,732,769 £2,011,738 £3,294,174 £3,480,220 £4,218,288

£2,000,511 £2,365,823 £4,411,201 £4,891,515 £5,918,233

17.0% 19.1% 27.9% 29.5% 32.4%

£2,000,511 £2,365,823 £4,411,201 £4,891,515 £5,918,233

£5,858,008 £6,814,330 £10,978,665 £11,452,899 £13,943,398

18.9% 21.0% 27.8% 28.4% 31.5%

£1,757,402 £2,044,299 £3,293,599 £3,435,870 £4,183,019

£4,273,905 £5,030,175 £9,164,505 £10,228,491 £12,351,068

17.5% 19.6% 28.1% 29.8% 32.7%

£2,136,952 £2,515,088 £4,582,253 £5,114,246 £6,175,534

£21,667,424 £25,292,999 £41,951,737 £44,229,212 £53,806,872

17.7% 19.7% 26.6% 27.4% 30.3%

£1,625,057 £1,896,975 £3,146,380 £3,317,191 £4,035,515

£15,077,854 £17,890,001 £33,565,814 £37,484,239 £45,403,312

16.0% 18.0% 26.5% 28.1% 30.9%

£1,884,732 £2,236,250 £4,195,727 £4,685,530 £5,675,414



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£434,253 £506,990 £949,269 £1,062,157 £1,281,234

19.2% 21.3% 31.1% 32.9% 36.1%

£1,302,759 £1,520,970 £2,847,806 £3,186,470 £3,843,703

£460,281 £535,786 £970,113 £1,076,361 £1,300,418

19.5% 21.6% 30.9% 32.6% 35.8%

£2,301,407 £2,678,928 £4,850,564 £5,381,803 £6,502,092

£181,532 £235,940 £457,251 £457,251 £586,579

11.8% 14.5% 23.2% 23.2% 27.1%

£1,361,489 £1,769,550 £3,429,384 £3,429,384 £4,399,344

£1,159,923 £1,374,263 £2,333,901 £2,467,465 £3,030,785

17.7% 19.9% 27.6% 28.5% 31.8%

£1,391,908 £1,649,116 £2,800,681 £2,960,958 £3,636,942

£925,405 £1,109,237 £2,046,828 £2,212,194 £2,711,832

16.4% 18.8% 27.7% 28.9% 32.2%

£1,850,809 £2,218,474 £4,093,657 £4,424,387 £5,423,664

£2,386,640 £2,815,227 £4,767,137 £4,986,014 £6,110,898

17.4% 19.5% 26.9% 27.6% 30.7%

£1,431,984 £1,689,136 £2,860,282 £2,991,608 £3,666,539

£1,655,417 £1,997,496 £3,868,843 £4,294,437 £5,248,604

15.1% 17.4% 26.5% 28.1% 31.2%

£1,655,417 £1,997,496 £3,868,843 £4,294,437 £5,248,604

£4,405,659 £5,229,710 £9,070,936 £9,624,209 £11,808,985

16.7% 18.9% 26.6% 27.5% 30.6%

£1,321,698 £1,568,913 £2,721,281 £2,887,263 £3,542,696

£3,285,048 £3,978,479 £7,603,491 £8,272,282 £10,170,161

14.8% 17.1% 25.9% 27.2% 30.4%

£1,642,524 £1,989,239 £3,801,746 £4,136,141 £5,085,081

£17,609,648 £20,939,842 £35,482,978 £36,942,898 £45,596,355

15.9% 18.0% 25.0% 25.6% 28.7%

£1,320,724 £1,570,488 £2,661,223 £2,770,717 £3,419,727

£11,761,388 £14,352,676 £27,619,016 £30,130,079 £37,194,877

13.7% 15.9% 24.4% 25.6% 28.7%

£1,470,173 £1,794,084 £3,452,377 £3,766,260 £4,649,360



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£458,589 £538,122 £969,868 £1,029,632 £1,257,152

18.7% 20.9% 30.1% 31.1% 34.5%

£1,375,767 £1,614,366 £2,909,603 £3,088,896 £3,771,456

£310,841 £376,181 £762,258 £895,068 £1,084,200

16.6% 19.2% 29.9% 32.5% 35.8%

£1,554,205 £1,880,903 £3,811,290 £4,475,338 £5,420,999

£155,050 £203,083 £389,103 £389,103 £505,556

11.2% 14.0% 22.4% 22.4% 26.4%

£1,162,878 £1,523,122 £2,918,269 £2,918,269 £3,791,669

£923,699 £1,119,360 £2,012,644 £2,114,407 £2,628,067

15.6% 18.0% 26.3% 27.1% 30.6%

£1,108,439 £1,343,233 £2,415,173 £2,537,289 £3,153,680

£736,724 £910,165 £1,776,034 £1,954,119 £2,425,499

14.1% 16.6% 26.0% 27.4% 31.0%

£1,473,449 £1,820,330 £3,552,068 £3,908,239 £4,850,998

£2,199,194 £2,621,883 £4,387,082 £4,539,080 £5,625,492

16.4% 18.6% 25.8% 26.3% 29.6%

£1,319,516 £1,573,130 £2,632,249 £2,723,448 £3,375,295

£1,229,970 £1,551,750 £3,102,167 £3,369,684 £4,232,276

12.1% 14.6% 23.5% 24.7% 28.2%

£1,229,970 £1,551,750 £3,102,167 £3,369,684 £4,232,276

£3,760,411 £4,550,543 £7,928,437 £8,256,752 £10,299,605

15.0% 17.3% 24.9% 25.5% 28.9%

£1,128,123 £1,365,163 £2,378,531 £2,477,026 £3,089,881

£2,681,217 £3,337,531 £6,494,604 £7,090,436 £8,854,442

13.0% 15.4% 24.1% 25.4% 28.9%

£1,340,609 £1,668,765 £3,247,302 £3,545,218 £4,427,221

£14,462,431 £17,590,516 £30,356,462 £31,290,810 £39,281,100

14.0% 16.2% 23.3% 23.7% 27.1%

£1,084,682 £1,319,289 £2,276,735 £2,346,811 £2,946,082

£9,523,286 £12,001,122 £24,947,215 £27,680,185 £34,491,116

11.7% 14.1% 23.2% 24.7% 27.9%

£1,190,411 £1,500,140 £3,118,402 £3,460,023 £4,311,389



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£806,332 £919,864 £1,433,255 £1,512,941 £1,813,052

23.7% 25.7% 32.7% 33.6% 36.6%

£2,418,997 £2,759,593 £4,299,766 £4,538,824 £5,439,156

£556,789 £640,157 £1,118,629 £1,291,282 £1,533,227

22.3% 24.4% 33.2% 35.6% 38.4%

£2,783,944 £3,200,784 £5,593,147 £6,456,409 £7,666,136

£277,811 £336,169 £593,967 £593,967 £742,480

16.1% 18.6% 26.7% 26.7% 30.4%

£2,083,583 £2,521,266 £4,454,754 £4,454,754 £5,568,597

£1,401,552 £1,617,115 £2,591,297 £2,731,222 £3,299,678

20.8% 22.9% 29.9% 30.7% 33.8%

£1,681,863 £1,940,538 £3,109,557 £3,277,466 £3,959,613

£1,265,111 £1,466,749 £2,563,272 £2,804,959 £3,366,343

20.1% 22.2% 30.6% 32.0% 34.9%

£2,530,222 £2,933,497 £5,126,544 £5,609,919 £6,732,686

£3,418,278 £3,930,546 £6,254,330 £6,558,326 £7,907,308

20.5% 22.4% 29.1% 29.8% 32.7%

£2,050,967 £2,358,328 £3,752,598 £3,934,996 £4,744,385

£2,311,142 £2,692,683 £4,855,221 £5,414,574 £6,495,804

18.6% 20.6% 29.1% 30.7% 33.5%

£2,311,142 £2,692,683 £4,855,221 £5,414,574 £6,495,804

£7,021,549 £8,065,515 £12,709,367 £13,250,480 £15,982,656

20.6% 22.5% 29.1% 29.7% 32.6%

£2,106,465 £2,419,655 £3,812,810 £3,975,144 £4,794,797

£4,684,922 £5,466,401 £9,952,960 £11,144,625 £13,369,563

18.4% 20.5% 29.0% 30.7% 33.5%

£2,342,461 £2,733,200 £4,976,480 £5,572,312 £6,684,782

£26,161,026 £30,153,663 £48,431,004 £50,696,799 £61,217,657

19.3% 21.2% 27.7% 28.4% 31.1%

£1,962,077 £2,261,525 £3,632,325 £3,802,260 £4,591,324

£16,843,570 £19,737,746 £35,774,312 £39,628,501 £47,754,159

17.2% 19.2% 27.2% 28.7% 31.5%

£2,105,446 £2,467,218 £4,471,789 £4,953,563 £5,969,270



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£633,228 £733,515 £1,188,922 £1,281,889 £1,549,335

21.2% 23.4% 30.9% 32.1% 35.3%

£1,899,684 £2,200,544 £3,566,767 £3,845,667 £4,648,005

£449,729 £521,518 £958,427 £1,111,158 £1,332,147

19.8% 21.9% 31.3% 33.7% 36.8%

£2,248,646 £2,607,590 £4,792,136 £5,555,791 £6,660,735

£214,620 £266,452 £506,018 £506,018 £647,988

13.0% 15.4% 24.0% 24.0% 27.9%

£1,609,648 £1,998,391 £3,795,135 £3,795,135 £4,859,908

£1,619,695 £1,868,472 £3,020,269 £3,191,994 £3,851,595

21.0% 23.1% 30.4% 31.3% 34.3%

£1,943,634 £2,242,166 £3,624,322 £3,830,393 £4,621,914

£1,128,877 £1,326,641 £2,322,787 £2,526,313 £3,065,338

18.5% 20.7% 29.0% 30.3% 33.5%

£2,257,754 £2,653,282 £4,645,574 £5,052,627 £6,130,677

£2,920,134 £3,386,694 £5,535,206 £5,845,282 £7,079,890

19.4% 21.4% 28.4% 29.3% 32.2%

£1,752,081 £2,032,016 £3,321,124 £3,507,169 £4,247,934

£2,030,707 £2,397,530 £4,453,004 £4,933,317 £5,964,218

17.2% 19.3% 28.1% 29.6% 32.6%

£2,030,707 £2,397,530 £4,453,004 £4,933,317 £5,964,218

£5,932,804 £6,892,865 £11,080,504 £11,554,737 £14,055,420

19.1% 21.2% 27.9% 28.6% 31.6%

£1,779,841 £2,067,859 £3,324,151 £3,466,421 £4,216,626

£4,334,150 £5,093,434 £9,247,332 £10,311,318 £12,442,180

17.7% 19.8% 28.3% 29.9% 32.8%

£2,167,075 £2,546,717 £4,623,666 £5,155,659 £6,221,090

£21,920,323 £25,558,546 £42,301,776 £44,579,251 £54,191,923

17.9% 19.9% 26.8% 27.5% 30.4%

£1,644,024 £1,916,891 £3,172,633 £3,343,444 £4,064,394

£15,310,582 £18,134,363 £33,877,842 £37,796,267 £45,746,539

16.1% 18.2% 26.6% 28.2% 31.1%

£1,913,823 £2,266,795 £4,234,730 £4,724,533 £5,718,317



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£441,124 £514,130 £958,740 £1,071,628 £1,291,653

19.4% 21.5% 31.2% 33.1% 36.3%

£1,323,372 £1,542,390 £2,876,220 £3,214,885 £3,874,959

£467,152 £542,926 £979,584 £1,085,832 £1,310,837

19.7% 21.9% 31.1% 32.8% 36.0%

£2,335,762 £2,714,628 £4,897,922 £5,429,160 £6,554,186

£185,468 £240,072 £462,037 £462,037 £591,789

12.0% 14.8% 23.4% 23.4% 27.2%

£1,391,007 £1,800,542 £3,465,275 £3,465,275 £4,438,414

£1,180,459 £1,395,826 £2,361,813 £2,495,377 £3,061,488

17.9% 20.1% 27.9% 28.7% 32.0%

£1,416,551 £1,674,991 £2,834,176 £2,994,453 £3,673,786

£946,671 £1,131,566 £2,076,136 £2,241,502 £2,744,072

16.7% 19.1% 27.9% 29.1% 32.4%

£1,893,341 £2,263,133 £4,152,273 £4,483,003 £5,488,143

£2,433,524 £2,864,455 £4,831,842 £5,050,719 £6,182,075

17.6% 19.7% 27.1% 27.8% 30.9%

£1,460,114 £1,718,673 £2,899,105 £3,030,431 £3,709,245

£1,695,479 £2,039,564 £3,924,431 £4,350,025 £5,309,753

15.4% 17.7% 26.7% 28.3% 31.4%

£1,695,479 £2,039,564 £3,924,431 £4,350,025 £5,309,753

£4,499,919 £5,328,679 £9,199,901 £9,753,174 £11,950,846

17.0% 19.1% 26.8% 27.7% 30.8%

£1,349,976 £1,598,604 £2,759,970 £2,925,952 £3,585,254

£3,371,215 £4,068,953 £7,720,339 £8,389,130 £10,298,693

15.1% 17.4% 26.2% 27.4% 30.6%

£1,685,607 £2,034,477 £3,860,169 £4,194,565 £5,149,347

£17,996,876 £21,346,428 £36,012,843 £37,472,763 £46,179,211

16.1% 18.2% 25.2% 25.8% 28.9%

£1,349,766 £1,600,982 £2,700,963 £2,810,457 £3,463,441

£12,095,083 £14,703,051 £28,066,448 £30,577,510 £37,687,047

14.0% 16.2% 24.6% 25.8% 28.9%

£1,511,885 £1,837,881 £3,508,306 £3,822,189 £4,710,881



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£472,331 £552,402 £988,811 £1,048,575 £1,277,990

19.2% 21.3% 30.5% 31.4% 34.8%

£1,416,993 £1,657,206 £2,966,432 £3,145,725 £3,833,969

£321,730 £387,615 £777,315 £910,124 £1,100,764

17.1% 19.6% 30.2% 32.8% 36.1%

£1,608,650 £1,938,075 £3,886,574 £4,550,622 £5,503,818

£163,845 £212,224 £400,022 £400,022 £517,443

11.7% 14.5% 22.8% 22.8% 26.8%

£1,228,836 £1,591,681 £3,000,168 £3,000,168 £3,880,823

£948,774 £1,145,690 £2,047,302 £2,149,065 £2,666,192

15.9% 18.3% 26.6% 27.4% 30.9%

£1,138,528 £1,374,828 £2,456,762 £2,578,878 £3,199,430

£768,934 £943,985 £1,820,228 £1,998,314 £2,474,113

14.6% 17.1% 26.4% 27.8% 31.3%

£1,537,869 £1,887,970 £3,640,457 £3,996,628 £4,948,227

£2,262,274 £2,688,121 £4,475,134 £4,627,132 £5,722,354

16.7% 18.9% 26.1% 26.6% 29.9%

£1,357,364 £1,612,872 £2,685,080 £2,776,279 £3,433,413

£1,291,232 £1,616,076 £3,184,327 £3,451,843 £4,322,651

12.6% 15.1% 24.0% 25.1% 28.6%

£1,291,232 £1,616,076 £3,184,327 £3,451,843 £4,322,651

£3,894,186 £4,691,003 £8,107,767 £8,436,082 £10,496,865

15.4% 17.7% 25.2% 25.8% 29.2%

£1,168,256 £1,407,301 £2,432,330 £2,530,825 £3,149,059

£2,794,086 £3,456,043 £6,648,918 £7,244,750 £9,024,188

13.4% 15.8% 24.5% 25.8% 29.2%

£1,397,043 £1,728,022 £3,324,459 £3,622,375 £4,512,094

£14,987,545 £18,141,877 £31,063,381 £31,997,730 £40,058,705

14.4% 16.6% 23.6% 24.1% 27.4%

£1,124,066 £1,360,641 £2,329,754 £2,399,830 £3,004,403

£9,966,819 £12,466,823 £25,551,297 £28,284,268 £35,155,606

12.2% 14.5% 23.6% 25.0% 28.3%

£1,245,852 £1,558,353 £3,193,912 £3,535,533 £4,394,451



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£806,332 £919,864 £1,433,255 £1,512,941 £1,813,052

23.7% 25.7% 32.7% 33.6% 36.6%

£2,418,997 £2,759,593 £4,299,766 £4,538,824 £5,439,156

£556,789 £640,157 £1,118,629 £1,291,282 £1,533,227

22.3% 24.4% 33.2% 35.6% 38.4%

£2,783,944 £3,200,784 £5,593,147 £6,456,409 £7,666,136

£282,296 £340,878 £598,628 £598,628 £747,607

16.3% 18.8% 26.9% 26.9% 30.5%

£2,117,220 £2,556,586 £4,489,710 £4,489,710 £5,607,050

£1,409,459 £1,625,417 £2,600,297 £2,740,222 £3,309,578

20.9% 23.0% 30.0% 30.8% 33.8%

£1,691,351 £1,950,501 £3,120,357 £3,288,266 £3,971,493

£1,275,875 £1,478,051 £2,576,808 £2,818,495 £3,381,233

20.3% 22.4% 30.7% 32.1% 35.0%

£2,551,751 £2,956,103 £5,153,615 £5,636,991 £6,762,466

£3,437,318 £3,950,538 £6,280,568 £6,584,564 £7,936,169

20.6% 22.5% 29.2% 29.9% 32.7%

£2,062,391 £2,370,323 £3,768,341 £3,950,738 £4,761,701

£2,329,312 £2,711,761 £4,878,834 £5,438,187 £6,521,778

18.7% 20.7% 29.1% 30.8% 33.6%

£2,329,312 £2,711,761 £4,878,834 £5,438,187 £6,521,778

£7,063,522 £8,109,586 £12,764,818 £13,305,931 £16,043,652

20.7% 22.6% 29.2% 29.8% 32.6%

£2,119,057 £2,432,876 £3,829,445 £3,991,779 £4,813,096

£4,745,773 £5,530,296 £10,024,859 £11,216,524 £13,448,655

18.6% 20.6% 29.1% 30.8% 33.6%

£2,372,887 £2,765,148 £5,012,430 £5,608,262 £6,724,327

£26,298,965 £30,298,495 £48,621,083 £50,886,879 £61,426,744

19.4% 21.2% 27.8% 28.4% 31.2%

£1,972,422 £2,272,387 £3,646,581 £3,816,516 £4,607,006

£16,997,414 £19,899,283 £35,967,963 £39,822,152 £47,967,180

17.3% 19.3% 27.3% 28.8% 31.6%

£2,124,677 £2,487,410 £4,495,995 £4,977,769 £5,995,898



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£633,228 £733,515 £1,188,922 £1,281,889 £1,549,335

21.2% 23.4% 30.9% 32.1% 35.3%

£1,899,684 £2,200,544 £3,566,767 £3,845,667 £4,648,005

£449,729 £521,518 £958,427 £1,111,158 £1,332,147

19.8% 21.9% 31.3% 33.7% 36.8%

£2,248,646 £2,607,590 £4,792,136 £5,555,791 £6,660,735

£223,775 £275,871 £515,340 £515,340 £658,242

13.5% 15.9% 24.3% 24.3% 28.2%

£1,678,310 £2,069,032 £3,865,048 £3,865,048 £4,936,813

£1,636,533 £1,886,151 £3,043,762 £3,215,487 £3,877,437

21.2% 23.3% 30.5% 31.4% 34.4%

£1,963,840 £2,263,381 £3,652,514 £3,858,584 £4,652,924

£1,145,825 £1,344,437 £2,344,769 £2,548,296 £3,089,520

18.7% 20.9% 29.2% 30.5% 33.6%

£2,291,651 £2,688,874 £4,689,539 £5,096,592 £6,179,040

£2,952,326 £3,420,494 £5,580,122 £5,890,198 £7,129,297

19.5% 21.5% 28.6% 29.4% 32.3%

£1,771,396 £2,052,296 £3,348,073 £3,534,119 £4,277,578

£2,069,036 £2,437,775 £4,503,341 £4,983,655 £6,019,589

17.4% 19.5% 28.3% 29.8% 32.7%

£2,069,036 £2,437,775 £4,503,341 £4,983,655 £6,019,589

£6,015,734 £6,979,940 £11,190,879 £11,665,112 £14,176,834

19.3% 21.4% 28.1% 28.7% 31.8%

£1,804,720 £2,093,982 £3,357,264 £3,499,534 £4,253,050

£4,410,659 £5,173,768 £9,347,230 £10,411,216 £12,552,067

17.9% 20.0% 28.5% 30.1% 33.0%

£2,205,330 £2,586,884 £4,673,615 £5,205,608 £6,276,034

£22,192,768 £25,844,606 £42,672,314 £44,949,790 £54,599,514

18.1% 20.0% 26.9% 27.7% 30.5%

£1,664,458 £1,938,345 £3,200,424 £3,371,234 £4,094,964

£15,562,847 £18,399,236 £34,210,361 £38,128,787 £46,112,319

16.3% 18.4% 26.8% 28.4% 31.2%

£1,945,356 £2,299,905 £4,276,295 £4,766,098 £5,764,040



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£447,995 £521,270 £968,212 £1,081,100 £1,302,072

19.6% 21.7% 31.4% 33.3% 36.4%

£1,343,985 £1,563,810 £2,904,635 £3,243,300 £3,906,216

£474,023 £550,065 £989,056 £1,095,304 £1,321,256

20.0% 22.1% 31.2% 32.9% 36.1%

£2,370,117 £2,750,327 £4,945,280 £5,476,518 £6,606,280

£198,558 £248,690 £476,240 £476,240 £607,252

12.7% 15.1% 23.9% 23.9% 27.7%

£1,489,186 £1,865,175 £3,571,801 £3,571,801 £4,554,390

£1,205,248 £1,421,854 £2,394,191 £2,527,755 £3,097,104

18.2% 20.4% 28.1% 28.9% 32.2%

£1,446,298 £1,706,225 £2,873,029 £3,033,306 £3,716,525

£976,442 £1,162,827 £2,114,373 £2,279,739 £2,786,132

17.1% 19.4% 28.2% 29.4% 32.7%

£1,952,885 £2,325,653 £4,228,747 £4,559,477 £5,572,265

£2,480,413 £2,913,688 £4,896,548 £5,115,425 £6,253,252

17.9% 20.0% 27.4% 28.0% 31.1%

£1,488,248 £1,748,213 £2,937,929 £3,069,255 £3,751,951

£1,751,807 £2,098,707 £3,997,089 £4,422,684 £5,389,677

15.8% 18.1% 27.1% 28.6% 31.7%

£1,751,807 £2,098,707 £3,997,089 £4,422,684 £5,389,677

£4,594,183 £5,427,655 £9,328,871 £9,882,144 £12,092,714

17.2% 19.4% 27.0% 27.9% 31.0%

£1,378,255 £1,628,296 £2,798,661 £2,964,643 £3,627,814

£3,485,838 £4,189,307 £7,867,060 £8,535,851 £10,460,088

15.5% 17.8% 26.5% 27.7% 30.9%

£1,742,919 £2,094,654 £3,933,530 £4,267,925 £5,230,044

£18,423,172 £21,794,030 £36,583,704 £38,043,624 £46,807,162

16.4% 18.5% 25.5% 26.0% 29.1%

£1,381,738 £1,634,552 £2,743,778 £2,853,272 £3,510,537

£12,506,876 £15,135,429 £28,595,853 £31,106,915 £38,269,404

14.4% 16.5% 24.9% 26.1% 29.2%

£1,563,359 £1,891,929 £3,574,482 £3,888,364 £4,783,676



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£481,062 £566,682 £1,007,754 £1,067,518 £1,298,827

19.4% 21.7% 30.8% 31.8% 35.1%

£1,443,186 £1,700,046 £3,023,262 £3,202,555 £3,896,482

£332,622 £399,051 £792,372 £925,181 £1,117,326

17.5% 20.0% 30.6% 33.2% 36.4%

£1,663,110 £1,995,255 £3,961,859 £4,625,907 £5,586,628

£175,490 £226,173 £415,652 £415,652 £534,459

12.4% 15.2% 23.4% 23.4% 27.4%

£1,316,178 £1,696,294 £3,117,387 £3,117,387 £4,008,440

£982,357 £1,180,952 £2,090,888 £2,192,651 £2,714,136

16.3% 18.7% 27.0% 27.7% 31.2%

£1,178,828 £1,417,143 £2,509,066 £2,631,182 £3,256,964

£818,153 £995,665 £1,882,281 £2,060,367 £2,542,372

15.3% 17.8% 26.9% 28.4% 31.8%

£1,636,306 £1,991,329 £3,764,562 £4,120,733 £5,084,743

£2,325,366 £2,754,365 £4,563,186 £4,715,184 £5,819,210

17.1% 19.3% 26.4% 26.9% 30.2%

£1,395,220 £1,652,619 £2,737,912 £2,829,110 £3,491,526

£1,368,759 £1,697,479 £3,283,557 £3,551,074 £4,431,806

13.3% 15.7% 24.4% 25.6% 29.0%

£1,368,759 £1,697,479 £3,283,557 £3,551,074 £4,431,806

£4,027,970 £4,831,474 £8,287,099 £8,615,415 £10,694,134

15.9% 18.1% 25.6% 26.2% 29.5%

£1,208,391 £1,449,442 £2,486,130 £2,584,624 £3,208,240

£2,943,545 £3,612,974 £6,841,640 £7,437,473 £9,236,185

14.0% 16.3% 25.0% 26.2% 29.6%

£1,471,772 £1,806,487 £3,420,820 £3,718,736 £4,618,092

£15,571,253 £18,754,762 £31,831,782 £32,766,131 £40,903,961

14.9% 17.0% 24.0% 24.4% 27.7%

£1,167,844 £1,406,607 £2,387,384 £2,457,460 £3,067,797

£10,527,487 £13,055,520 £26,278,350 £29,011,320 £35,955,373

12.7% 15.0% 24.0% 25.4% 28.6%

£1,315,936 £1,631,940 £3,284,794 £3,626,415 £4,494,422



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£806,332 £919,864 £1,433,255 £1,512,941 £1,813,052

23.7% 25.7% 32.7% 33.6% 36.6%

£2,418,997 £2,759,593 £4,299,766 £4,538,824 £5,439,156

£556,789 £640,157 £1,118,629 £1,291,282 £1,533,227

22.3% 24.4% 33.2% 35.6% 38.4%

£2,783,944 £3,200,784 £5,593,147 £6,456,409 £7,666,136

£282,296 £340,878 £598,628 £598,628 £747,607

16.3% 18.8% 26.9% 26.9% 30.5%

£2,117,220 £2,556,586 £4,489,710 £4,489,710 £5,607,050

£1,416,769 £1,633,093 £2,609,369 £2,749,293 £3,319,556

21.0% 23.0% 30.0% 30.9% 33.9%

£1,700,123 £1,959,712 £3,131,243 £3,299,152 £3,983,467

£1,288,902 £1,491,729 £2,594,951 £2,836,639 £3,401,191

20.4% 22.5% 30.8% 32.2% 35.1%

£2,577,803 £2,983,459 £5,189,902 £5,673,278 £6,802,382

£3,475,394 £3,990,518 £6,333,045 £6,637,041 £7,993,895

20.7% 22.7% 29.3% 30.0% 32.9%

£2,085,236 £2,394,311 £3,799,827 £3,982,225 £4,796,337

£2,357,519 £2,741,379 £4,917,525 £5,476,878 £6,564,338

18.9% 20.9% 29.3% 30.9% 33.7%

£2,357,519 £2,741,379 £4,917,525 £5,476,878 £6,564,338

£7,131,203 £8,180,652 £12,858,656 £13,399,768 £16,146,874

20.8% 22.8% 29.3% 29.9% 32.8%

£2,139,361 £2,454,196 £3,857,597 £4,019,931 £4,844,062

£4,810,569 £5,598,336 £10,108,911 £11,300,575 £13,541,109

18.8% 20.8% 29.3% 31.0% 33.7%

£2,405,285 £2,799,168 £5,054,455 £5,650,288 £6,770,554

£26,574,814 £30,588,145 £49,001,246 £51,267,042 £61,844,926

19.5% 21.4% 27.9% 28.5% 31.3%

£1,993,111 £2,294,111 £3,675,093 £3,845,028 £4,638,369

£17,234,812 £20,148,562 £36,281,489 £40,135,678 £48,312,052

17.5% 19.4% 27.5% 28.9% 31.7%

£2,154,351 £2,518,570 £4,535,186 £5,016,960 £6,039,007



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

Appendix 8





Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£633,228 £733,515 £1,188,922 £1,281,889 £1,549,335

21.2% 23.4% 30.9% 32.1% 35.3%

£1,899,684 £2,200,544 £3,566,767 £3,845,667 £4,648,005

£449,729 £521,518 £958,427 £1,111,158 £1,332,147

19.8% 21.9% 31.3% 33.7% 36.8%

£2,248,646 £2,607,590 £4,792,136 £5,555,791 £6,660,735

£223,775 £275,871 £515,340 £515,340 £658,242

13.5% 15.9% 24.3% 24.3% 28.2%

£1,678,310 £2,069,032 £3,865,048 £3,865,048 £4,936,813

£1,670,206 £1,921,508 £3,090,749 £3,262,475 £3,929,124

21.5% 23.6% 30.8% 31.7% 34.7%

£2,004,247 £2,305,810 £3,708,899 £3,914,970 £4,714,949

£1,179,717 £1,380,025 £2,388,732 £2,592,259 £3,137,878

19.1% 21.3% 29.5% 30.8% 33.9%

£2,359,434 £2,760,050 £4,777,465 £5,184,518 £6,275,756

£3,016,704 £3,488,092 £5,669,956 £5,980,032 £7,228,116

19.8% 21.8% 28.9% 29.7% 32.6%

£1,810,023 £2,092,855 £3,401,974 £3,588,019 £4,336,869

£2,129,432 £2,501,192 £4,586,950 £5,067,263 £6,111,558

17.8% 19.9% 28.6% 30.1% 33.0%

£2,129,432 £2,501,192 £4,586,950 £5,067,263 £6,111,558

£6,165,324 £7,137,015 £11,394,561 £11,868,794 £14,400,884

19.7% 21.7% 28.4% 29.0% 32.0%

£1,849,597 £2,141,105 £3,418,368 £3,560,638 £4,320,265

£4,531,154 £5,300,291 £9,512,889 £10,576,875 £12,734,293

18.3% 20.4% 28.8% 30.4% 33.3%

£2,265,577 £2,650,145 £4,756,444 £5,288,437 £6,367,146

£22,698,584 £26,375,727 £43,372,412 £45,649,887 £55,369,627

18.4% 20.3% 27.2% 27.9% 30.8%

£1,702,394 £1,978,180 £3,252,931 £3,423,742 £4,152,722

£16,028,294 £18,887,976 £34,834,425 £38,752,850 £46,798,780

16.7% 18.8% 27.1% 28.7% 31.5%

£2,003,537 £2,360,997 £4,354,303 £4,844,106 £5,849,847



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

Appendix 8





Number of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£461,737 £535,551 £987,155 £1,100,043 £1,322,909

20.1% 22.2% 31.8% 33.6% 36.7%

£1,385,211 £1,606,652 £2,961,464 £3,300,129 £3,968,728

£482,737 £564,346 £1,007,999 £1,114,247 £1,342,094

20.2% 22.5% 31.6% 33.3% 36.4%

£2,413,685 £2,821,731 £5,039,995 £5,571,234 £6,710,468

£206,429 £256,788 £480,802 £480,802 £617,670

13.1% 15.5% 24.0% 24.0% 28.0%

£1,548,215 £1,925,908 £3,606,015 £3,606,015 £4,632,525

£1,246,319 £1,464,980 £2,450,017 £2,583,582 £3,158,513

18.6% 20.9% 28.5% 29.3% 32.6%

£1,495,582 £1,757,976 £2,940,021 £3,100,298 £3,790,216

£1,018,976 £1,207,488 £2,172,992 £2,338,357 £2,850,613

17.7% 20.0% 28.7% 29.9% 33.1%

£2,037,951 £2,414,976 £4,345,983 £4,676,713 £5,701,225

£2,574,184 £3,012,150 £5,025,962 £5,244,839 £6,395,608

18.4% 20.5% 27.8% 28.5% 31.5%

£1,544,510 £1,807,290 £3,015,577 £3,146,904 £3,837,365

£1,831,939 £2,182,848 £4,108,270 £4,533,865 £5,511,977

16.4% 18.6% 27.5% 29.0% 32.1%

£1,831,939 £2,182,848 £4,108,270 £4,533,865 £5,511,977

£4,782,697 £5,625,601 £9,586,809 £10,140,081 £12,376,446

17.8% 19.9% 27.5% 28.3% 31.5%

£1,434,809 £1,687,680 £2,876,043 £3,042,024 £3,712,934

£3,658,171 £4,370,263 £8,100,761 £8,769,552 £10,717,158

16.1% 18.4% 27.0% 28.2% 31.3%

£1,829,086 £2,185,132 £4,050,380 £4,384,776 £5,358,579

£19,197,631 £22,607,239 £37,643,458 £39,103,378 £47,972,892

16.9% 19.0% 25.9% 26.5% 29.6%

£1,439,822 £1,695,543 £2,823,259 £2,932,753 £3,597,967

£13,174,252 £15,836,202 £29,490,728 £32,001,791 £39,253,755

15.0% 17.1% 25.4% 26.6% 29.6%

£1,646,781 £1,979,525 £3,686,341 £4,000,224 £4,906,719



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

Appendix 8

Valuations at 40% Affordable




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£508,262 £595,243 £1,045,640 £1,105,404 £1,340,502

20.2% 22.5% 31.5% 32.4% 35.8%

£1,524,787 £1,785,730 £3,136,920 £3,316,213 £4,021,507

£354,403 £421,922 £822,487 £955,297 £1,150,453

18.4% 20.9% 31.3% 33.8% 37.0%

£1,772,015 £2,109,608 £4,112,435 £4,776,483 £5,752,264

£192,901 £244,455 £437,491 £437,491 £558,234

13.4% 16.2% 24.3% 24.3% 28.2%

£1,446,758 £1,833,411 £3,281,184 £3,281,184 £4,186,753

£1,032,511 £1,233,615 £2,160,207 £2,261,970 £2,790,388

17.0% 19.3% 27.5% 28.3% 31.7%

£1,239,013 £1,480,338 £2,592,248 £2,714,364 £3,348,465

£882,573 £1,063,308 £1,970,673 £2,148,759 £2,639,603

16.3% 18.7% 27.7% 29.1% 32.5%

£1,765,147 £2,126,616 £3,941,346 £4,297,517 £5,279,207

£2,451,538 £2,886,848 £4,739,297 £4,891,295 £6,012,935

17.8% 20.0% 27.1% 27.5% 30.8%

£1,470,923 £1,732,109 £2,843,578 £2,934,777 £3,607,761

£1,491,283 £1,826,134 £3,447,882 £3,715,399 £4,612,562

14.2% 16.6% 25.2% 26.3% 29.7%

£1,491,283 £1,826,134 £3,447,882 £3,715,399 £4,612,562

£4,295,509 £5,112,401 £8,645,766 £8,974,081 £11,088,663

16.7% 18.9% 26.3% 26.9% 30.2%

£1,288,653 £1,533,720 £2,593,730 £2,692,224 £3,326,599

£3,169,286 £3,850,009 £7,150,277 £7,746,110 £9,575,686

14.8% 17.2% 25.7% 26.9% 30.2%

£1,584,643 £1,925,005 £3,575,139 £3,873,055 £4,787,843

£16,621,462 £19,857,525 £33,245,642 £34,179,991 £42,459,192

15.6% 17.8% 24.7% 25.1% 28.3%

£1,246,610 £1,489,314 £2,493,423 £2,563,499 £3,184,439

£11,414,543 £13,986,962 £27,486,537 £30,219,507 £37,284,375

13.6% 15.8% 24.7% 26.1% 29.2%

£1,426,818 £1,748,370 £3,435,817 £3,777,438 £4,660,547



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£831,405 £946,191 £1,472,232 £1,551,917 £1,855,925

24.2% 26.2% 33.2% 34.1% 37.1%

£2,494,216 £2,838,572 £4,416,695 £4,655,752 £5,567,776

£566,227 £650,067 £1,142,837 £1,315,489 £1,559,856

22.6% 24.7% 33.6% 36.0% 38.8%

£2,831,137 £3,250,335 £5,714,184 £6,577,446 £7,799,278

£279,663 £338,113 £607,987 £607,987 £757,902

16.2% 18.6% 27.1% 27.1% 30.8%

£2,097,470 £2,535,848 £4,559,905 £4,559,905 £5,684,267

£1,896,112 £2,167,148 £3,405,796 £3,583,882 £4,300,285

22.4% 24.4% 31.2% 32.1% 35.0%

£2,275,334 £2,600,578 £4,086,956 £4,300,658 £5,160,342

£1,253,946 £1,454,711 £2,551,432 £2,767,679 £3,324,676

20.0% 22.1% 30.6% 31.9% 34.8%

£2,507,893 £2,909,422 £5,102,864 £5,535,358 £6,649,351

£3,412,012 £3,923,965 £6,275,595 £6,579,591 £7,930,700

20.4% 22.4% 29.2% 29.9% 32.7%

£2,047,207 £2,354,379 £3,765,357 £3,947,755 £4,758,420

£2,284,500 £2,664,708 £4,839,690 £5,399,043 £6,478,720

18.4% 20.5% 29.0% 30.7% 33.4%

£2,284,500 £2,664,708 £4,839,690 £5,399,043 £6,478,720

£7,125,436 £8,176,053 £12,883,197 £13,424,310 £16,176,904

20.8% 22.7% 29.3% 29.9% 32.7%

£2,137,631 £2,452,816 £3,864,959 £4,027,293 £4,853,071

£4,619,220 £5,397,418 £9,937,852 £11,129,516 £13,352,949

18.2% 20.3% 29.0% 30.7% 33.5%

£2,309,610 £2,698,709 £4,968,926 £5,564,758 £6,676,475

£26,286,158 £30,291,306 £48,569,535 £50,835,331 £61,382,574

19.3% 21.2% 27.7% 28.4% 31.1%

£1,971,462 £2,271,848 £3,642,715 £3,812,650 £4,603,693

£16,618,986 £19,501,383 £35,597,726 £39,451,915 £47,558,816

17.0% 19.0% 27.2% 28.7% 31.4%

£2,077,373 £2,437,673 £4,449,716 £4,931,489 £5,944,852



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£699,312 £802,901 £1,274,808 £1,367,775 £1,643,810

22.8% 24.9% 32.2% 33.4% 36.4%

£2,097,935 £2,408,704 £3,824,425 £4,103,325 £4,931,429

£484,600 £557,755 £1,021,611 £1,174,342 £1,401,649

20.9% 22.9% 32.5% 34.8% 37.7%

£2,423,002 £2,788,773 £5,108,055 £5,871,710 £7,008,245

£218,399 £270,341 £534,058 £534,058 £678,833

13.2% 15.6% 24.9% 24.9% 28.8%

£1,637,994 £2,027,556 £4,005,438 £4,005,438 £5,091,247

£1,630,938 £1,880,275 £3,035,401 £3,207,126 £3,868,239

21.1% 23.2% 30.5% 31.3% 34.4%

£1,957,125 £2,256,330 £3,642,481 £3,848,552 £4,641,887

£1,126,564 £1,324,987 £2,337,260 £2,540,786 £3,082,806

18.4% 20.6% 29.0% 30.4% 33.5%

£2,253,128 £2,649,974 £4,674,519 £5,081,572 £6,165,612

£2,895,691 £3,361,777 £5,534,271 £5,844,346 £7,080,367

19.2% 21.2% 28.4% 29.2% 32.2%

£1,737,414 £2,017,066 £3,320,562 £3,506,608 £4,248,220

£1,967,830 £2,332,175 £4,400,747 £4,881,060 £5,908,070

16.7% 18.9% 27.8% 29.4% 32.3%

£1,967,830 £2,332,175 £4,400,747 £4,881,060 £5,908,070

£5,875,109 £6,832,282 £11,019,167 £11,493,400 £13,987,951

19.0% 21.0% 27.9% 28.5% 31.5%

£1,762,533 £2,049,685 £3,305,750 £3,448,020 £4,196,385

£4,285,532 £5,042,382 £9,238,172 £10,302,158 £12,432,102

17.5% 19.7% 28.3% 29.9% 32.8%

£2,142,766 £2,521,191 £4,619,086 £5,151,079 £6,216,051

£23,122,686 £26,922,875 £43,666,474 £45,476,775 £55,385,975

18.1% 20.0% 26.6% 27.2% 30.2%

£1,734,201 £2,019,216 £3,274,986 £3,410,758 £4,153,948

£15,312,238 £18,142,356 £33,930,241 £37,848,667 £45,816,720

16.1% 18.2% 26.6% 28.2% 31.1%

£1,914,030 £2,267,795 £4,241,280 £4,731,083 £5,727,090



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£550,737 £640,669 £1,099,465 £1,172,511 £1,416,182

20.9% 23.2% 31.7% 32.7% 36.0%

£1,652,212 £1,922,008 £3,298,396 £3,517,532 £4,248,546

£494,425 £577,464 £1,019,840 £1,126,088 £1,356,810

20.4% 22.7% 31.6% 33.3% 36.4%

£2,472,127 £2,887,319 £5,099,200 £5,630,438 £6,784,049

£185,311 £239,909 £480,578 £480,578 £617,424

12.0% 14.7% 24.0% 24.0% 28.0%

£1,389,835 £1,799,316 £3,604,332 £3,604,332 £4,630,682

£1,233,934 £1,453,623 £2,429,250 £2,562,814 £3,138,970

18.4% 20.6% 28.2% 29.0% 32.3%

£1,480,721 £1,744,348 £2,915,099 £3,075,376 £3,766,764

£969,431 £1,155,895 £2,112,640 £2,278,005 £2,785,086

17.0% 19.3% 28.2% 29.3% 32.6%

£1,938,862 £2,311,790 £4,225,279 £4,556,010 £5,570,171

£2,930,412 £2,930,412 £4,891,061 £5,109,938 £6,252,034

20.0% 20.0% 27.2% 27.9% 31.0%

£1,758,247 £1,758,247 £2,934,636 £3,065,963 £3,751,220

£1,693,201 £2,038,341 £3,971,151 £4,396,745 £5,363,489

15.4% 17.6% 26.9% 28.4% 31.5%

£1,693,201 £2,038,341 £3,971,151 £4,396,745 £5,363,489

£4,999,194 £5,883,321 £9,718,926 £10,168,840 £12,469,761

17.7% 19.8% 26.9% 27.6% 30.7%

£1,499,758 £1,764,996 £2,915,678 £3,050,652 £3,740,928

£3,358,240 £4,055,328 £7,769,669 £8,438,460 £10,352,958

15.1% 17.4% 26.3% 27.5% 30.7%

£1,679,120 £2,027,664 £3,884,835 £4,219,230 £5,176,479

£18,263,740 £21,642,279 £36,347,323 £37,807,243 £46,578,474

16.2% 18.3% 25.3% 25.9% 29.0%

£1,369,781 £1,623,171 £2,726,049 £2,835,543 £3,493,386

£12,266,816 £14,913,504 £28,892,146 £31,695,192 £38,977,839

14.0% 16.2% 24.8% 26.1% 29.2%

£1,533,352 £1,864,188 £3,611,518 £3,961,899 £4,872,230



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£556,948 £652,737 £1,045,909 £1,065,830 £1,309,839

20.1% 22.4% 29.9% 30.2% 33.7%

£1,670,844 £1,958,210 £3,137,726 £3,197,491 £3,929,518

£407,209 £484,532 £860,677 £966,925 £1,177,600

18.4% 20.9% 29.7% 31.6% 35.0%

£2,036,046 £2,422,662 £4,303,385 £4,834,624 £5,887,998

£116,995 £167,677 £380,056 £380,056 £500,540

8.3% 11.4% 21.1% 21.1% 25.3%

£877,466 £1,257,575 £2,850,419 £2,850,419 £3,754,048

£1,304,279 £1,537,115 £2,476,947 £2,534,189 £3,126,651

18.5% 20.8% 27.9% 28.2% 31.6%

£1,565,134 £1,844,538 £2,972,336 £3,041,026 £3,751,981

£700,421 £872,389 £1,750,740 £1,928,826 £2,398,363

13.5% 16.0% 25.7% 27.2% 30.7%

£1,400,842 £1,744,778 £3,501,480 £3,857,652 £4,796,726

£2,319,373 £2,750,476 £4,558,508 £4,710,506 £5,818,881

17.0% 19.2% 26.3% 26.8% 30.1%

£1,391,624 £1,650,285 £2,735,105 £2,826,303 £3,491,329

£1,095,348 £1,415,768 £3,031,530 £3,311,206 £4,178,655

10.9% 13.4% 22.9% 24.2% 27.8%

£1,095,348 £1,415,768 £3,031,530 £3,311,206 £4,178,655

£4,465,975 £5,324,161 £8,768,298 £8,999,335 £11,182,988

16.4% 18.7% 25.6% 26.0% 29.4%

£1,339,792 £1,597,248 £2,630,489 £2,699,801 £3,354,896

£2,701,204 £3,358,514 £6,663,502 £7,259,335 £9,040,232

13.0% 15.4% 24.5% 25.8% 29.2%

£1,350,602 £1,679,257 £3,331,751 £3,629,667 £4,520,116

£15,466,264 £18,672,461 £31,459,582 £32,393,931 £40,550,445

14.7% 16.9% 23.7% 24.1% 27.4%

£1,159,970 £1,400,435 £2,359,469 £2,429,545 £3,041,283

£9,971,739 £12,487,642 £25,655,806 £28,388,776 £35,301,906

12.1% 14.4% 23.5% 25.0% 28.2%

£1,246,467 £1,560,955 £3,206,976 £3,548,597 £4,412,738



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£831,405 £946,191 £1,472,232 £1,551,917 £1,855,925

24.2% 26.2% 33.2% 34.1% 37.1%

£2,494,216 £2,838,572 £4,416,695 £4,655,752 £5,567,776

£566,227 £650,067 £1,142,837 £1,315,489 £1,559,856

22.6% 24.7% 33.6% 36.0% 38.8%

£2,831,137 £3,250,335 £5,714,184 £6,577,446 £7,799,278

£279,663 £338,113 £607,987 £607,987 £757,902

16.2% 18.6% 27.1% 27.1% 30.8%

£2,097,470 £2,535,848 £4,559,905 £4,559,905 £5,684,267

£1,901,273 £2,172,568 £3,413,007 £3,591,093 £4,308,217

22.5% 24.4% 31.3% 32.1% 35.0%

£2,281,528 £2,607,081 £4,095,609 £4,309,311 £5,169,860

£1,259,107 £1,460,131 £2,558,643 £2,774,889 £3,332,608

20.1% 22.2% 30.6% 31.9% 34.9%

£2,518,214 £2,920,261 £5,117,285 £5,549,779 £6,665,216

£3,426,115 £3,938,774 £6,294,939 £6,598,935 £7,951,979

20.5% 22.5% 29.2% 29.9% 32.8%

£2,055,669 £2,363,264 £3,776,964 £3,959,361 £4,771,187

£2,293,670 £2,674,336 £4,852,142 £5,411,494 £6,492,416

18.5% 20.5% 29.0% 30.7% 33.5%

£2,293,670 £2,674,336 £4,852,142 £5,411,494 £6,492,416

£7,150,103 £8,201,956 £12,917,661 £13,458,774 £16,214,818

20.8% 22.8% 29.3% 29.9% 32.8%

£2,145,031 £2,460,587 £3,875,298 £4,037,632 £4,864,445

£4,642,411 £5,421,765 £9,967,537 £11,159,201 £13,385,600

18.3% 20.3% 29.0% 30.7% 33.5%

£2,321,205 £2,710,883 £4,983,768 £5,579,600 £6,692,800

£26,385,715 £30,395,844 £48,706,216 £50,972,012 £61,532,927

19.4% 21.3% 27.8% 28.4% 31.2%

£1,978,929 £2,279,688 £3,652,966 £3,822,901 £4,614,970

£16,697,300 £19,583,606 £35,698,105 £39,552,294 £47,669,224

17.1% 19.1% 27.2% 28.7% 31.4%

£2,087,162 £2,447,951 £4,462,263 £4,944,037 £5,958,653



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£699,312 £802,901 £1,274,808 £1,367,775 £1,643,810

22.8% 24.9% 32.2% 33.4% 36.4%

£2,097,935 £2,408,704 £3,824,425 £4,103,325 £4,931,429

£484,600 £557,755 £1,021,611 £1,174,342 £1,401,649

20.9% 22.9% 32.5% 34.8% 37.7%

£2,423,002 £2,788,773 £5,108,055 £5,871,710 £7,008,245

£218,399 £270,341 £534,058 £534,058 £678,833

13.2% 15.6% 24.9% 24.9% 28.8%

£1,637,994 £2,027,556 £4,005,438 £4,005,438 £5,091,247

£1,641,259 £1,891,114 £3,049,822 £3,221,548 £3,884,103

21.2% 23.3% 30.6% 31.4% 34.4%

£1,969,511 £2,269,336 £3,659,787 £3,865,857 £4,660,924

£1,139,081 £1,338,129 £2,353,426 £2,556,952 £3,100,587

18.6% 20.8% 29.2% 30.5% 33.6%

£2,278,163 £2,676,258 £4,706,851 £5,113,904 £6,201,175

£2,915,424 £3,382,500 £5,561,842 £5,871,918 £7,110,697

19.3% 21.3% 28.5% 29.3% 32.3%

£1,749,255 £2,029,500 £3,337,105 £3,523,151 £4,266,418

£1,986,867 £2,352,164 £4,426,984 £4,907,298 £5,936,932

16.9% 19.0% 27.9% 29.5% 32.4%

£1,986,867 £2,352,164 £4,426,984 £4,907,298 £5,936,932

£5,918,775 £6,878,131 £11,077,645 £11,551,879 £14,052,277

19.1% 21.1% 27.9% 28.6% 31.6%

£1,775,632 £2,063,439 £3,323,294 £3,465,564 £4,215,683

£4,327,099 £5,086,029 £9,294,983 £10,358,969 £12,494,596

17.7% 19.8% 28.4% 30.0% 32.9%

£2,163,549 £2,543,014 £4,647,491 £5,179,484 £6,247,298

£23,291,521 £27,100,154 £43,899,689 £45,709,990 £55,642,518

18.2% 20.1% 26.7% 27.3% 30.2%

£1,746,864 £2,032,512 £3,292,477 £3,428,249 £4,173,189

£15,470,949 £18,309,001 £34,139,114 £38,057,539 £46,046,474

16.2% 18.3% 26.7% 28.3% 31.1%

£1,933,869 £2,288,625 £4,267,389 £4,757,192 £5,755,809



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£556,126 £646,328 £1,106,994 £1,180,039 £1,424,464

21.0% 23.3% 31.8% 32.9% 36.1%

£1,668,377 £1,938,983 £3,320,982 £3,540,117 £4,273,391

£499,814 £583,122 £1,027,368 £1,133,616 £1,365,092

20.5% 22.8% 31.8% 33.4% 36.5%

£2,499,069 £2,915,611 £5,136,842 £5,668,080 £6,825,458

£189,247 £244,041 £485,314 £485,314 £622,634

12.2% 15.0% 24.1% 24.1% 28.2%

£1,419,353 £1,830,309 £3,639,853 £3,639,853 £4,669,753

£1,247,957 £1,468,347 £2,448,090 £2,581,654 £3,159,694

18.5% 20.8% 28.3% 29.2% 32.5%

£1,497,548 £1,762,016 £2,937,708 £3,097,985 £3,791,633

£984,184 £1,171,386 £2,132,876 £2,298,241 £2,807,346

17.2% 19.5% 28.3% 29.5% 32.8%

£1,968,368 £2,342,772 £4,265,751 £4,596,482 £5,614,692

£2,965,209 £2,965,209 £4,936,642 £5,155,519 £6,302,175

20.1% 20.1% 27.4% 28.1% 31.2%

£1,779,125 £1,779,125 £2,961,985 £3,093,312 £3,781,305

£1,722,104 £2,068,691 £4,011,174 £4,436,768 £5,407,517

15.6% 17.8% 27.1% 28.6% 31.7%

£1,722,104 £2,068,691 £4,011,174 £4,436,768 £5,407,517

£5,063,379 £5,950,715 £9,806,087 £10,256,001 £12,565,638

17.8% 20.0% 27.1% 27.7% 30.9%

£1,519,014 £1,785,214 £2,941,826 £3,076,800 £3,769,692

£3,419,502 £4,119,653 £7,851,829 £8,520,620 £10,443,333

15.3% 17.6% 26.5% 27.7% 30.9%

£1,709,751 £2,059,827 £3,925,914 £4,260,310 £5,221,667

£18,537,346 £21,929,565 £36,718,931 £38,178,851 £46,987,245

16.4% 18.5% 25.5% 26.0% 29.1%

£1,390,301 £1,644,717 £2,753,920 £2,863,414 £3,524,043

£12,507,313 £15,166,023 £29,209,725 £32,012,772 £39,327,169

14.2% 16.4% 25.0% 26.3% 29.4%

£1,563,414 £1,895,753 £3,651,216 £4,001,596 £4,915,896



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£567,725 £664,053 £1,060,966 £1,080,887 £1,326,403

20.4% 22.7% 30.1% 30.4% 33.9%

£1,703,174 £1,992,160 £3,182,897 £3,242,661 £3,979,209

£412,654 £485,195 £868,205 £974,453 £1,185,881

18.6% 20.8% 29.9% 31.8% 35.1%

£2,063,268 £2,425,977 £4,341,027 £4,872,266 £5,929,407

£120,971 £171,851 £384,841 £384,841 £505,749

8.6% 11.6% 21.3% 21.3% 25.5%

£907,282 £1,288,880 £2,886,310 £2,886,310 £3,793,118

£1,328,623 £1,562,677 £2,510,209 £2,567,450 £3,163,239

18.8% 21.0% 28.1% 28.4% 31.9%

£1,594,348 £1,875,213 £3,012,250 £3,080,940 £3,795,887

£719,605 £892,532 £1,776,791 £1,954,877 £2,427,019

13.8% 16.3% 25.9% 27.4% 30.9%

£1,439,210 £1,785,064 £3,553,583 £3,909,754 £4,854,039

£2,363,775 £2,797,101 £4,620,544 £4,772,542 £5,887,126

17.2% 19.4% 26.5% 27.0% 30.3%

£1,418,265 £1,678,261 £2,772,326 £2,863,525 £3,532,276

£1,134,865 £1,457,258 £3,084,226 £3,363,902 £4,236,619

11.2% 13.7% 23.2% 24.5% 28.0%

£1,134,865 £1,457,258 £3,084,226 £3,363,902 £4,236,619

£4,558,899 £5,421,729 £8,891,260 £9,122,297 £11,318,243

16.7% 18.9% 25.8% 26.2% 29.6%

£1,367,670 £1,626,519 £2,667,378 £2,736,689 £3,395,473

£2,782,942 £3,444,340 £6,774,456 £7,370,288 £9,162,282

13.4% 15.8% 24.8% 26.1% 29.5%

£1,391,471 £1,722,170 £3,387,228 £3,685,144 £4,581,141

£15,826,418 £19,050,619 £31,936,698 £32,871,046 £41,075,263

14.9% 17.1% 23.9% 24.3% 27.6%

£1,186,981 £1,428,796 £2,395,252 £2,465,328 £3,080,645

£10,277,729 £12,808,928 £26,068,313 £28,801,284 £35,755,662

12.4% 14.7% 23.8% 25.2% 28.4%

£1,284,716 £1,601,116 £3,258,539 £3,600,160 £4,469,458



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£831,405 £946,191 £1,472,232 £1,551,917 £1,855,925

24.2% 26.2% 33.2% 34.1% 37.1%

£2,494,216 £2,838,572 £4,416,695 £4,655,752 £5,567,776

£566,227 £650,067 £1,142,837 £1,315,489 £1,559,856

22.6% 24.7% 33.6% 36.0% 38.8%

£2,831,137 £3,250,335 £5,714,184 £6,577,446 £7,799,278

£279,663 £338,113 £607,987 £607,987 £757,902

16.2% 18.6% 27.1% 27.1% 30.8%

£2,097,470 £2,535,848 £4,559,905 £4,559,905 £5,684,267

£1,906,435 £2,177,988 £3,420,218 £3,598,303 £4,316,148

22.5% 24.5% 31.3% 32.1% 35.0%

£2,287,722 £2,613,586 £4,104,261 £4,317,964 £5,179,378

£1,264,270 £1,465,551 £2,565,853 £2,782,100 £3,340,539

20.2% 22.3% 30.7% 32.0% 34.9%

£2,528,539 £2,931,102 £5,131,707 £5,564,200 £6,681,079

£3,440,220 £3,953,584 £6,314,284 £6,618,280 £7,973,258

20.6% 22.5% 29.3% 30.0% 32.8%

£2,064,132 £2,372,150 £3,788,571 £3,970,968 £4,783,955

£2,302,840 £2,683,965 £4,864,594 £5,423,947 £6,506,114

18.5% 20.6% 29.1% 30.7% 33.5%

£2,302,840 £2,683,965 £4,864,594 £5,423,947 £6,506,114

£7,174,778 £8,227,863 £12,952,126 £13,493,239 £16,252,728

20.9% 22.8% 29.4% 30.0% 32.8%

£2,152,433 £2,468,359 £3,885,638 £4,047,972 £4,875,818

£4,665,601 £5,446,115 £9,997,221 £11,188,886 £13,418,256

18.4% 20.4% 29.1% 30.8% 33.6%

£2,332,800 £2,723,057 £4,998,611 £5,594,443 £6,709,128

£26,485,292 £30,500,398 £48,842,902 £51,108,698 £61,683,280

19.4% 21.3% 27.8% 28.5% 31.2%

£1,986,397 £2,287,530 £3,663,218 £3,833,152 £4,626,246

£16,775,614 £19,665,837 £35,798,484 £39,652,673 £47,779,648

17.1% 19.1% 27.3% 28.7% 31.5%

£2,096,952 £2,458,230 £4,474,811 £4,956,584 £5,972,456



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£699,312 £802,901 £1,274,808 £1,367,775 £1,643,810

22.8% 24.9% 32.2% 33.4% 36.4%

£2,097,935 £2,408,704 £3,824,425 £4,103,325 £4,931,429

£484,600 £557,755 £1,021,611 £1,174,342 £1,401,649

20.9% 22.9% 32.5% 34.8% 37.7%

£2,423,002 £2,788,773 £5,108,055 £5,871,710 £7,008,245

£218,399 £270,341 £534,058 £534,058 £678,833

13.2% 15.6% 24.9% 24.9% 28.8%

£1,637,994 £2,027,556 £4,005,438 £4,005,438 £5,091,247

£1,651,584 £1,901,954 £3,064,244 £3,235,969 £3,899,966

21.3% 23.4% 30.6% 31.5% 34.5%

£1,981,901 £2,282,345 £3,677,092 £3,883,163 £4,679,960

£1,151,599 £1,351,273 £2,369,592 £2,573,119 £3,118,372

18.7% 20.9% 29.3% 30.6% 33.7%

£2,303,198 £2,702,546 £4,739,185 £5,146,237 £6,236,744

£2,935,164 £3,403,225 £5,589,414 £5,899,490 £7,141,025

19.4% 21.4% 28.6% 29.4% 32.3%

£1,761,098 £2,041,935 £3,353,648 £3,539,694 £4,284,615

£2,005,907 £2,372,156 £4,453,222 £4,933,536 £5,965,793

17.0% 19.1% 28.0% 29.6% 32.5%

£2,005,907 £2,372,156 £4,453,222 £4,933,536 £5,965,793

£5,962,446 £6,923,985 £11,136,126 £11,610,359 £14,116,606

19.2% 21.2% 28.0% 28.7% 31.7%

£1,788,734 £2,077,195 £3,340,838 £3,483,108 £4,234,982

£4,368,674 £5,129,681 £9,351,795 £10,415,781 £12,557,089

17.8% 19.9% 28.5% 30.1% 33.0%

£2,184,337 £2,564,841 £4,675,897 £5,207,890 £6,278,544

£23,460,379 £27,277,450 £44,132,910 £45,943,211 £55,899,059

18.3% 20.2% 26.8% 27.4% 30.3%

£1,759,528 £2,045,809 £3,309,968 £3,445,741 £4,192,429

£15,629,676 £18,475,661 £34,347,985 £38,266,410 £46,276,239

16.4% 18.4% 26.8% 28.4% 31.2%

£1,953,710 £2,309,458 £4,293,498 £4,783,301 £5,784,530



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£561,516 £651,987 £1,114,522 £1,187,568 £1,432,745

21.2% 23.4% 31.9% 33.0% 36.2%

£1,684,547 £1,955,960 £3,343,567 £3,562,703 £4,298,234

£505,204 £588,781 £1,034,897 £1,141,144 £1,373,373

20.7% 23.0% 31.9% 33.5% 36.7%

£2,526,019 £2,943,906 £5,174,484 £5,705,722 £6,866,864

£193,183 £243,160 £490,049 £490,049 £627,843

12.4% 14.9% 24.3% 24.3% 28.3%

£1,448,870 £1,823,699 £3,675,368 £3,675,368 £4,708,823

£1,261,982 £1,483,073 £2,466,932 £2,600,496 £3,180,420

18.7% 20.9% 28.5% 29.3% 32.6%

£1,514,378 £1,779,687 £2,960,318 £3,120,595 £3,816,504

£998,940 £1,186,879 £2,153,113 £2,318,478 £2,829,606

17.4% 19.7% 28.5% 29.7% 32.9%

£1,997,880 £2,373,758 £4,306,225 £4,636,956 £5,659,213

£3,000,011 £3,000,011 £4,982,226 £5,201,103 £6,352,316

20.3% 20.3% 27.6% 28.2% 31.3%

£1,800,007 £1,800,007 £2,989,335 £3,120,662 £3,811,390

£1,751,014 £2,099,046 £4,051,198 £4,476,792 £5,451,542

15.8% 18.0% 27.2% 28.7% 31.8%

£1,751,014 £2,099,046 £4,051,198 £4,476,792 £5,451,542

£5,127,573 £6,018,118 £9,893,253 £10,343,167 £12,661,521

18.0% 20.1% 27.2% 27.9% 31.0%

£1,538,272 £1,805,436 £2,967,976 £3,102,950 £3,798,456

£3,480,773 £4,183,987 £7,933,990 £8,602,781 £10,533,712

15.5% 17.8% 26.7% 27.9% 31.0%

£1,740,387 £2,091,993 £3,966,995 £4,301,390 £5,266,856

£18,810,986 £22,216,880 £37,090,546 £38,550,466 £47,396,024

16.6% 18.7% 25.6% 26.2% 29.3%

£1,410,824 £1,666,266 £2,781,791 £2,891,285 £3,554,702

£12,747,835 £15,418,567 £29,527,304 £32,330,350 £39,676,514

14.4% 16.6% 25.2% 26.5% 29.5%

£1,593,479 £1,927,321 £3,690,913 £4,041,294 £4,959,564



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£578,504 £675,371 £1,076,023 £1,095,944 £1,342,965

20.7% 23.0% 30.4% 30.7% 34.2%

£1,735,513 £2,026,114 £3,228,068 £3,287,832 £4,028,896

£418,100 £490,855 £875,734 £981,982 £1,194,162

18.8% 21.0% 30.0% 31.9% 35.3%

£2,090,498 £2,454,273 £4,378,670 £4,909,908 £5,970,812

£124,946 £174,265 £389,626 £389,626 £510,958

8.8% 11.7% 21.5% 21.5% 25.6%

£937,098 £1,306,984 £2,922,196 £2,922,196 £3,832,189

£1,352,973 £1,588,243 £2,543,472 £2,600,714 £3,199,829

19.0% 21.3% 28.3% 28.7% 32.1%

£1,623,567 £1,905,892 £3,052,166 £3,120,856 £3,839,794

£738,792 £912,678 £1,802,844 £1,980,929 £2,455,677

14.1% 16.6% 26.2% 27.6% 31.1%

£1,477,584 £1,825,356 £3,605,688 £3,961,859 £4,911,355

£2,408,189 £2,843,734 £4,682,580 £4,834,578 £5,955,364

17.5% 19.6% 26.8% 27.2% 30.5%

£1,444,913 £1,706,240 £2,809,548 £2,900,747 £3,573,218

£1,174,385 £1,498,755 £3,136,927 £3,416,603 £4,294,591

11.5% 14.0% 23.5% 24.7% 28.2%

£1,174,385 £1,498,755 £3,136,927 £3,416,603 £4,294,591

£4,651,831 £5,519,307 £9,014,224 £9,245,261 £11,453,507

17.0% 19.2% 26.1% 26.4% 29.8%

£1,395,549 £1,655,792 £2,704,267 £2,773,578 £3,436,052

£2,864,694 £3,530,178 £6,885,412 £7,481,244 £9,284,334

13.7% 16.1% 25.1% 26.3% 29.7%

£1,432,347 £1,765,089 £3,442,706 £3,740,622 £4,642,167

£16,186,613 £19,428,817 £32,413,813 £33,348,162 £41,600,102

15.2% 17.4% 24.2% 24.6% 27.9%

£1,213,996 £1,457,161 £2,431,036 £2,501,112 £3,120,008

£10,583,752 £13,130,246 £26,480,828 £29,213,798 £36,209,434

12.7% 15.0% 24.0% 25.4% 28.6%

£1,322,969 £1,641,281 £3,310,103 £3,651,725 £4,526,179



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£831,405 £946,191 £1,472,232 £1,551,917 £1,855,925

24.2% 26.2% 33.2% 34.1% 37.1%

£2,494,216 £2,838,572 £4,416,695 £4,655,752 £5,567,776

£566,227 £650,067 £1,142,837 £1,315,489 £1,559,856

22.6% 24.7% 33.6% 36.0% 38.8%

£2,831,137 £3,250,335 £5,714,184 £6,577,446 £7,799,278

£279,663 £338,113 £607,987 £607,987 £757,902

16.2% 18.6% 27.1% 27.1% 30.8%

£2,097,470 £2,535,848 £4,559,905 £4,559,905 £5,684,267

£1,916,759 £2,188,828 £3,434,640 £3,612,726 £4,332,013

22.6% 24.6% 31.4% 32.2% 35.1%

£2,300,110 £2,626,593 £4,121,568 £4,335,271 £5,198,416

£1,274,593 £1,476,391 £2,580,275 £2,796,522 £3,356,404

20.3% 22.4% 30.8% 32.1% 35.0%

£2,549,186 £2,952,781 £5,160,551 £5,593,044 £6,712,808

£3,468,427 £3,983,202 £6,352,975 £6,656,971 £8,015,819

20.7% 22.6% 29.4% 30.1% 32.9%

£2,081,056 £2,389,921 £3,811,785 £3,994,183 £4,809,491

£2,321,179 £2,703,221 £4,889,498 £5,448,851 £6,533,509

18.7% 20.7% 29.2% 30.8% 33.6%

£2,321,179 £2,703,221 £4,889,498 £5,448,851 £6,533,509

£7,224,120 £8,279,673 £13,021,059 £13,562,172 £16,328,555

21.0% 22.9% 29.4% 30.1% 32.9%

£2,167,236 £2,483,902 £3,906,318 £4,068,651 £4,898,566

£4,711,974 £5,494,810 £10,056,591 £11,248,256 £13,483,560

18.5% 20.5% 29.2% 30.9% 33.7%

£2,355,987 £2,747,405 £5,028,296 £5,624,128 £6,741,780

£26,684,417 £30,709,484 £49,116,279 £51,382,075 £61,983,997

19.5% 21.4% 27.9% 28.5% 31.3%

£2,001,331 £2,303,211 £3,683,721 £3,853,656 £4,648,800

£16,932,220 £19,830,283 £35,999,242 £39,853,431 £48,000,474

17.2% 19.2% 27.3% 28.8% 31.6%

£2,116,528 £2,478,785 £4,499,905 £4,981,679 £6,000,059



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£699,312 £802,901 £1,274,808 £1,367,775 £1,643,810

22.8% 24.9% 32.2% 33.4% 36.4%

£2,097,935 £2,408,704 £3,824,425 £4,103,325 £4,931,429

£484,600 £557,755 £1,021,611 £1,174,342 £1,401,649

20.9% 22.9% 32.5% 34.8% 37.7%

£2,423,002 £2,788,773 £5,108,055 £5,871,710 £7,008,245

£218,399 £270,341 £534,058 £534,058 £678,833

13.2% 15.6% 24.9% 24.9% 28.8%

£1,637,994 £2,027,556 £4,005,438 £4,005,438 £5,091,247

£1,672,231 £1,923,633 £3,093,088 £3,264,813 £3,931,695

21.5% 23.6% 30.8% 31.7% 34.7%

£2,006,677 £2,308,360 £3,711,705 £3,917,776 £4,718,035

£1,176,630 £1,377,557 £2,401,925 £2,605,451 £3,153,937

19.0% 21.2% 29.5% 30.8% 33.9%

£2,353,260 £2,755,114 £4,803,850 £5,210,903 £6,307,873

£2,974,638 £3,444,673 £5,644,560 £5,954,636 £7,201,687

19.6% 21.6% 28.7% 29.6% 32.5%

£1,784,783 £2,066,804 £3,386,736 £3,572,782 £4,321,012

£2,043,982 £2,412,136 £4,505,700 £4,986,013 £6,023,519

17.2% 19.4% 28.2% 29.8% 32.7%

£2,043,982 £2,412,136 £4,505,700 £4,986,013 £6,023,519

£6,049,775 £7,015,684 £11,253,087 £11,727,321 £14,245,263

19.4% 21.4% 28.2% 28.8% 31.8%

£1,814,933 £2,104,705 £3,375,926 £3,518,196 £4,273,579

£4,451,812 £5,216,979 £9,465,422 £10,529,408 £12,682,079

18.1% 20.2% 28.7% 30.3% 33.2%

£2,225,906 £2,608,489 £4,732,711 £5,264,704 £6,341,039

£23,798,063 £27,632,027 £44,599,357 £46,409,658 £56,412,155

18.5% 20.4% 27.0% 27.6% 30.5%

£1,784,855 £2,072,402 £3,344,952 £3,480,724 £4,230,912

£15,947,086 £18,808,957 £34,765,736 £38,684,161 £46,735,755

16.6% 18.7% 27.0% 28.6% 31.4%

£1,993,386 £2,351,120 £4,345,717 £4,835,520 £5,841,969



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£572,294 £663,304 £1,129,580 £1,202,625 £1,449,308

21.5% 23.7% 32.2% 33.2% 36.4%

£1,716,882 £1,989,912 £3,388,740 £3,607,876 £4,347,925

£515,982 £600,099 £1,049,954 £1,156,202 £1,389,936

21.0% 23.3% 32.2% 33.8% 36.9%

£2,579,910 £3,000,493 £5,249,772 £5,781,010 £6,949,682

£201,053 £251,258 £499,521 £499,521 £638,261

12.8% 15.3% 24.6% 24.6% 28.6%

£1,507,899 £1,884,432 £3,746,405 £3,746,405 £4,786,958

£1,290,026 £1,512,520 £2,504,615 £2,638,179 £3,221,871

19.0% 21.2% 28.7% 29.6% 32.8%

£1,548,031 £1,815,025 £3,005,538 £3,165,815 £3,866,246

£1,028,447 £1,217,863 £2,193,587 £2,358,953 £2,874,129

17.8% 20.1% 28.8% 30.0% 33.2%

£2,056,894 £2,435,725 £4,387,175 £4,717,905 £5,748,257

£2,626,616 £3,069,610 £5,073,394 £5,292,271 £6,452,602

18.6% 20.7% 27.9% 28.5% 31.6%

£1,575,970 £1,841,766 £3,044,036 £3,175,363 £3,871,561

£1,808,826 £2,159,750 £4,131,248 £4,556,843 £5,539,599

16.2% 18.4% 27.6% 29.0% 32.1%

£1,808,826 £2,159,750 £4,131,248 £4,556,843 £5,539,599

£5,255,943 £6,152,911 £10,067,584 £10,517,498 £12,853,285

18.3% 20.5% 27.5% 28.2% 31.3%

£1,576,783 £1,845,873 £3,020,275 £3,155,249 £3,855,985

£3,603,298 £4,312,642 £8,098,315 £8,767,106 £10,714,467

15.9% 18.2% 27.0% 28.2% 31.3%

£1,801,649 £2,156,321 £4,049,157 £4,383,553 £5,357,234

£19,358,201 £22,791,476 £37,833,785 £39,293,705 £48,213,585

17.0% 19.0% 25.9% 26.5% 29.6%

£1,451,865 £1,709,361 £2,837,534 £2,947,028 £3,616,019

£13,228,811 £15,923,616 £30,162,473 £32,965,520 £40,375,187

14.8% 17.0% 25.5% 26.8% 29.8%

£1,653,601 £1,990,452 £3,770,309 £4,120,690 £5,046,898



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£600,061 £698,006 £1,106,138 £1,126,059 £1,376,093

21.2% 23.5% 30.9% 31.2% 34.7%

£1,800,183 £2,094,018 £3,318,413 £3,378,178 £4,128,278

£428,990 £502,172 £890,792 £997,039 £1,210,726

19.2% 21.4% 30.3% 32.2% 35.5%

£2,144,951 £2,510,860 £4,453,958 £4,985,196 £6,053,630

£132,896 £182,529 £399,196 £399,196 £521,376

9.3% 12.2% 21.9% 21.9% 26.0%

£996,723 £1,368,969 £2,993,972 £2,993,972 £3,910,324

£1,401,664 £1,639,370 £2,609,999 £2,667,241 £3,273,009

19.5% 21.7% 28.8% 29.1% 32.5%

£1,681,996 £1,967,245 £3,131,999 £3,200,689 £3,927,610

£777,160 £952,966 £1,854,949 £2,033,034 £2,512,993

14.7% 17.2% 26.7% 28.1% 31.6%

£1,554,319 £1,905,931 £3,709,898 £4,066,069 £5,025,986

£2,497,004 £2,936,992 £4,806,659 £4,958,657 £6,091,853

18.0% 20.1% 27.2% 27.7% 30.9%

£1,498,203 £1,762,195 £2,883,995 £2,975,194 £3,655,112

£1,253,413 £1,581,737 £3,242,325 £3,522,001 £4,410,528

12.2% 14.6% 24.0% 25.2% 28.7%

£1,253,413 £1,581,737 £3,242,325 £3,522,001 £4,410,528

£4,837,669 £5,714,446 £9,260,155 £9,491,192 £11,724,026

17.5% 19.7% 26.5% 26.9% 30.2%

£1,451,301 £1,714,334 £2,778,046 £2,847,358 £3,517,208

£3,028,174 £3,701,837 £7,107,329 £7,703,161 £9,528,443

14.3% 16.7% 25.6% 26.8% 30.1%

£1,514,087 £1,850,919 £3,553,665 £3,851,581 £4,764,221

£16,906,899 £20,185,152 £33,368,063 £34,302,412 £42,649,759

15.7% 17.9% 24.6% 25.0% 28.3%

£1,268,017 £1,513,886 £2,502,605 £2,572,681 £3,198,732

£11,195,724 £13,772,841 £27,305,865 £30,038,835 £37,116,968

13.3% 15.6% 24.5% 25.9% 29.1%

£1,399,465 £1,721,605 £3,413,233 £3,754,854 £4,639,621



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£853,403 £969,288 £1,498,076 £1,577,762 £1,884,355

24.6% 26.7% 33.6% 34.4% 37.4%

£2,560,209 £2,907,863 £4,494,229 £4,733,286 £5,653,065

£585,605 £670,413 £1,165,383 £1,338,035 £1,584,656

23.1% 25.2% 34.0% 36.3% 39.1%

£2,928,023 £3,352,067 £5,826,914 £6,690,176 £7,923,282

£294,478 £353,669 £626,135 £626,135 £777,864

16.9% 19.3% 27.7% 27.7% 31.3%

£2,208,587 £2,652,520 £4,696,010 £4,696,010 £5,833,980

£1,938,250 £2,211,393 £3,455,304 £3,633,389 £4,354,744

22.8% 24.7% 31.5% 32.3% 35.2%

£2,325,900 £2,653,671 £4,146,365 £4,360,067 £5,225,693

£1,291,065 £1,493,686 £2,594,621 £2,810,868 £3,372,183

20.5% 22.6% 30.9% 32.2% 35.1%

£2,582,129 £2,987,373 £5,189,242 £5,621,735 £6,744,367

£3,500,719 £4,017,109 £6,378,809 £6,682,805 £8,044,235

20.8% 22.8% 29.4% 30.1% 33.0%

£2,100,431 £2,410,265 £3,827,285 £4,009,683 £4,826,541

£2,356,427 £2,740,232 £4,923,770 £5,483,123 £6,571,208

18.9% 20.9% 29.3% 30.9% 33.7%

£2,356,427 £2,740,232 £4,923,770 £5,483,123 £6,571,208

£7,279,363 £8,337,675 £13,063,439 £13,604,552 £16,375,174

21.1% 23.0% 29.5% 30.1% 33.0%

£2,183,809 £2,501,303 £3,919,032 £4,081,366 £4,912,552

£4,753,472 £5,538,380 £10,104,006 £11,295,670 £13,535,716

18.6% 20.7% 29.3% 31.0% 33.7%

£2,376,736 £2,769,190 £5,052,003 £5,647,835 £6,767,858

£26,883,976 £30,919,017 £49,253,320 £51,519,116 £62,134,745

19.6% 21.5% 27.9% 28.6% 31.4%

£2,016,298 £2,318,926 £3,693,999 £3,863,934 £4,660,106

£17,130,210 £20,038,168 £36,203,172 £40,057,360 £48,224,808

17.4% 19.4% 27.4% 28.9% 31.6%

£2,141,276 £2,504,771 £4,525,396 £5,007,170 £6,028,101



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£749,066 £855,144 £1,330,898 £1,423,864 £1,705,509

23.9% 26.0% 33.0% 34.1% 37.2%

£2,247,198 £2,565,431 £3,992,693 £4,271,593 £5,116,526

£520,979 £601,198 £1,070,001 £1,222,733 £1,454,879

22.0% 24.2% 33.4% 35.6% 38.5%

£2,604,896 £3,005,990 £5,350,007 £6,113,663 £7,274,397

£243,618 £301,453 £570,353 £570,353 £718,756

14.4% 17.0% 26.0% 26.0% 29.8%

£1,827,138 £2,260,900 £4,277,648 £4,277,648 £5,390,673

£1,712,704 £1,966,128 £3,131,256 £3,302,982 £3,973,682

21.9% 23.9% 31.0% 31.9% 34.9%

£2,055,245 £2,359,354 £3,757,508 £3,963,578 £4,768,418

£1,194,786 £1,396,620 £2,417,841 £2,621,368 £3,171,447

19.3% 21.4% 29.7% 30.9% 34.0%

£2,389,572 £2,793,239 £4,835,683 £5,242,735 £6,342,894

£3,062,561 £3,536,991 £5,729,116 £6,039,192 £7,294,699

20.0% 22.0% 29.0% 29.8% 32.7%

£1,837,536 £2,122,195 £3,437,470 £3,623,515 £4,376,819

£2,097,295 £2,468,112 £4,555,820 £5,036,133 £6,078,650

17.6% 19.7% 28.4% 29.9% 32.9%

£2,097,295 £2,468,112 £4,555,820 £5,036,133 £6,078,650

£6,207,414 £7,181,201 £11,409,863 £11,884,096 £14,417,721

19.8% 21.8% 28.5% 29.1% 32.1%

£1,862,224 £2,154,360 £3,422,959 £3,565,229 £4,325,316

£4,551,661 £5,321,817 £9,552,341 £10,616,327 £12,777,691

18.4% 20.4% 28.8% 30.4% 33.3%

£2,275,831 £2,660,908 £4,776,170 £5,308,163 £6,388,845

£24,344,572 £28,205,851 £45,087,238 £46,897,539 £56,948,831

18.8% 20.7% 27.2% 27.7% 30.6%

£1,825,843 £2,115,439 £3,381,543 £3,517,315 £4,271,162

£16,342,065 £19,223,679 £35,120,820 £39,039,245 £47,126,368

16.9% 19.0% 27.2% 28.7% 31.5%

£2,042,758 £2,402,960 £4,390,102 £4,879,906 £5,890,796



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£600,492 £692,912 £1,155,555 £1,228,600 £1,477,881

22.2% 24.4% 32.6% 33.6% 36.8%

£1,801,476 £2,078,735 £3,466,664 £3,685,800 £4,433,643

£544,180 £629,706 £1,075,929 £1,182,177 £1,418,509

21.8% 24.1% 32.6% 34.2% 37.3%

£2,720,900 £3,148,531 £5,379,646 £5,910,884 £7,092,544

£215,554 £266,175 £516,872 £516,872 £657,348

13.6% 16.0% 25.2% 25.2% 29.1%

£1,616,652 £1,996,310 £3,876,542 £3,876,542 £4,930,109

£1,361,846 £1,587,931 £2,575,669 £2,709,233 £3,300,033

19.8% 22.0% 29.2% 30.0% 33.3%

£1,634,216 £1,905,518 £3,090,803 £3,251,080 £3,960,039

£1,067,751 £1,259,130 £2,229,036 £2,394,401 £2,913,123

18.3% 20.6% 29.1% 30.2% 33.5%

£2,135,503 £2,518,259 £4,458,071 £4,788,802 £5,826,247

£3,153,461 £3,153,461 £5,133,735 £5,352,612 £6,518,979

21.0% 21.0% 28.1% 28.7% 31.8%

£1,892,076 £1,892,076 £3,080,241 £3,211,567 £3,911,388

£1,885,004 £2,239,734 £4,198,220 £4,623,814 £5,613,267

16.7% 18.9% 27.8% 29.3% 32.3%

£1,885,004 £2,239,734 £4,198,220 £4,623,814 £5,613,267

£5,459,534 £6,366,678 £10,242,036 £10,691,951 £13,045,189

18.9% 21.0% 27.8% 28.4% 31.5%

£1,637,860 £1,910,003 £3,072,611 £3,207,585 £3,913,557

£3,724,587 £4,439,989 £8,205,177 £8,873,968 £10,832,020

16.4% 18.6% 27.2% 28.4% 31.5%

£1,862,294 £2,219,994 £4,102,588 £4,436,984 £5,416,010

£19,991,789 £23,456,732 £38,337,748 £39,797,668 £48,767,961

17.4% 19.4% 26.2% 26.7% 29.7%

£1,499,384 £1,759,255 £2,875,331 £2,984,825 £3,657,597

£13,729,573 £16,449,402 £30,594,354 £33,397,401 £40,850,280

15.3% 17.4% 25.7% 27.0% 30.0%

£1,716,197 £2,056,175 £3,824,294 £4,174,675 £5,106,285



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£622,940 £722,028 £1,123,442 £1,143,364 £1,395,128

21.8% 24.1% 31.2% 31.5% 34.9%

£1,868,821 £2,166,083 £3,370,327 £3,430,091 £4,185,385

£479,709 £554,876 £942,611 £1,048,859 £1,267,728

20.8% 23.0% 31.4% 33.2% 36.4%

£2,398,543 £2,774,382 £4,713,054 £5,244,293 £6,338,640

£162,817 £213,631 £435,065 £435,065 £560,425

11.1% 13.9% 23.3% 23.3% 27.3%

£1,221,128 £1,602,232 £3,262,988 £3,262,988 £4,203,187

£1,463,291 £1,704,079 £2,656,548 £2,713,790 £3,324,213

20.1% 22.3% 29.1% 29.4% 32.8%

£1,755,950 £2,044,895 £3,187,857 £3,256,547 £3,989,056

£833,848 £1,012,486 £1,911,908 £2,089,994 £2,575,648

15.6% 18.0% 27.2% 28.6% 32.0%

£1,667,697 £2,024,972 £3,823,816 £4,179,988 £5,151,296

£2,620,508 £3,066,668 £4,904,396 £5,056,394 £6,199,363

18.6% 20.7% 27.5% 28.0% 31.2%

£1,572,305 £1,840,001 £2,942,638 £3,033,837 £3,719,618

£1,360,986 £1,694,687 £3,351,244 £3,630,920 £4,530,340

13.0% 15.5% 24.5% 25.7% 29.2%

£1,360,986 £1,694,687 £3,351,244 £3,630,920 £4,530,340

£5,047,156 £5,934,400 £9,436,910 £9,667,947 £11,918,472

18.0% 20.2% 26.8% 27.2% 30.5%

£1,514,147 £1,780,320 £2,831,073 £2,900,384 £3,575,541

£3,211,884 £3,894,727 £7,266,667 £7,862,499 £9,703,717

15.0% 17.3% 26.0% 27.1% 30.5%

£1,605,942 £1,947,363 £3,633,333 £3,931,249 £4,851,858

£17,747,472 £21,067,722 £34,085,428 £35,019,777 £43,438,907

16.3% 18.4% 25.0% 25.3% 28.6%

£1,331,060 £1,580,079 £2,556,407 £2,626,483 £3,257,918

£12,012,509 £14,630,449 £28,025,360 £30,758,330 £37,908,432

14.1% 16.3% 24.9% 26.3% 29.4%

£1,501,564 £1,828,806 £3,503,170 £3,844,791 £4,738,554



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£853,403 £969,288 £1,498,076 £1,577,762 £1,884,355

24.6% 26.7% 33.6% 34.4% 37.4%

£2,560,209 £2,907,863 £4,494,229 £4,733,286 £5,653,065

£585,605 £670,413 £1,165,383 £1,338,035 £1,584,656

23.1% 25.2% 34.0% 36.3% 39.1%

£2,928,023 £3,352,067 £5,826,914 £6,690,176 £7,923,282

£294,478 £353,669 £626,135 £626,135 £777,864

16.9% 19.3% 27.7% 27.7% 31.3%

£2,208,587 £2,652,520 £4,696,010 £4,696,010 £5,833,980

£1,943,411 £2,216,812 £3,462,514 £3,640,600 £4,362,676

22.8% 24.8% 31.5% 32.3% 35.2%

£2,332,093 £2,660,174 £4,155,017 £4,368,720 £5,235,211

£1,296,226 £1,499,106 £2,601,832 £2,818,078 £3,380,116

20.5% 22.6% 30.9% 32.2% 35.1%

£2,592,451 £2,998,211 £5,203,663 £5,636,157 £6,760,231

£3,514,822 £4,031,917 £6,398,153 £6,702,149 £8,065,515

20.9% 22.8% 29.5% 30.2% 33.0%

£2,108,893 £2,419,150 £3,838,892 £4,021,290 £4,839,309

£2,365,596 £2,749,860 £4,936,222 £5,495,575 £6,584,905

18.9% 20.9% 29.3% 31.0% 33.7%

£2,365,596 £2,749,860 £4,936,222 £5,495,575 £6,584,905

£7,304,030 £8,363,579 £13,097,904 £13,639,017 £16,413,088

21.2% 23.1% 29.5% 30.2% 33.0%

£2,191,209 £2,509,074 £3,929,371 £4,091,705 £4,923,926

£4,776,662 £5,562,728 £10,133,691 £11,325,355 £13,568,367

18.7% 20.7% 29.3% 31.0% 33.8%

£2,388,331 £2,781,364 £5,066,845 £5,662,678 £6,784,184

£26,983,533 £31,023,555 £49,390,001 £51,655,797 £62,285,099

19.7% 21.6% 28.0% 28.6% 31.4%

£2,023,765 £2,326,767 £3,704,250 £3,874,185 £4,671,382

£17,208,524 £20,120,391 £36,303,550 £40,157,739 £48,335,216

17.4% 19.4% 27.5% 29.0% 31.7%

£2,151,066 £2,515,049 £4,537,944 £5,019,717 £6,041,902



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£749,066 £855,144 £1,330,898 £1,705,509 £1,705,509

23.9% 26.0% 33.0% 37.2% 37.2%

£2,247,198 £2,565,431 £3,992,693 £5,116,526 £5,116,526

£520,979 £601,198 £1,070,001 £1,222,733 £1,454,879

22.0% 24.2% 33.4% 35.6% 38.5%

£2,604,896 £3,005,990 £5,350,007 £6,113,663 £7,274,397

£243,618 £301,453 £570,353 £570,353 £718,756

14.4% 17.0% 26.0% 26.0% 29.8%

£1,827,138 £2,260,900 £4,277,648 £4,277,648 £5,390,673

£1,723,026 £1,976,967 £3,145,678 £3,317,403 £3,989,546

22.0% 24.0% 31.1% 32.0% 34.9%

£2,067,631 £2,372,361 £3,774,813 £3,980,884 £4,787,455

£1,207,304 £1,409,762 £2,434,007 £2,637,534 £3,189,228

19.4% 21.6% 29.8% 31.0% 34.1%

£2,414,607 £2,819,523 £4,868,015 £5,275,067 £6,378,457

£3,082,294 £3,557,714 £5,756,688 £6,066,764 £7,325,030

20.1% 22.1% 29.1% 29.9% 32.8%

£1,849,377 £2,134,628 £3,454,013 £3,640,058 £4,395,018

£2,116,331 £2,488,101 £4,582,057 £5,062,371 £6,107,512

17.7% 19.8% 28.5% 30.0% 32.9%

£2,116,331 £2,488,101 £4,582,057 £5,062,371 £6,107,512

£6,251,080 £7,227,049 £11,468,341 £11,942,575 £14,482,047

19.9% 21.9% 28.5% 29.2% 32.1%

£1,875,324 £2,168,115 £3,440,502 £3,582,773 £4,344,614

£4,593,228 £5,365,464 £9,609,152 £10,673,138 £12,840,185

18.5% 20.6% 28.9% 30.5% 33.4%

£2,296,614 £2,682,732 £4,804,576 £5,336,569 £6,420,092

£24,513,406 £28,383,130 £45,320,454 £47,130,754 £57,205,374

18.9% 20.8% 27.3% 27.8% 30.7%

£1,838,505 £2,128,735 £3,399,034 £3,534,807 £4,290,403

£16,500,777 £19,390,323 £35,329,693 £39,248,118 £47,356,122

17.1% 19.1% 27.3% 28.8% 31.6%

£2,062,597 £2,423,790 £4,416,212 £4,906,015 £5,919,515



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£605,880 £698,570 £1,163,083 £1,236,128 £1,486,163

22.4% 24.6% 32.7% 33.8% 36.9%

£1,817,641 £2,095,710 £3,489,250 £3,708,385 £4,458,488

£549,568 £635,364 £1,083,458 £1,189,705 £1,426,791

22.0% 24.2% 32.8% 34.3% 37.4%

£2,747,842 £3,176,822 £5,417,288 £5,948,527 £7,133,953

£219,489 £270,224 £521,608 £521,608 £662,557

13.8% 16.2% 25.4% 25.4% 29.3%

£1,646,170 £2,026,677 £3,912,063 £3,912,063 £4,969,179

£1,375,869 £1,602,655 £2,594,509 £2,728,074 £3,320,757

19.9% 22.1% 29.4% 30.2% 33.4%

£1,651,043 £1,923,186 £3,113,411 £3,273,688 £3,984,908

£1,082,504 £1,274,620 £2,249,272 £2,414,637 £2,935,384

18.5% 20.8% 29.3% 30.4% 33.6%

£2,165,008 £2,549,241 £4,498,544 £4,829,274 £5,870,767

£3,108,203 £3,108,203 £5,179,317 £5,398,194 £6,569,121

20.8% 20.8% 28.2% 28.9% 31.9%

£1,864,922 £1,864,922 £3,107,590 £3,238,917 £3,941,472

£1,913,907 £2,270,084 £4,238,243 £4,663,837 £5,657,294

16.9% 19.1% 28.0% 29.4% 32.5%

£1,913,907 £2,270,084 £4,238,243 £4,663,837 £5,657,294

£5,523,719 £6,434,072 £10,329,197 £10,779,111 £13,141,067

19.0% 21.1% 27.9% 28.6% 31.7%

£1,657,116 £1,930,222 £3,098,759 £3,233,733 £3,942,320

£3,785,849 £4,504,314 £8,287,336 £8,956,127 £10,922,396

16.6% 18.8% 27.4% 28.6% 31.7%

£1,892,925 £2,252,157 £4,143,668 £4,478,064 £5,461,198

£20,265,395 £23,744,019 £38,709,356 £40,169,276 £49,176,732

17.6% 19.6% 26.3% 26.9% 29.9%

£1,519,905 £1,780,801 £2,903,202 £3,012,696 £3,688,255

£13,970,070 £16,701,920 £30,911,934 £33,714,980 £41,199,610

15.5% 17.6% 25.9% 27.1% 30.2%

£1,746,259 £2,087,740 £3,863,992 £4,214,373 £5,149,951



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£633,717 £733,344 £1,138,499 £1,158,421 £1,411,692

22.1% 24.3% 31.4% 31.7% 35.1%

£1,901,151 £2,200,032 £3,415,497 £3,475,262 £4,235,076

£480,152 £560,535 £950,139 £1,056,387 £1,276,010

20.8% 23.1% 31.5% 33.3% 36.6%

£2,400,758 £2,802,674 £4,750,697 £5,281,935 £6,380,049

£166,792 £217,763 £439,851 £439,851 £565,634

11.4% 14.1% 23.5% 23.5% 27.4%

£1,250,944 £1,633,224 £3,298,879 £3,298,879 £4,242,258

£1,487,636 £1,729,642 £2,689,809 £2,747,051 £3,360,802

20.4% 22.6% 29.3% 29.7% 33.0%

£1,785,163 £2,075,570 £3,227,771 £3,296,461 £4,032,962

£853,032 £1,032,629 £1,937,959 £2,116,045 £2,604,305

15.8% 18.3% 27.4% 28.8% 32.2%

£1,706,064 £2,065,258 £3,875,918 £4,232,090 £5,208,609

£2,664,909 £3,113,294 £4,966,433 £5,118,431 £6,267,607

18.8% 21.0% 27.8% 28.2% 31.4%

£1,598,945 £1,867,976 £2,979,860 £3,071,058 £3,760,564

£1,400,503 £1,736,177 £3,403,940 £3,683,616 £4,588,304

13.3% 15.7% 24.8% 25.9% 29.4%

£1,400,503 £1,736,177 £3,403,940 £3,683,616 £4,588,304

£5,140,080 £6,031,967 £9,559,872 £9,790,909 £12,053,726

18.3% 20.4% 27.1% 27.4% 30.7%

£1,542,024 £1,809,590 £2,867,962 £2,937,273 £3,616,118

£3,293,622 £3,980,553 £7,377,620 £7,973,452 £9,825,767

15.3% 17.6% 26.2% 27.4% 30.7%

£1,646,811 £1,990,277 £3,688,810 £3,986,726 £4,912,884

£18,107,626 £21,445,880 £34,562,543 £35,496,892 £43,963,725

16.6% 18.7% 25.2% 25.6% 28.8%

£1,358,072 £1,608,441 £2,592,191 £2,662,267 £3,297,279

£12,318,500 £14,951,735 £28,437,867 £31,170,837 £38,362,188

14.4% 16.6% 25.2% 26.5% 29.6%

£1,539,812 £1,868,967 £3,554,733 £3,896,355 £4,795,273



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Numbe

r of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£853,403 £969,288 £1,498,076 £1,577,762 £1,884,355

24.6% 26.7% 33.6% 34.4% 37.4%

£2,560,209 £2,907,863 £4,494,229 £4,733,286 £5,653,065

£585,605 £670,413 £1,165,383 £1,338,035 £1,584,656

23.1% 25.2% 34.0% 36.3% 39.1%

£2,928,023 £3,352,067 £5,826,914 £6,690,176 £7,923,282

£294,478 £353,669 £626,135 £626,135 £777,864

16.9% 19.3% 27.7% 27.7% 31.3%

£2,208,587 £2,652,520 £4,696,010 £4,696,010 £5,833,980

£1,948,573 £2,222,232 £3,469,725 £3,647,811 £4,370,608

22.9% 24.8% 31.6% 32.4% 35.3%

£2,338,288 £2,666,679 £4,163,670 £4,377,373 £5,244,729

£1,301,388 £1,504,526 £2,609,042 £2,825,289 £3,388,047

20.6% 22.7% 31.0% 32.3% 35.2%

£2,602,776 £3,009,052 £5,218,084 £5,650,578 £6,776,095

£3,528,927 £4,046,728 £6,417,499 £6,721,495 £8,086,794

20.9% 22.9% 29.5% 30.2% 33.1%

£2,117,356 £2,428,037 £3,850,499 £4,032,897 £4,852,077

£2,374,767 £2,759,489 £4,948,674 £5,508,027 £6,598,602

19.0% 21.0% 29.4% 31.0% 33.8%

£2,374,767 £2,759,489 £4,948,674 £5,508,027 £6,598,602

£7,328,705 £8,389,485 £13,132,369 £13,673,481 £16,450,998

21.2% 23.1% 29.6% 30.2% 33.0%

£2,198,611 £2,516,846 £3,939,711 £4,102,044 £4,935,299

£4,799,852 £5,587,077 £10,163,376 £11,355,040 £13,601,022

18.8% 20.8% 29.4% 31.1% 33.8%

£2,399,926 £2,793,539 £5,081,688 £5,677,520 £6,800,511

£27,083,110 £31,128,108 £49,526,687 £51,792,483 £62,435,451

19.7% 21.6% 28.0% 28.7% 31.4%

£2,031,233 £2,334,608 £3,714,502 £3,884,436 £4,682,659

£17,286,838 £20,202,622 £36,403,930 £40,258,118 £48,445,640

17.5% 19.5% 27.5% 29.0% 31.7%

£2,160,855 £2,525,328 £4,550,491 £5,032,265 £6,055,705

Average LV/ha with affordable£2,356,421 £2,722,366 £4,589,497 £4,944,056 £5,941,455

Land valuesEUV per ha

against EUVs






400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Numbe

r of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£749,066 £855,144 £1,330,898 £1,423,864 £1,705,509

23.9% 26.0% 33.0% 34.1% 37.2%

£2,247,198 £2,565,431 £3,992,693 £4,271,593 £5,116,526

£520,979 £601,198 £1,070,001 £1,222,733 £1,454,879

22.0% 24.2% 33.4% 35.6% 38.5%

£2,604,896 £3,005,990 £5,350,007 £6,113,663 £7,274,397

£243,618 £301,453 £570,353 £570,353 £718,756

14.4% 17.0% 26.0% 26.0% 29.8%

£1,827,138 £2,260,900 £4,277,648 £4,277,648 £5,390,673

£1,733,351 £1,987,808 £3,160,099 £3,331,824 £4,005,409

22.1% 24.1% 31.2% 32.0% 35.0%

£2,080,021 £2,385,369 £3,792,119 £3,998,189 £4,806,491

£1,219,821 £1,422,905 £2,450,174 £2,653,700 £3,207,013

19.6% 21.7% 29.9% 31.2% 34.2%

£2,439,642 £2,845,810 £4,900,348 £5,307,401 £6,414,026

£3,102,034 £3,578,439 £5,784,259 £6,094,335 £7,355,357

20.2% 22.2% 29.2% 30.0% 32.9%

£1,861,220 £2,147,064 £3,470,556 £3,656,601 £4,413,214

£2,135,371 £2,508,093 £4,608,295 £5,088,609 £6,136,374

17.8% 19.9% 28.6% 30.1% 33.0%

£2,135,371 £2,508,093 £4,608,295 £5,088,609 £6,136,374

£6,294,751 £7,272,904 £11,526,822 £12,001,055 £14,546,377

20.0% 22.0% 28.6% 29.2% 32.2%

£1,888,425 £2,181,871 £3,458,046 £3,600,317 £4,363,913

£4,634,803 £5,409,116 £9,665,964 £10,729,950 £12,902,677

18.6% 20.7% 29.0% 30.6% 33.5%

£2,317,402 £2,704,558 £4,832,982 £5,364,975 £6,451,339

£24,682,265 £28,560,426 £45,553,674 £47,363,975 £57,461,915

19.0% 20.9% 27.3% 27.9% 30.8%

£1,851,170 £2,142,032 £3,416,526 £3,552,298 £4,309,644

£16,659,504 £19,556,984 £35,538,563 £39,456,989 £47,585,887

17.2% 19.2% 27.4% 28.9% 31.7%

£2,082,438 £2,444,623 £4,442,320 £4,932,124 £5,948,236



against EUVs






50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Numbe

r of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£611,270 £704,229 £1,170,612 £1,243,657 £1,494,444

22.5% 24.7% 32.9% 33.9% 37.0%

£1,833,811 £2,112,687 £3,511,835 £3,730,971 £4,483,331

£554,958 £641,024 £1,090,986 £1,197,234 £1,435,072

22.2% 24.4% 32.9% 34.4% 37.5%

£2,774,791 £3,205,118 £5,454,930 £5,986,169 £7,175,358

£223,425 £274,272 £526,344 £526,344 £667,767

14.0% 16.4% 25.5% 25.5% 29.4%

£1,675,687 £2,057,043 £3,947,578 £3,947,578 £5,008,250

£1,389,894 £1,617,381 £2,613,351 £2,746,916 £3,341,483

20.1% 22.3% 29.5% 30.3% 33.5%

£1,667,873 £1,940,857 £3,136,022 £3,296,299 £4,009,780

£1,097,260 £1,290,114 £2,269,509 £2,434,874 £2,957,644

18.7% 20.9% 29.4% 30.5% 33.7%

£2,194,520 £2,580,227 £4,539,017 £4,869,748 £5,915,288

£3,223,060 £3,223,060 £5,224,900 £5,443,777 £6,619,262

21.4% 21.4% 28.4% 29.0% 32.1%

£1,933,836 £1,933,836 £3,134,940 £3,266,266 £3,971,557

£1,942,817 £2,300,439 £4,278,267 £4,703,861 £5,701,320

17.1% 19.3% 28.1% 29.6% 32.6%

£1,942,817 £2,300,439 £4,278,267 £4,703,861 £5,701,320

£5,587,913 £6,501,475 £10,194,829 £10,644,743 £12,993,262

19.2% 21.3% 27.7% 28.4% 31.5%

£1,676,374 £1,950,443 £3,058,449 £3,193,423 £3,897,978

£3,847,120 £4,568,648 £8,369,497 £9,038,288 £11,012,774

16.8% 19.0% 27.6% 28.7% 31.8%

£1,923,560 £2,284,324 £4,184,749 £4,519,144 £5,506,387

£20,539,035 £24,031,334 £39,080,971 £40,540,891 £49,585,511

17.7% 19.8% 26.5% 27.0% 30.0%

£1,540,428 £1,802,350 £2,931,073 £3,040,567 £3,718,913

£14,210,592 £16,954,464 £31,229,512 £34,032,558 £41,548,955

15.7% 17.8% 26.1% 27.3% 30.3%

£1,776,324 £2,119,308 £3,903,689 £4,254,070 £5,193,619



against EUVs






400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£644,497 £744,662 £1,153,556 £1,173,477 £1,428,254

22.3% 24.6% 31.7% 32.0% 35.4%

£1,933,491 £2,233,987 £3,460,668 £3,520,432 £4,284,762

£485,541 £566,194 £957,668 £1,063,915 £1,284,291

21.0% 23.3% 31.7% 33.4% 36.7%

£2,427,707 £2,830,969 £4,788,339 £5,319,577 £6,421,455

£170,768 £221,896 £444,635 £444,635 £570,844

11.6% 14.4% 23.6% 23.6% 27.6%

£1,280,759 £1,664,217 £3,334,764 £3,334,764 £4,281,328

£1,511,985 £1,755,208 £2,723,073 £2,780,314 £3,397,391

20.6% 22.8% 29.5% 29.9% 33.2%

£1,814,383 £2,106,250 £3,267,687 £3,336,377 £4,076,869

£872,219 £1,052,775 £1,964,012 £2,142,097 £2,632,962

16.1% 18.5% 27.7% 29.0% 32.4%

£1,744,438 £2,105,550 £3,928,023 £4,284,195 £5,265,925

£2,709,323 £3,159,926 £5,028,469 £5,180,467 £6,335,845

19.1% 21.2% 28.0% 28.4% 31.6%

£1,625,594 £1,895,956 £3,017,081 £3,108,280 £3,801,507

£1,440,023 £1,777,674 £3,456,641 £3,736,317 £4,646,276

13.6% 16.0% 25.0% 26.2% 29.6%

£1,440,023 £1,777,674 £3,456,641 £3,736,317 £4,646,276

£5,233,012 £6,129,545 £9,682,836 £9,913,873 £12,188,990

18.5% 20.7% 27.3% 27.6% 30.9%

£1,569,904 £1,838,864 £2,904,851 £2,974,162 £3,656,697

£3,375,374 £4,066,391 £7,488,576 £8,084,409 £9,947,819

15.6% 17.9% 26.5% 27.6% 30.9%

£1,687,687 £2,033,195 £3,744,288 £4,042,204 £4,973,910

£18,467,821 £21,824,078 £35,039,658 £35,974,007 £44,488,564

16.8% 18.9% 25.4% 25.8% 29.0%

£1,385,087 £1,636,806 £2,627,974 £2,698,051 £3,336,642

£12,624,522 £15,273,053 £28,850,381 £31,583,351 £38,815,960

14.6% 16.9% 25.4% 26.7% 29.8%

£1,578,065 £1,909,132 £3,606,298 £3,947,919 £4,851,995



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£853,403 £969,288 £1,498,076 £1,577,762 £1,884,355

24.6% 26.7% 33.6% 34.4% 37.4%

£2,560,209 £2,907,863 £4,494,229 £4,733,286 £5,653,065

£585,605 £670,413 £1,165,383 £1,338,035 £1,584,656

23.1% 25.2% 34.0% 36.3% 39.1%

£2,928,023 £3,352,067 £5,826,914 £6,690,176 £7,923,282

£294,478 £353,669 £626,135 £626,135 £777,864

16.9% 19.3% 27.7% 27.7% 31.3%

£2,208,587 £2,652,520 £4,696,010 £4,696,010 £5,833,980

£1,958,897 £2,233,072 £3,484,147 £3,662,233 £4,386,472

22.9% 24.9% 31.7% 32.5% 35.3%

£2,350,676 £2,679,686 £4,180,977 £4,394,679 £5,263,767

£1,311,711 £1,515,366 £2,623,464 £2,839,711 £3,403,912

20.7% 22.8% 31.1% 32.3% 35.3%

£2,623,423 £3,030,731 £5,246,929 £5,679,422 £6,807,824

£3,557,134 £4,076,346 £6,456,190 £6,760,186 £8,129,355

21.1% 23.0% 29.6% 30.3% 33.2%

£2,134,281 £2,445,808 £3,873,714 £4,056,111 £4,877,613

£2,393,106 £2,778,745 £4,973,579 £5,532,931 £6,625,997

19.1% 21.1% 29.5% 31.1% 33.8%

£2,393,106 £2,778,745 £4,973,579 £5,532,931 £6,625,997

£7,378,047 £8,441,295 £13,201,301 £13,742,414 £16,526,825

21.3% 23.2% 29.7% 30.3% 33.1%

£2,213,414 £2,532,389 £3,960,390 £4,122,724 £4,958,047

£4,846,225 £5,635,772 £10,222,745 £11,414,410 £13,666,327

18.9% 20.9% 29.5% 31.1% 33.9%

£2,423,113 £2,817,886 £5,111,373 £5,707,205 £6,833,163

£27,282,235 £31,337,195 £49,800,064 £52,065,860 £62,736,168

19.8% 21.7% 28.1% 28.8% 31.5%

£2,046,168 £2,350,290 £3,735,005 £3,904,939 £4,705,213

£17,443,444 £20,367,068 £36,604,688 £40,458,876 £48,666,465

17.6% 19.6% 27.6% 29.1% 31.8%

£2,180,431 £2,545,884 £4,575,586 £5,057,360 £6,083,308



against EUVs







50

1

30

10

30

50

75

4

30

50

75

100

30

50

25

30

50

400

30

50

50

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£749,066 £855,144 £1,330,898 £1,423,864 £1,705,509

23.9% 26.0% 33.0% 34.1% 37.2%

£2,247,198 £2,565,431 £3,992,693 £4,271,593 £5,116,526

£520,979 £601,198 £1,070,001 £1,222,733 £1,454,879

22.0% 24.2% 33.4% 35.6% 38.5%

£2,604,896 £3,005,990 £5,350,007 £6,113,663 £7,274,397

£243,618 £301,453 £570,353 £570,353 £718,756

14.4% 17.0% 26.0% 26.0% 29.8%

£1,827,138 £2,260,900 £4,277,648 £4,277,648 £5,390,673

£1,753,997 £2,009,487 £3,188,943 £3,360,669 £4,037,138

22.3% 24.3% 31.4% 32.2% 35.2%

£2,104,797 £2,411,385 £3,826,732 £4,032,802 £4,844,566

£1,244,852 £1,449,189 £2,482,507 £2,686,033 £3,242,578

19.9% 22.0% 30.1% 31.4% 34.4%

£2,489,704 £2,898,379 £4,965,013 £5,372,066 £6,485,155

£3,141,507 £3,619,887 £5,839,405 £6,149,481 £7,416,019

20.4% 22.4% 29.3% 30.1% 33.0%

£1,884,904 £2,171,932 £3,503,643 £3,689,689 £4,449,611

£2,173,447 £2,548,073 £4,660,773 £5,141,086 £6,194,099

18.0% 20.1% 28.8% 30.3% 33.2%

£2,173,447 £2,548,073 £4,660,773 £5,141,086 £6,194,099

£6,382,080 £7,364,603 £11,643,783 £12,118,017 £14,675,033

20.2% 22.2% 28.8% 29.4% 32.4%

£1,914,624 £2,209,381 £3,493,135 £3,635,405 £4,402,510

£4,717,941 £5,496,414 £9,779,591 £10,843,577 £13,027,667

18.9% 20.9% 29.2% 30.8% 33.7%

£2,358,971 £2,748,207 £4,889,795 £5,421,788 £6,513,834

£25,019,948 £28,915,004 £46,020,122 £47,830,422 £57,975,011

19.1% 21.1% 27.5% 28.1% 30.9%

£1,876,496 £2,168,625 £3,451,509 £3,587,282 £4,348,126

£16,976,913 £19,890,280 £35,956,314 £39,874,740 £48,045,403

17.4% 19.4% 27.6% 29.1% 31.9%

£2,122,114 £2,486,285 £4,494,539 £4,984,342 £6,005,675



against EUVs







50

400

30

50

100

30

50

4

30

50

75

50

30

50

25

30

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£622,048 £715,546 £1,185,669 £1,258,715 £1,511,007

22.8% 25.0% 33.1% 34.1% 37.2%

£1,866,145 £2,146,639 £3,557,008 £3,776,144 £4,533,022

£565,736 £652,341 £1,106,044 £1,212,291 £1,451,635

22.5% 24.7% 33.2% 34.7% 37.7%

£2,828,682 £3,261,704 £5,530,219 £6,061,457 £7,258,177

£231,295 £282,370 £535,815 £535,815 £678,185

14.4% 16.7% 25.8% 25.8% 29.7%

£1,734,716 £2,117,776 £4,018,615 £4,018,615 £5,086,385

£1,417,938 £1,646,829 £2,651,034 £2,784,599 £3,382,934

20.4% 22.5% 29.8% 30.5% 33.7%

£1,701,526 £1,976,194 £3,181,241 £3,341,518 £4,059,521

£1,126,767 £1,321,097 £2,309,983 £2,475,349 £3,002,166

19.1% 21.3% 29.8% 30.8% 34.0%

£2,253,534 £2,642,194 £4,619,967 £4,950,697 £6,004,333

£2,839,043 £3,292,658 £5,316,069 £5,534,946 £6,719,548

19.6% 21.7% 28.7% 29.3% 32.3%

£1,703,426 £1,975,595 £3,189,641 £3,320,968 £4,031,729

£2,000,629 £2,361,143 £4,358,317 £4,783,912 £5,789,376

17.5% 19.6% 28.5% 29.9% 32.9%

£2,000,629 £2,361,143 £4,358,317 £4,783,912 £5,789,376

£5,716,283 £6,636,268 £10,590,694 £11,040,608 £13,428,713

19.5% 21.6% 28.4% 29.0% 32.1%

£1,714,885 £1,990,880 £3,177,208 £3,312,182 £4,028,614

£3,969,645 £4,697,303 £8,533,822 £9,202,613 £11,193,529

17.2% 19.4% 27.9% 29.0% 32.1%

£1,984,822 £2,348,651 £4,266,911 £4,601,307 £5,596,765

£21,086,250 £24,605,930 £39,824,210 £41,284,130 £50,403,072

18.1% 20.1% 26.8% 27.3% 30.3%

£1,581,469 £1,845,445 £2,986,816 £3,096,310 £3,780,230

£14,691,569 £17,459,513 £31,864,682 £34,667,728 £42,247,628

16.1% 18.2% 26.4% 27.6% 30.6%

£1,836,446 £2,182,439 £3,983,085 £4,333,466 £5,280,953



against EUVs







50

1

30

10

30

50

75

4

30

50

75

100

30

50

25

30

50

400

30

50

50

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£666,053 £767,297 £1,183,671 £1,203,593 £1,461,381

22.9% 25.1% 32.2% 32.5% 35.8%

£1,998,160 £2,301,891 £3,551,014 £3,610,778 £4,384,144

£496,320 £577,511 £972,725 £1,078,973 £1,300,855

21.3% 23.6% 32.0% 33.7% 36.9%

£2,481,598 £2,887,556 £4,863,627 £5,394,865 £6,504,273

£176,931 £230,160 £454,205 £454,205 £581,262

11.9% 14.8% 24.0% 24.0% 27.9%

£1,326,981 £1,726,202 £3,406,541 £3,406,541 £4,359,463

£1,560,677 £1,806,335 £2,789,600 £2,846,842 £3,470,571

21.1% 23.3% 30.0% 30.3% 33.6%

£1,872,812 £2,167,602 £3,347,520 £3,416,210 £4,164,686

£910,587 £1,093,062 £2,016,117 £2,194,202 £2,690,278

16.7% 19.1% 28.1% 29.4% 32.8%

£1,821,174 £2,186,125 £4,032,234 £4,388,405 £5,380,556

£2,798,138 £3,253,184 £5,152,548 £5,304,546 £6,472,334

19.5% 21.6% 28.4% 28.8% 32.0%

£1,678,883 £1,951,911 £3,091,529 £3,182,728 £3,883,400

£1,519,051 £1,860,656 £3,562,039 £3,841,715 £4,762,213

14.2% 16.6% 25.5% 26.6% 30.0%

£1,519,051 £1,860,656 £3,562,039 £3,841,715 £4,762,213

£5,418,850 £6,324,684 £9,928,767 £10,159,804 £12,459,509

19.0% 21.1% 27.7% 28.0% 31.3%

£1,625,655 £1,897,405 £2,978,630 £3,047,941 £3,737,853

£3,538,854 £4,238,051 £7,710,493 £8,306,326 £10,191,927

16.2% 18.5% 27.0% 28.1% 31.3%

£1,769,427 £2,119,025 £3,855,247 £4,153,163 £5,095,964

£19,188,108 £22,580,413 £35,993,908 £36,928,257 £45,538,221

17.3% 19.4% 25.8% 26.2% 29.4%

£1,439,108 £1,693,531 £2,699,543 £2,769,619 £3,415,367

£13,236,494 £15,915,648 £29,675,419 £32,408,389 £39,723,494

15.2% 17.4% 25.8% 27.1% 30.2%

£1,654,562 £1,989,456 £3,709,427 £4,051,049 £4,965,437



against EUVs







50

400

30

50

100

30

50

4

30

50

75

50

30

50

25

30

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£806,332 £919,864 £1,433,255 £1,512,941 £1,813,052

23.7% 25.7% 32.7% 33.6% 36.6%

£2,418,997 £2,759,593 £4,299,766 £4,538,824 £5,439,156

£556,789 £640,157 £1,118,629 £1,291,282 £1,533,227

22.3% 24.4% 33.2% 35.6% 38.4%

£2,783,944 £3,200,784 £5,593,147 £6,456,409 £7,666,136

£277,811 £336,169 £593,967 £593,967 £742,480

16.1% 18.6% 26.7% 26.7% 30.4%

£2,083,583 £2,521,266 £4,454,754 £4,454,754 £5,568,597

£1,848,082 £2,116,718 £3,331,134 £3,509,220 £4,218,157

22.0% 24.0% 30.8% 31.7% 34.6%

£2,217,699 £2,540,062 £3,997,361 £4,211,064 £5,061,788

£1,235,866 £1,435,727 £2,505,061 £2,721,307 £3,273,666

19.8% 21.9% 30.3% 31.6% 34.5%

£2,471,732 £2,871,455 £5,010,121 £5,442,615 £6,547,333

£3,368,803 £3,878,597 £6,164,775 £6,468,771 £7,808,796

20.3% 22.2% 28.8% 29.6% 32.5%

£2,021,282 £2,327,158 £3,698,865 £3,881,263 £4,685,278

£2,266,601 £2,645,914 £4,772,560 £5,331,912 £6,404,876

18.3% 20.4% 28.8% 30.4% 33.2%

£2,266,601 £2,645,914 £4,772,560 £5,331,912 £6,404,876

£6,984,728 £8,028,312 £12,638,275 £13,179,387 £15,907,491

20.5% 22.4% 28.9% 29.6% 32.4%

£2,095,418 £2,408,494 £3,791,482 £3,953,816 £4,772,247

£4,602,443 £5,379,799 £9,809,485 £11,001,150 £13,211,743

18.2% 20.2% 28.8% 30.5% 33.3%

£2,301,221 £2,689,900 £4,904,743 £5,500,575 £6,605,871

£25,650,043 £29,623,396 £47,615,320 £49,881,116 £60,332,935

19.0% 20.9% 27.4% 28.1% 30.8%

£1,923,753 £2,221,755 £3,571,149 £3,741,084 £4,524,970

£16,426,487 £19,299,261 £35,047,897 £38,902,085 £46,954,002

16.8% 18.9% 26.9% 28.4% 31.2%

£2,053,311 £2,412,408 £4,380,987 £4,862,761 £5,869,250



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£633,228 £733,515 £1,188,922 £1,281,889 £1,549,335

21.2% 23.4% 30.9% 32.1% 35.3%

£1,899,684 £2,200,544 £3,566,767 £3,845,667 £4,648,005

£449,729 £521,518 £958,427 £1,111,158 £1,332,147

19.8% 21.9% 31.3% 33.7% 36.8%

£2,248,646 £2,607,590 £4,792,136 £5,555,791 £6,660,735

£214,620 £266,452 £506,018 £506,018 £647,988

13.0% 15.4% 24.0% 24.0% 27.9%

£1,609,648 £1,998,391 £3,795,135 £3,795,135 £4,859,908

£1,549,853 £1,795,137 £2,900,222 £3,071,947 £3,719,542

20.4% 22.5% 29.6% 30.6% 33.6%

£1,859,824 £2,154,165 £3,480,266 £3,686,336 £4,463,451

£1,077,335 £1,273,297 £2,243,956 £2,447,482 £2,980,173

17.8% 20.1% 28.3% 29.7% 32.9%

£2,154,670 £2,546,594 £4,487,912 £4,894,965 £5,960,346

£2,774,970 £3,235,023 £5,294,229 £5,604,304 £6,816,320

18.6% 20.7% 27.6% 28.5% 31.5%

£1,664,982 £1,941,014 £3,176,537 £3,362,583 £4,089,792

£1,897,923 £2,258,772 £4,233,700 £4,714,014 £5,724,317

16.3% 18.4% 27.2% 28.8% 31.8%

£1,897,923 £2,258,772 £4,233,700 £4,714,014 £5,724,317

£5,604,652 £6,548,307 £10,517,171 £10,991,405 £13,435,756

18.3% 20.4% 27.1% 27.7% 30.8%

£1,681,396 £1,964,492 £3,155,151 £3,297,421 £4,030,727

£4,121,891 £4,870,561 £8,887,609 £9,951,595 £12,046,483

17.0% 19.2% 27.6% 29.3% 32.3%

£2,060,946 £2,435,281 £4,443,804 £4,975,797 £6,023,241

£21,958,324 £25,700,311 £41,770,721 £43,581,022 £53,300,645

17.4% 19.4% 25.9% 26.5% 29.5%

£1,646,874 £1,927,523 £3,132,804 £3,268,577 £3,997,548

£14,461,274 £17,248,859 £32,458,824 £36,377,249 £44,198,158

15.4% 17.5% 25.9% 27.6% 30.4%

£1,807,659 £2,156,107 £4,057,353 £4,547,156 £5,524,770



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£484,654 £571,283 £1,013,579 £1,086,625 £1,321,707

19.0% 21.3% 30.2% 31.3% 34.6%

£1,453,962 £1,713,848 £3,040,738 £3,259,874 £3,965,122

£432,804 £508,077 £933,954 £1,040,202 £1,262,335

18.5% 20.6% 30.0% 31.7% 35.0%

£2,164,019 £2,540,386 £4,669,770 £5,201,008 £6,311,676

£181,532 £235,940 £457,251 £457,251 £586,579

11.8% 14.5% 23.2% 23.2% 27.1%

£1,361,489 £1,769,550 £3,429,384 £3,429,384 £4,399,344

£1,096,550 £1,309,372 £2,228,114 £2,361,678 £2,917,720

16.8% 19.1% 26.7% 27.6% 31.0%

£1,315,860 £1,571,247 £2,673,736 £2,834,013 £3,501,264

£871,617 £1,053,191 £1,949,886 £2,115,252 £2,606,058

15.7% 18.0% 26.8% 28.0% 31.4%

£1,743,234 £2,106,382 £3,899,773 £4,230,503 £5,212,116

£2,249,337 £2,673,468 £4,539,453 £4,758,330 £5,865,265

16.5% 18.7% 26.0% 26.7% 29.9%

£1,349,602 £1,604,081 £2,723,672 £2,854,998 £3,519,159

£1,561,774 £1,900,345 £3,701,241 £4,126,835 £5,066,587

14.4% 16.7% 25.7% 27.3% 30.5%

£1,561,774 £1,900,345 £3,701,241 £4,126,835 £5,066,587

£4,429,000 £5,284,627 £8,938,453 £9,388,367 £11,611,241

16.1% 18.3% 25.5% 26.2% 29.5%

£1,328,700 £1,585,388 £2,681,536 £2,816,510 £3,483,372

£3,082,363 £3,765,660 £7,234,296 £7,903,087 £9,764,047

14.1% 16.4% 25.1% 26.4% 29.7%

£1,541,182 £1,882,830 £3,617,148 £3,951,544 £4,882,024

£16,579,480 £19,873,832 £33,703,530 £35,163,450 £43,670,297

15.1% 17.2% 24.1% 24.7% 27.9%

£1,243,461 £1,490,537 £2,527,765 £2,637,259 £3,275,272

£11,259,521 £13,855,860 £26,993,020 £29,796,067 £36,888,796

13.0% 15.3% 23.7% 25.1% 28.3%

£1,407,440 £1,731,983 £3,374,128 £3,724,508 £4,611,100



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£481,729 £573,757 £928,980 £948,901 £1,181,219

18.0% 20.4% 27.7% 28.0% 31.7%

£1,445,186 £1,721,272 £2,786,940 £2,846,704 £3,543,657

£315,103 £387,822 £735,815 £842,062 £1,040,251

15.0% 17.6% 26.9% 29.0% 32.6%

£1,575,515 £1,939,112 £3,679,074 £4,210,312 £5,201,257

£111,269 £161,663 £337,557 £337,557 £459,004

8.0% 11.0% 19.3% 19.3% 23.9%

£834,518 £1,212,474 £2,531,679 £2,531,679 £3,442,530

£1,120,330 £1,343,972 £2,221,124 £2,278,366 £2,845,244

16.5% 18.8% 26.0% 26.4% 29.9%

£1,344,396 £1,612,766 £2,665,349 £2,734,039 £3,414,293

£619,601 £787,528 £1,571,605 £1,749,690 £2,201,313

12.2% 14.8% 23.9% 25.5% 29.2%

£1,239,202 £1,575,057 £3,143,209 £3,499,380 £4,402,627

£2,031,452 £2,448,164 £4,096,080 £4,248,078 £5,310,210

15.3% 17.6% 24.6% 25.1% 28.5%

£1,218,871 £1,468,898 £2,457,648 £2,548,847 £3,186,126

£975,133 £1,289,542 £2,707,449 £2,987,125 £3,822,163

9.8% 12.4% 21.2% 22.6% 26.3%

£975,133 £1,289,542 £2,707,449 £2,987,125 £3,822,163

£3,821,529 £4,647,503 £7,806,638 £8,037,675 £10,125,164

14.5% 16.8% 23.7% 24.2% 27.7%

£1,146,459 £1,394,251 £2,341,991 £2,411,303 £3,037,549

£2,427,862 £3,071,507 £6,033,110 £6,628,942 £8,346,799

11.9% 14.4% 23.0% 24.3% 27.8%

£1,213,931 £1,535,754 £3,016,555 £3,314,471 £4,173,400

£12,918,113 £15,996,939 £27,726,366 £28,660,715 £36,443,907

12.7% 15.0% 21.8% 22.2% 25.7%

£968,858 £1,199,770 £2,079,477 £2,149,554 £2,733,293

£8,298,442 £10,730,702 £22,813,160 £25,546,130 £32,174,990

10.4% 12.8% 21.7% 23.3% 26.7%

£1,037,305 £1,341,338 £2,851,645 £3,193,266 £4,021,874



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£806,332 £919,864 £1,433,255 £1,512,941 £1,813,052

23.7% 25.7% 32.7% 33.6% 36.6%

£2,418,997 £2,759,593 £4,299,766 £4,538,824 £5,439,156

£556,789 £640,157 £1,118,629 £1,291,282 £1,533,227

22.3% 24.4% 33.2% 35.6% 38.4%

£2,783,944 £3,200,784 £5,593,147 £6,456,409 £7,666,136

£277,811 £336,169 £593,967 £593,967 £742,480

16.1% 18.6% 26.7% 26.7% 30.4%

£2,083,583 £2,521,266 £4,454,754 £4,454,754 £5,568,597

£1,853,243 £2,122,137 £3,338,345 £3,516,430 £4,226,089

22.1% 24.1% 30.9% 31.7% 34.6%

£2,223,892 £2,546,565 £4,006,014 £4,219,716 £5,071,307

£1,241,027 £1,441,147 £2,512,271 £2,728,518 £3,281,599

19.9% 22.0% 30.3% 31.6% 34.6%

£2,482,053 £2,882,293 £5,024,543 £5,457,036 £6,563,197

£3,382,906 £3,893,405 £6,184,120 £6,488,116 £7,830,076

20.3% 22.3% 28.9% 29.6% 32.5%

£2,029,743 £2,336,043 £3,710,472 £3,892,869 £4,698,045

£2,275,770 £2,655,542 £4,785,011 £5,344,364 £6,418,572

18.4% 20.4% 28.8% 30.5% 33.3%

£2,275,770 £2,655,542 £4,785,011 £5,344,364 £6,418,572

£7,009,395 £8,054,215 £12,672,739 £13,213,852 £15,945,404

20.5% 22.5% 29.0% 29.6% 32.5%

£2,102,819 £2,416,265 £3,801,822 £3,964,156 £4,783,621

£4,625,633 £5,404,147 £9,839,170 £11,030,834 £13,244,394

18.2% 20.3% 28.8% 30.5% 33.3%

£2,312,816 £2,702,073 £4,919,585 £5,515,417 £6,622,197

£25,749,600 £29,727,934 £47,752,001 £50,017,797 £60,483,289

19.0% 20.9% 27.4% 28.1% 30.9%

£1,931,220 £2,229,595 £3,581,400 £3,751,335 £4,536,247

£16,504,801 £19,381,484 £35,148,275 £39,002,464 £47,064,411

16.9% 18.9% 27.0% 28.5% 31.2%

£2,063,100 £2,422,685 £4,393,534 £4,875,308 £5,883,051



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£633,228 £733,515 £1,188,922 £1,281,889 £1,549,335

21.2% 23.4% 30.9% 32.1% 35.3%

£1,899,684 £2,200,544 £3,566,767 £3,845,667 £4,648,005

£449,729 £521,518 £958,427 £1,111,158 £1,332,147

19.8% 21.9% 31.3% 33.7% 36.8%

£2,248,646 £2,607,590 £4,792,136 £5,555,791 £6,660,735

£214,620 £266,452 £506,018 £506,018 £647,988

13.0% 15.4% 24.0% 24.0% 27.9%

£1,609,648 £1,998,391 £3,795,135 £3,795,135 £4,859,908

£1,560,175 £1,805,976 £2,914,643 £3,086,368 £3,735,407

20.5% 22.6% 29.7% 30.6% 33.7%

£1,872,210 £2,167,171 £3,497,572 £3,703,642 £4,482,488

£1,089,852 £1,286,439 £2,260,122 £2,463,648 £2,997,954

18.0% 20.2% 28.5% 29.8% 33.0%

£2,179,704 £2,572,878 £4,520,244 £4,927,297 £5,995,909

£2,794,704 £3,255,746 £5,321,800 £5,631,876 £6,846,651

18.7% 20.8% 27.7% 28.6% 31.6%

£1,676,822 £1,953,447 £3,193,080 £3,379,126 £4,107,990

£1,916,959 £2,278,761 £4,259,937 £4,740,251 £5,753,179

16.4% 18.6% 27.3% 28.9% 31.9%

£1,916,959 £2,278,761 £4,259,937 £4,740,251 £5,753,179

£5,648,318 £6,594,155 £10,575,650 £11,049,883 £13,500,082

18.4% 20.5% 27.2% 27.8% 30.9%

£1,694,495 £1,978,247 £3,172,695 £3,314,965 £4,050,025

£4,163,458 £4,914,208 £8,944,420 £10,008,406 £12,108,977

17.2% 19.3% 27.7% 29.4% 32.4%

£2,081,729 £2,457,104 £4,472,210 £5,004,203 £6,054,488

£22,127,158 £25,877,590 £42,003,936 £43,814,237 £53,557,188

17.5% 19.5% 26.0% 26.6% 29.6%

£1,659,537 £1,940,819 £3,150,295 £3,286,068 £4,016,789

£14,619,985 £17,415,503 £32,667,697 £36,586,122 £44,427,912

15.5% 17.6% 26.0% 27.7% 30.5%

£1,827,498 £2,176,938 £4,083,462 £4,573,265 £5,553,489



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£490,042 £576,941 £1,021,108 £1,094,153 £1,329,989

19.2% 21.5% 30.3% 31.4% 34.7%

£1,470,127 £1,730,823 £3,063,324 £3,282,460 £3,989,967

£438,248 £513,735 £941,482 £1,047,730 £1,270,617

18.6% 20.8% 30.1% 31.9% 35.1%

£2,191,242 £2,568,677 £4,707,412 £5,238,650 £6,353,085

£185,468 £240,072 £462,037 £462,037 £591,789

12.0% 14.8% 23.4% 23.4% 27.2%

£1,391,007 £1,800,542 £3,465,275 £3,465,275 £4,438,414

£1,110,573 £1,324,096 £2,246,954 £2,380,518 £2,938,444

17.0% 19.3% 26.8% 27.7% 31.1%

£1,332,688 £1,588,915 £2,696,345 £2,856,622 £3,526,132

£886,370 £1,068,682 £1,970,123 £2,135,488 £2,628,319

15.9% 18.2% 26.9% 28.2% 31.6%

£1,772,739 £2,137,364 £3,940,245 £4,270,976 £5,256,637

£2,395,122 £2,826,542 £4,585,035 £4,803,912 £5,915,407

17.3% 19.5% 26.2% 26.9% 30.1%

£1,437,073 £1,695,925 £2,751,021 £2,882,347 £3,549,244

£1,590,677 £1,930,695 £3,741,264 £4,166,858 £5,110,615

14.6% 16.9% 25.9% 27.5% 30.7%

£1,590,677 £1,930,695 £3,741,264 £4,166,858 £5,110,615

£4,493,185 £5,352,020 £9,025,614 £9,475,528 £11,707,118

16.3% 18.5% 25.7% 26.4% 29.6%

£1,347,956 £1,605,606 £2,707,684 £2,842,658 £3,512,135

£3,143,626 £3,829,985 £7,316,455 £7,985,247 £9,854,423

14.3% 16.6% 25.3% 26.6% 29.9%

£1,571,813 £1,914,993 £3,658,228 £3,992,623 £4,927,211

£16,853,086 £20,161,118 £34,075,138 £35,535,058 £44,079,068

15.3% 17.4% 24.3% 24.9% 28.0%

£1,263,981 £1,512,084 £2,555,635 £2,665,129 £3,305,930

£11,500,019 £14,108,378 £27,310,600 £30,113,646 £37,238,127

13.3% 15.5% 23.9% 25.3% 28.5%

£1,437,502 £1,763,547 £3,413,825 £3,764,206 £4,654,766



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£492,505 £585,074 £944,037 £963,958 £1,197,783

18.3% 20.7% 28.0% 28.3% 32.0%

£1,477,516 £1,755,222 £2,832,110 £2,891,875 £3,593,348

£320,548 £393,540 £743,343 £849,591 £1,048,533

15.3% 17.8% 27.0% 29.2% 32.8%

£1,602,738 £1,967,698 £3,716,716 £4,247,955 £5,242,666

£115,244 £165,837 £342,343 £342,343 £464,268

8.2% 11.3% 19.5% 19.5% 24.1%

£864,333 £1,243,780 £2,567,571 £2,567,571 £3,482,007

£1,144,675 £1,369,534 £2,254,386 £2,311,627 £2,881,833

16.7% 19.1% 26.2% 26.6% 30.2%

£1,373,610 £1,643,441 £2,705,263 £2,773,953 £3,458,199

£638,785 £807,671 £1,597,656 £1,775,741 £2,229,970

12.5% 15.1% 24.2% 25.8% 29.4%

£1,277,570 £1,615,343 £3,195,311 £3,551,483 £4,459,939

£2,075,854 £2,494,790 £4,158,116 £4,310,114 £5,378,454

15.6% 17.8% 24.8% 25.3% 28.7%

£1,245,512 £1,496,874 £2,494,870 £2,586,069 £3,227,072

£1,014,650 £1,331,033 £2,760,145 £3,039,821 £3,880,127

10.2% 12.7% 21.5% 22.9% 26.5%

£1,014,650 £1,331,033 £2,760,145 £3,039,821 £3,880,127

£3,914,453 £4,745,070 £7,929,600 £8,160,637 £10,260,418

14.8% 17.1% 24.0% 24.4% 27.9%

£1,174,336 £1,423,521 £2,378,880 £2,448,191 £3,078,125

£2,509,599 £3,157,334 £6,144,063 £6,739,895 £8,468,850

12.3% 14.7% 23.3% 24.6% 28.1%

£1,254,800 £1,578,667 £3,072,032 £3,369,948 £4,234,425

£13,278,267 £16,375,097 £28,203,482 £29,137,830 £36,968,725

13.0% 15.2% 22.0% 22.5% 25.9%

£995,870 £1,228,132 £2,115,261 £2,185,337 £2,772,654

£8,604,432 £11,051,988 £23,225,668 £25,958,638 £32,628,746

10.7% 13.1% 22.0% 23.6% 26.9%

£1,075,554 £1,381,499 £2,903,208 £3,244,830 £4,078,593



against EUVs







50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Numbe

r of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£806,332 £919,864 £1,433,255 £1,512,941 £1,813,052

23.7% 25.7% 32.7% 33.6% 36.6%

£2,418,997 £2,759,593 £4,299,766 £4,538,824 £5,439,156

£556,789 £640,157 £1,118,629 £1,291,282 £1,533,227

22.3% 24.4% 33.2% 35.6% 38.4%

£2,783,944 £3,200,784 £5,593,147 £6,456,409 £7,666,136

£282,296 £340,878 £598,628 £598,628 £747,607

16.3% 18.8% 26.9% 26.9% 30.5%

£2,117,220 £2,556,586 £4,489,710 £4,489,710 £5,607,050

£1,858,406 £2,127,558 £3,345,555 £3,523,641 £4,234,021

22.1% 24.1% 30.9% 31.7% 34.7%

£2,230,087 £2,553,069 £4,014,667 £4,228,369 £5,080,825

£1,246,189 £1,446,567 £2,519,482 £2,735,729 £3,289,530

20.0% 22.1% 30.4% 31.7% 34.6%

£2,492,378 £2,893,134 £5,038,964 £5,471,457 £6,579,060

£3,397,011 £3,908,216 £6,203,465 £6,507,461 £7,851,355

20.4% 22.3% 29.0% 29.7% 32.6%

£2,038,207 £2,344,929 £3,722,079 £3,904,476 £4,710,813

£2,289,005 £2,669,438 £4,801,731 £5,361,083 £6,436,964

18.5% 20.5% 28.9% 30.5% 33.3%

£2,289,005 £2,669,438 £4,801,731 £5,361,083 £6,436,964

£7,034,070 £8,080,122 £12,707,204 £13,248,317 £15,983,314

20.6% 22.5% 29.0% 29.7% 32.5%

£2,110,221 £2,424,037 £3,812,161 £3,974,495 £4,794,994

£4,689,463 £5,471,170 £9,911,529 £11,103,193 £13,323,991

18.4% 20.5% 28.9% 30.7% 33.4%

£2,344,732 £2,735,585 £4,955,764 £5,551,597 £6,661,995

£25,849,177 £29,832,487 £47,888,687 £50,154,483 £60,633,641

19.1% 21.0% 27.5% 28.1% 30.9%

£1,938,688 £2,237,437 £3,591,652 £3,761,586 £4,547,523

£16,633,860 £19,516,998 £35,301,939 £39,156,127 £47,233,448

17.0% 19.0% 27.0% 28.5% 31.3%

£2,079,232 £2,439,625 £4,412,742 £4,894,516 £5,904,181



against EUVs






50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Numbe

r of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£633,228 £733,515 £1,188,922 £1,281,889 £1,549,335

21.2% 23.4% 30.9% 32.1% 35.3%

£1,899,684 £2,200,544 £3,566,767 £3,845,667 £4,648,005

£449,729 £521,518 £958,427 £1,111,158 £1,332,147

19.8% 21.9% 31.3% 33.7% 36.8%

£2,248,646 £2,607,590 £4,792,136 £5,555,791 £6,660,735

£223,775 £275,871 £515,340 £515,340 £658,242

13.5% 15.9% 24.3% 24.3% 28.2%

£1,678,310 £2,069,032 £3,865,048 £3,865,048 £4,936,813

£1,570,500 £1,816,816 £2,929,064 £3,100,790 £3,751,270

20.6% 22.7% 29.8% 30.7% 33.8%

£1,884,600 £2,180,180 £3,514,877 £3,720,948 £4,501,524

£1,106,621 £1,304,047 £2,280,753 £2,484,279 £3,020,649

18.2% 20.4% 28.6% 30.0% 33.1%

£2,213,242 £2,608,093 £4,561,506 £4,968,558 £6,041,298

£2,814,444 £3,276,471 £5,349,372 £5,659,448 £6,876,978

18.8% 20.9% 27.8% 28.7% 31.7%

£1,688,666 £1,965,883 £3,209,623 £3,395,669 £4,126,187

£1,952,255 £2,315,823 £4,303,245 £4,783,559 £5,800,817

16.6% 18.8% 27.4% 29.0% 32.0%

£1,952,255 £2,315,823 £4,303,245 £4,783,559 £5,800,817

£5,700,117 £6,648,544 £10,642,665 £11,116,898 £13,573,799

18.6% 20.6% 27.3% 27.9% 31.0%

£1,710,035 £1,994,563 £3,192,799 £3,335,069 £4,072,140

£4,221,289 £4,974,930 £9,018,301 £10,082,287 £12,190,246

17.3% 19.5% 27.9% 29.5% 32.5%

£2,110,645 £2,487,465 £4,509,151 £5,041,144 £6,095,123

£22,338,955 £26,099,972 £42,282,243 £44,092,544 £53,863,325

17.6% 19.6% 26.1% 26.7% 29.7%

£1,675,422 £1,957,498 £3,171,168 £3,306,941 £4,039,749

£14,798,229 £17,602,657 £32,897,061 £36,815,487 £44,680,221

15.7% 17.8% 26.1% 27.8% 30.6%

£1,849,779 £2,200,332 £4,112,133 £4,601,936 £5,585,028



against EUVs






400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Numbe

r of

Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£495,432 £582,600 £1,028,636 £1,101,682 £1,338,270

19.3% 21.6% 30.4% 31.6% 34.9%

£1,486,296 £1,747,800 £3,085,909 £3,305,045 £4,014,810

£443,694 £519,395 £949,011 £1,055,258 £1,278,898

18.8% 21.0% 30.3% 32.0% 35.3%

£2,218,472 £2,596,973 £4,745,054 £5,276,292 £6,394,490

£198,558 £248,690 £476,240 £476,240 £607,252

12.7% 15.1% 23.9% 23.9% 27.7%

£1,489,186 £1,865,175 £3,571,801 £3,571,801 £4,554,390

£1,128,849 £1,343,286 £2,270,260 £2,403,824 £2,964,080

17.2% 19.5% 27.0% 27.9% 31.3%

£1,354,619 £1,611,943 £2,724,312 £2,884,589 £3,556,897

£905,377 £1,088,639 £1,994,824 £2,160,189 £2,655,490

16.1% 18.5% 27.2% 28.4% 31.7%

£1,810,754 £2,177,279 £3,989,647 £4,320,378 £5,310,979

£2,315,622 £2,743,068 £4,630,618 £4,849,495 £5,965,548

16.9% 19.0% 26.3% 27.0% 30.2%

£1,389,373 £1,645,841 £2,778,371 £2,909,697 £3,579,329

£1,631,780 £1,973,852 £3,794,090 £4,219,684 £5,168,723

14.9% 17.2% 26.1% 27.7% 30.9%

£1,631,780 £1,973,852 £3,794,090 £4,219,684 £5,168,723

£4,557,380 £5,419,424 £9,456,378 £9,906,292 £12,180,962

16.5% 18.7% 26.4% 27.1% 30.3%

£1,367,214 £1,625,827 £2,836,913 £2,971,888 £3,654,288

£3,233,345 £3,924,190 £7,428,488 £8,097,279 £9,977,660

14.6% 16.9% 25.6% 26.8% 30.1%

£1,616,672 £1,962,095 £3,714,244 £4,048,640 £4,988,830

£17,165,760 £20,489,421 £34,487,741 £35,947,661 £44,532,934

15.5% 17.6% 24.5% 25.1% 28.2%

£1,287,432 £1,536,707 £2,586,581 £2,696,075 £3,339,970

£11,818,610 £14,442,898 £27,710,153 £30,513,199 £37,677,646

13.5% 15.8% 24.1% 25.5% 28.7%

£1,477,326 £1,805,362 £3,463,769 £3,814,150 £4,709,706



against EUVs






50

1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£503,285 £596,392 £959,094 £979,015 £1,214,345

18.6% 21.0% 28.3% 28.6% 32.3%

£1,509,856 £1,789,177 £2,877,281 £2,937,045 £3,643,034

£325,994 £399,258 £750,872 £857,119 £1,056,814

15.5% 18.0% 27.2% 29.4% 32.9%

£1,629,968 £1,996,288 £3,754,358 £4,285,597 £5,284,071

£133,091 £182,731 £361,256 £361,256 £480,072

9.3% 12.2% 20.3% 20.3% 24.6%

£998,182 £1,370,480 £2,709,417 £2,709,417 £3,600,538

£1,169,024 £1,395,101 £2,287,649 £2,344,891 £2,918,422

17.0% 19.3% 26.5% 26.9% 30.4%

£1,402,829 £1,674,121 £2,745,179 £2,813,869 £3,502,107

£679,229 £850,138 £1,646,029 £1,824,114 £2,283,180

13.2% 15.7% 24.6% 26.2% 29.8%

£1,358,458 £1,700,276 £3,292,057 £3,648,229 £4,566,361

£2,120,268 £2,541,422 £4,220,153 £4,372,151 £5,446,692

15.8% 18.1% 25.0% 25.6% 29.0%

£1,272,161 £1,524,853 £2,532,092 £2,623,290 £3,268,015

£1,094,811 £1,415,203 £2,855,520 £3,135,196 £3,985,041

10.9% 13.4% 22.0% 23.3% 27.0%

£1,094,811 £1,415,203 £2,855,520 £3,135,196 £3,985,041

£4,007,385 £4,842,649 £8,052,564 £8,283,601 £10,395,683

15.1% 17.4% 24.2% 24.6% 28.1%

£1,202,216 £1,452,795 £2,415,769 £2,485,080 £3,118,705

£2,627,928 £3,281,578 £6,293,426 £6,889,258 £8,633,150

12.8% 15.2% 23.6% 24.9% 28.4%

£1,313,964 £1,640,789 £3,146,713 £3,444,629 £4,316,575

£13,697,013 £16,814,777 £28,742,078 £29,676,427 £37,561,195

13.3% 15.6% 22.3% 22.7% 26.2%

£1,027,276 £1,261,108 £2,155,656 £2,225,732 £2,817,090

£9,027,558 £11,496,269 £23,761,145 £26,494,115 £33,217,779

11.1% 13.5% 22.4% 23.9% 27.2%

£1,128,445 £1,437,034 £2,970,143 £3,311,764 £4,152,222



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£806,332 £919,864 £1,433,255 £1,512,941 £1,813,052

23.7% 25.7% 32.7% 33.6% 36.6%

£2,418,997 £2,759,593 £4,299,766 £4,538,824 £5,439,156

£556,789 £640,157 £1,118,629 £1,291,282 £1,533,227

22.3% 24.4% 33.2% 35.6% 38.4%

£2,783,944 £3,200,784 £5,593,147 £6,456,409 £7,666,136

£282,296 £340,878 £598,628 £598,628 £747,607

16.3% 18.8% 26.9% 26.9% 30.5%

£2,117,220 £2,556,586 £4,489,710 £4,489,710 £5,607,050

£1,868,729 £2,138,397 £3,359,978 £3,538,063 £4,249,885

22.2% 24.2% 31.0% 31.8% 34.7%

£2,242,475 £2,566,077 £4,031,973 £4,245,676 £5,099,862

£1,256,512 £1,457,407 £2,533,904 £2,750,151 £3,305,395

20.1% 22.2% 30.5% 31.8% 34.7%

£2,513,025 £2,914,813 £5,067,808 £5,500,302 £6,610,789

£3,425,218 £3,937,834 £6,242,156 £6,546,152 £7,893,916

20.5% 22.4% 29.1% 29.8% 32.7%

£2,055,131 £2,362,700 £3,745,293 £3,927,691 £4,736,349

£2,307,343 £2,688,694 £4,826,635 £5,385,988 £6,464,359

18.6% 20.6% 28.9% 30.6% 33.4%

£2,307,343 £2,688,694 £4,826,635 £5,385,988 £6,464,359

£7,083,412 £8,131,932 £12,776,136 £13,317,249 £16,059,141

20.7% 22.6% 29.1% 29.7% 32.6%

£2,125,024 £2,439,580 £3,832,841 £3,995,175 £4,817,742

£4,735,837 £5,519,865 £9,970,899 £11,162,563 £13,389,295

18.6% 20.6% 29.0% 30.8% 33.5%

£2,367,918 £2,759,933 £4,985,449 £5,581,281 £6,694,648

£26,048,302 £30,041,574 £48,162,064 £50,427,860 £60,934,358

19.2% 21.1% 27.6% 28.2% 31.0%

£1,953,623 £2,253,118 £3,612,155 £3,782,089 £4,570,077

£16,790,466 £19,681,444 £35,502,697 £39,356,886 £47,454,273

17.1% 19.1% 27.1% 28.6% 31.4%

£2,098,808 £2,460,181 £4,437,837 £4,919,611 £5,931,784



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£633,228 £733,515 £1,188,922 £1,281,889 £1,549,335

21.2% 23.4% 30.9% 32.1% 35.3%

£1,899,684 £2,200,544 £3,566,767 £3,845,667 £4,648,005

£449,729 £521,518 £958,427 £1,111,158 £1,332,147

19.8% 21.9% 31.3% 33.7% 36.8%

£2,248,646 £2,607,590 £4,792,136 £5,555,791 £6,660,735

£223,775 £275,871 £515,340 £515,340 £658,242

13.5% 15.9% 24.3% 24.3% 28.2%

£1,678,310 £2,069,032 £3,865,048 £3,865,048 £4,936,813

£1,591,146 £1,838,496 £2,957,909 £3,129,634 £3,782,999

20.8% 22.9% 30.0% 30.9% 34.0%

£1,909,375 £2,206,195 £3,549,490 £3,755,561 £4,539,599

£1,131,652 £1,330,331 £2,313,085 £2,516,612 £3,056,214

18.5% 20.7% 28.9% 30.2% 33.3%

£2,263,304 £2,660,662 £4,626,171 £5,033,224 £6,112,428

£2,853,917 £3,317,919 £5,404,518 £5,714,594 £6,937,640

19.0% 21.0% 28.0% 28.8% 31.8%

£1,712,350 £1,990,751 £3,242,711 £3,428,756 £4,162,584

£1,990,331 £2,355,803 £4,355,723 £4,836,036 £5,858,543

16.9% 19.0% 27.7% 29.2% 32.2%

£1,990,331 £2,355,803 £4,355,723 £4,836,036 £5,858,543

£5,787,446 £6,740,243 £10,759,626 £11,233,860 £13,702,456

18.8% 20.8% 27.4% 28.1% 31.2%

£1,736,234 £2,022,073 £3,227,888 £3,370,158 £4,110,737

£4,304,427 £5,062,228 £9,131,928 £10,195,914 £12,315,236

17.6% 19.7% 28.1% 29.7% 32.7%

£2,152,214 £2,531,114 £4,565,964 £5,097,957 £6,157,618

£22,676,638 £26,454,550 £42,748,691 £44,558,992 £54,376,421

17.8% 19.8% 26.3% 26.9% 29.8%

£1,700,748 £1,984,091 £3,206,152 £3,341,924 £4,078,232

£15,115,639 £17,935,954 £33,314,812 £37,233,238 £45,139,736

16.0% 18.0% 26.3% 28.0% 30.8%

£1,889,455 £2,241,994 £4,164,352 £4,654,155 £5,642,467



against EUVs







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1

30

10

30

50

75

4

30

50

75

50

30

50

25

30

50

400

30

50

100

30

50

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£506,210 £593,917 £1,043,694 £1,116,739 £1,354,834

19.6% 21.9% 30.7% 31.8% 35.1%

£1,518,631 £1,781,752 £3,131,082 £3,350,218 £4,064,501

£454,585 £530,712 £964,068 £1,070,316 £1,295,462

19.2% 21.3% 30.6% 32.3% 35.5%

£2,272,924 £2,653,560 £4,820,342 £5,351,581 £6,477,309

£206,429 £256,788 £480,802 £480,802 £617,670

13.1% 15.5% 24.0% 24.0% 28.0%

£1,548,215 £1,925,908 £3,606,015 £3,606,015 £4,632,525

£1,156,893 £1,372,733 £2,307,943 £2,441,507 £3,005,532

17.5% 19.8% 27.3% 28.2% 31.5%

£1,388,272 £1,647,280 £2,769,531 £2,929,808 £3,606,638

£934,884 £1,119,623 £2,035,298 £2,200,663 £2,700,012

16.5% 18.9% 27.5% 28.7% 32.0%

£1,869,768 £2,239,246 £4,070,597 £4,401,327 £5,400,024

£2,381,904 £2,812,666 £4,721,786 £4,940,664 £6,065,834

17.2% 19.4% 26.7% 27.3% 30.5%

£1,429,143 £1,687,600 £2,833,072 £2,964,398 £3,639,500

£1,689,592 £2,034,556 £3,874,140 £4,299,735 £5,256,779

15.3% 17.6% 26.5% 28.0% 31.2%

£1,689,592 £2,034,556 £3,874,140 £4,299,735 £5,256,779

£4,685,749 £5,554,216 £9,287,111 £9,737,025 £11,994,764

16.8% 19.0% 26.1% 26.8% 30.1%

£1,405,725 £1,666,265 £2,786,133 £2,921,107 £3,598,429

£3,355,869 £4,052,846 £7,592,813 £8,261,604 £10,158,416

15.1% 17.3% 25.9% 27.2% 30.4%

£1,677,934 £2,026,423 £3,796,407 £4,130,802 £5,079,208

£17,712,975 £21,064,017 £35,230,980 £36,690,900 £45,350,495

15.9% 18.0% 24.8% 25.4% 28.5%

£1,328,473 £1,579,801 £2,642,324 £2,751,818 £3,401,287

£12,299,586 £14,947,947 £28,345,323 £31,148,369 £38,376,319

14.0% 16.2% 24.5% 25.9% 29.0%

£1,537,448 £1,868,493 £3,543,165 £3,893,546 £4,797,040



against EUVs







400

30

50

50

30

50

4

30

50

75

100

30

50

25

30

50

50

1

30

10

30

50

75

App 8A




Number

of Units


£98,679 £111,680 £168,343 £173,591 £207,204

26.6% 28.6% 35.4% 35.8% 38.8%

£2,960,364 £3,350,387 £5,050,302 £5,207,716 £6,216,115

£71,344 £81,145 £146,191 £160,192 £187,006

25.5% 27.6% 37.5% 39.1% 41.5%

£3,567,190 £4,057,231 £7,309,547 £8,009,606 £9,350,278

£382,874 £433,317 £646,439 £673,321 £803,700

25.8% 27.8% 34.0% 34.7% 37.7%

£2,871,553 £3,249,876 £4,848,290 £5,049,907 £6,027,748

£276,814 £314,841 £561,373 £615,138 £725,355

24.7% 26.8% 36.0% 37.5% 40.2%

£3,460,174 £3,935,514 £7,017,165 £7,689,221 £9,066,936

£146,278 £171,781 £283,897 £283,897 £348,068

20.1% 22.5% 30.0% 30.0% 33.5%

£2,742,719 £3,220,889 £5,323,067 £5,323,067 £6,526,270

£524,842 £619,027 £989,209 £1,009,130 £1,247,472

19.2% 21.6% 28.8% 29.2% 32.8%

£1,574,525 £1,857,081 £2,967,627 £3,027,391 £3,742,416

£336,884 £410,693 £765,929 £872,177 £1,073,378

15.9% 18.4% 27.6% 29.7% 33.2%

£1,684,420 £2,053,464 £3,829,647 £4,360,885 £5,366,889

£141,041 £190,995 £370,826 £370,826 £490,490

9.8% 12.7% 20.7% 20.7% 24.9%

£1,057,807 £1,432,465 £2,781,194 £2,781,194 £3,678,673

£1,217,715 £1,446,228 £2,354,176 £2,411,418 £2,991,602

17.6% 19.9% 27.0% 27.3% 30.8%

£1,461,258 £1,735,473 £2,825,011 £2,893,701 £3,589,923

£717,597 £890,425 £1,698,134 £1,876,219 £2,340,496

13.8% 16.3% 25.2% 26.7% 30.3%

£1,435,193 £1,780,851 £3,396,268 £3,752,439 £4,680,992

£2,209,083 £2,634,680 £4,344,231 £4,496,229 £5,583,181

16.4% 18.6% 25.5% 26.0% 29.4%

£1,325,450 £1,580,808 £2,606,539 £2,697,738 £3,349,909

£1,173,838 £1,498,186 £2,960,918 £3,240,595 £4,100,978

11.5% 14.0% 22.6% 23.9% 27.5%

£1,173,838 £1,498,186 £2,960,918 £3,240,595 £4,100,978

£4,193,223 £5,037,787 £8,298,495 £8,529,532 £10,666,201

15.6% 17.9% 24.7% 25.1% 28.5%

£1,257,967 £1,511,336 £2,489,548 £2,558,860 £3,199,860

£2,791,408 £3,453,237 £6,515,343 £7,111,175 £8,877,258

13.4% 15.8% 24.2% 25.5% 28.9%

£1,395,704 £1,726,619 £3,257,672 £3,555,588 £4,438,629

£14,417,300 £17,571,112 £29,696,329 £30,630,677 £38,610,852

13.9% 16.1% 22.8% 23.2% 26.6%

£1,081,298 £1,317,833 £2,227,225 £2,297,301 £2,895,814

£9,639,530 £12,138,864 £24,586,182 £27,319,152 £34,125,314

11.8% 14.1% 22.9% 24.4% 27.7%

£1,204,941 £1,517,358 £3,073,273 £3,414,894 £4,265,664



against EUVs







50

1

30

10

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75

4

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30

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30

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100

30

50

1

Appendix 9


Feedback from developers

Introduction

This form is intended to provide information that will be used in a new affordable

housing viability study, being carried out by Adams Integra on behalf of Wycombe

District Council (WDC). The information provided will remain confidential and will only

be used by Adams Integra in connection with the study.

We are approaching a small number of developers that are building in the area.

The purpose of the study is to recommend viable levels of affordable housing in

different development scenarios. It is possible that there will be different

recommendations for different geographical locations.

The methodology will comprise a series of residual land values that test different

housing numbers, mixes and densities, alongside varying affordable housing

numbers.

The valuation inputs will need to reflect the actuality of developing in the WDC area

as much as possible.

We would also assess existing use values for Greenfield, employment and residential

uses, against which the resultant land values would be assessed. From this, we can

say that a particular form of development is/is not viable, based on assumed

affordable housing levels.

The most critical issue for the study, therefore, will be the inputs into the valuations

and it is in this area that we are seeking your assistance. These inputs need to relate

to the WDC area and will be specific to today’s market conditions.

We would therefore hope that you are able to provide some local guidance as to the

questions set out below.

I would thank you in advance for your assistance. If you would like to discuss any

aspect of the study or questions, then please call me on 07535 629165.

James Sinclair MRICS

Adams Integra

2

Questions

We will need to assume different mixes and densities. What number of units

per acre would you assume for:

Greenfield sites

Urban sites

What floor area per acre (gross internal, excluding garages) would you assume

for

Greenfield sites

Urban sites

We would assume different profit levels (% of sales) for market housing and

affordable housing. If we assume 6% for affordable housing, what profit level

would you seek for the market housing, to include overheads, but excluding

finance?

What build cost per sq ft (including prelims and assuming code 3) would you

adopt for spec housing, excluding abnormals, for

Houses

Flats

What would you estimate the extra cost per sq ft to achieve code 4?

Flats

Houses

What percentage of build cost would you assume for professional fees

(architect, engineer, ecology etc), excluding marketing costs and the costs of

surveys themselves? We apply the survey costs separately.

What percentage of GDV (market houses only) would you assume for sales

costs, including agency and brochure costs?

What finance rate should we apply today?

3

What build and sales period would you assume for

5 units

25 units

50 units

100 units

Adams Integra

November 2013

Description:Rateperm2grossinternalfloorareaforthebuildingCostincludingprelims.

Last updated:16-Nov-201312:19

RebasedtoWycombe

£/m2study

Maximum age of results:Defaultperiod

Building function(Maximum age of projects)

£/m² gross internal floor areaSample

Mean Lowest Lower quartiles Median Upper quartiles Highest

NewbuildEstate housing

Generally(15) 968 489 826 946 1,080 2,010 1294

Singlestorey(15) 1,075 583 930 1,036 1,219 1,808 246

2-storey(15) 945 489 816 927 1,051 1,800 953

3-storey(15) 923 590 770 846 1,021 2,010 93

4-storeyorabove(25) 1,270 971 - 1,160 - 1,678 3

Estatehousingdetached(15) 1,089 811 894 1,030 1,334 1,391 8

Estate housing semi detached

Generally(15) 969 510 829 952 1,081 1,808 276

Singlestorey(15) 1,115 719 957 1,118 1,261 1,808 57

2-storey(15) 937 510 824 928 1,047 1,420 207

3-storey(15) 822 678 727 793 862 1,100 12

Estate housing terraced

Generally(15) 987 506 821 957 1,131 2,010 293

Singlestorey(15) 1,067 658 868 998 1,237 1,638 53

2-storey(15) 971 506 821 952 1,090 1,523 201

3-storey(15) 960 590 782 856 1,094 2,010 39

Flats (apartments)

Generally(15) 1,118 559 934 1,083 1,257 3,268 662

1-2storey(15) 1,085 605 927 1,055 1,201 2,043 177

3-5storey(15) 1,099 559 927 1,081 1,248 2,307 436

6+storey(15) 1,442 877 1,117 1,349 1,639 3,268 42

Appendix 11

Wycombe Borough Council

Sensitivity testing the results of AR65% SO30%

Adding 10% to build costs.

Adding 5% to CIL at VP2 and 10% to CIL at VP3

Applies only to sites of 10 units and above, contributing onsite affordable housing.

VP 4 and 5 includes cumulative impact of CIL at £165 per sqm

Assumes 30% affordable

Figures are land values per hectare

Cumulative impact Cumulative impact

of costs and CIL of costs and CIL

No units Density/ha 1 2 2 3 3 4 5

Build cost plus 10% Build cost plus 10% CIL £131 per sqm Build cost plus 10% CIL £165 per sqm Build cost plus 10% Build cost plus 10%

10 30 £1,341,000 £1,597,000 £1,585,000 £2,973,000 £2,943,000 £3,162,000 £3,894,000

50 £1,987,000 £2,407,000 £2,389,000 £4,594,000 £4,550,000 £5,080,000 £6,234,000

75 £816,000 £1,230,000 £1,214,000 £3,072,000 £3,032,000 £3,032,000 £4,027,000

25 30 £1,149,000 £1,413,000 £1,401,000 £2,583,000 £2,555,000 £2,715,000 £3,407,000

50 £1,460,000 £1,833,000 £1,817,000 £3,747,000 £3,707,000 £4,037,000 £5,052,000

50 30 £1,170,000 £1,431,000 £1,419,000 £2,608,000 £2,580,000 £2,711,000 £3,396,000

50 £1,242,000 £1,588,000 £1,572,000 £3,520,000 £3,484,000 £3,909,000 £4,876,000

100 30 £1,166,000 £1,431,000 £1,420,000 £2,582,000 £2,553,000 £2,689,000 £3,379,000

50 £1,220,000 £1,568,000 £1,554,000 £3,425,000 £3,388,000 £3,723,000 £4,680,000

400 30 £1,048,000 £1,301,000 £1,287,000 £2,404,000 £2,374,000 £2,484,000 £3,142,000

50 £1,092,000 £1,423,000 £1,409,000 £3,170,000 £3,135,000 £3,486,000 £4,396,000

Averages £1,244,636 £1,565,636 £1,551,545 £3,152,545 £3,118,273 £3,366,182 £4,225,727


against EUVs







Appendix 11

Wycombe Distict Council

Sensitivity testing the results of AR65% SO30%

Adding 10% to build costs.

Adding 5% to CIL at VP2 and 10% to CIL at VP3

Applies only to sites of 10 units and above, contributing onsite affordable housing.

VP 4 and 5 includes cumulative impact of CIL at £165 per sqm

Assumes 40% affordable

Figures are land values per hectare

Cumulative impact Cumulative impact

of costs and CIL of costs and CIL

No units Density/ha 1 2 2 3 3 4 5

Build cost plus 10% Build cost plus 10% CIL £131 per sqm Build cost plus 10% CIL £165 per sqm Build cost plus 10% Build cost plus 10%

10 30 £1,324,000 £1,598,000 £1,587,000 £2,777,000 £2,750,000 £2,809,000 £3,542,000

50 £1,539,000 £1,925,000 £1,910,000 £3,811,000 £3,774,000 £4,305,000 £5,359,000

75 £298,000 £678,000 £665,000 £2,288,000 £2,256,000 £2,256,000 £3,199,000

25 30 £1,209,000 £1,489,000 £1,478,000 £2,617,000 £2,590,000 £2,658,000 £3,369,000

50 £931,000 £1,265,000 £1,252,000 £3,021,000 £2,988,000 £3,345,000 £4,284,000

50 30 £1,058,000 £1,317,000 £1,307,000 £2,401,000 £2,376,000 £2,467,000 £3,133,000

50 £629,000 £949,000 £937,000 £2,565,000 £2,535,000 £2,815,000 £3,682,000

100 30 £1,003,000 £1,261,000 £1,251,000 £2,294,000 £2,269,000 £2,338,000 £2,993,000

50 £894,000 £1,222,000 £1,210,000 £2,875,000 £2,843,000 £3,141,000 £4,032,000

400 30 £840,000 £1,080,000 £1,068,000 £2,036,000 £2,013,000 £2,083,000 £2,695,000

50 £805,000 £1,119,000 £1,107,000 £2,765,000 £2,736,000 £3,077,000 £3,941,000

Averages £957,273 £1,263,909 £1,252,000 £2,677,273 £2,648,182 £2,844,909 £3,657,182


against EUVs







Adams Integra

St John’s House

St John’s Street

Chichester

West Sussex

PO19 1UU

T: 01243 771304

F: 01243 779993

E: [email protected]

W: www.adamsintegra.co.uk

mailto:[email protected]

www.adamsintegra.co.uk

Documents

Wycombe District Council...1.1 Adams Integra have been asked by Wycombe District Council to produce a Viability Assessment, to support the Council in developing and bringing to adoption