21/05/2026
Green Road – The Real Numbers
This project started in April 2024.
The site:
• 4 x 2-bedroom houses
• 1 office building
• Site cost: £500,000
The 4 houses were built first, but the office needed planning permission to change from Class E office use to C3 residential.
Application submitted: February 2025
Granted: January 2026
That’s 11 months of waiting, holding costs, and uncertainty.
Sales so far:
1st house sold: £325,000
Other 3 houses sold: £310,000–£320,000 each
5th house: Still to finish, aiming for July 2026
Rough numbers:
Land cost: £500,000
Build cost to date: £834,000
Total sale price: £1,522,860
Profit: £188,860
ROI: 14%
Is that the return I wanted?
No.
The project still isn’t fully finished, and the profit is split between several partners.
So no Lamborghini from this one. Maybe just new tyres for the truck.
But overall, I’m happy.
We have 4 happy new homeowners, a strong build, and we didn’t lose money.
The office conversion made a huge difference. Without it, this project would have been very tight. It added roughly £100,000 uplift.
This is the reality of property development.
Costs go up.
Sales take longer.
Planning takes forever.
Building regulations get more expensive.
Margins get squeezed.
But you keep pushing.
Now we finish the final house and look for the next project.
If you have land, a tired property, a commercial building, or a site with potential, get in touch.
NSLDevelopments PlanningPermission PropertyInvestment
