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Land and development appraisal

A clearer basis for your land offer

Kettly brings your development values, costs, programme and finance into one appraisal. Calculate the land value that meets your target return, test your assumptions and share the results.

Start your free trial See how it works
  • Free for 7 days, with no payment card
  • Saved to your company’s account, a folder for each site
  • Revisions you can lock and compare
From development value to land value Target return: 20% profit on GDV

Station Road, Reading

  1. Net development value£14.27m
  2. Development costs and finance−£9.92m
  3. Target profit at 20% of GDV−£2.86m
  4. Land and acquisition budget£1.48m

Residual land valueAfter SDLT and acquisition fees of £108,742

£1,372,950

An illustrative scheme of 30 apartments for sale and two retail units for letting and investment sale.
Kettly appraisal showing residual land value and key results above programme, revenue, costs and finance inputs.
Kettly’s mobile layout showing the residual land value and headline appraisal results.
Review the headline results, then work through the programme, revenue, costs and finance behind them.

Why Kettly

Understand what drives the land value

See how your assumptions affect the result, from the timing of construction costs to the return you need.

  • See the effect of timingModel costs and receipts month by month, with finance calculated as the scheme progresses.
  • Work back from your target returnSet your required return and calculate the residual land value, or enter a land price and test it.
  • Bring each use into the appraisalGive each part of a mixed scheme its own sales values or rents, build costs and investment assumptions.
  • Model funding alongside the developmentUse a fully debt-funded model, or senior debt and equity, with joint ventures between partners.
  • Test how much the result can changeCompare scenarios on a sensitivity grid, and see how far values could fall before profit reaches zero.
  • Share the detail behind the resultDownload a PDF report for review, export the monthly cashflow to a spreadsheet or save an appraisal file to share.

Document autofill

Start with the information you already have

Upload a brochure, feasibility appraisal or accommodation schedule, or add your site notes. Kettly creates a draft appraisal and marks the source figures and estimates for you to check.

Review all populated figures before using the results.

Your company’s account

Keep every site and revision in one place

Appraisals are saved to your company’s account as you work, in a folder for each site, so everyone in the company sees the same figures, on any device.

  • Site foldersA folder for each site, with its address and every appraisal made for it.
  • RevisionsSave as Rev B before you change the figures, and Rev A stays as it was.
  • LockingLock a revision when an offer goes out, so no one changes the figures behind it.
  • ComparePut two to four revisions side by side, with the differences marked.

Your data

Your company’s work, kept safe

The detail is in our privacy notice.

  • Kept in the UKStored in a database in London and backed up daily.
  • Kept confidentialYour appraisals are confidential. We never sell your data or use it for advertising.
  • Your own copyDownload all your sites in one file at any time, and restore it into a folder.
  • Documents not keptAutofill’s documents are read by Anthropic’s Claude, which doesn’t train on them, and Kettly doesn’t keep them.

How it works

Build your appraisal in four steps

  1. 1

    Choose your starting point

    Select a scheme type, upload a document or enter your site notes.

  2. 2

    Set your assumptions

    Enter your values, costs, programme and finance. Check any figures supplied by autofill or the template.

  3. 3

    Test the land value

    Set a target return or a fixed land price. Change your assumptions and review the effect on the results.

  4. 4

    Share your appraisal

    Download the PDF report or export the cashflow. Your appraisal is saved to your company’s account as you work, with each revision kept.

Watch the 41-second walkthrough. Follow an example appraisal through its inputs, results, cashflow and sensitivity analysis. No sound.

Scheme types

Appraise different development uses in one place

  • Homes for sale
  • Mixed tenure
  • Build to Rent
  • Student accommodation
  • Co-living
  • Hotels
  • Commercial and mixed-use
  • Combine uses

FAQs

Before you start

Questions? Email hello@kettly.co.uk.

How much does Kettly cost?

An individual licence is £99 a month on a 12-month contract, or £129 a month on a 3-month contract. Team accounts are priced for your company. Start with a free 7-day trial: see Pricing.

Do I need an account?

Yes. Start a free 7-day trial and your account is ready straight away. Your appraisals are saved to it, in a folder for each site, so they’re there on any device you sign in from.

Which finance options are included?

A fully debt-funded model with debit and credit interest rates, or senior debt and equity with a loan-to-cost limit, fees and a draw order: equity first, pari passu or a staged loan to cost. Interest is calculated monthly. In Advanced view, you can also share the equity in a joint venture between two to four partners.

What doesn’t Kettly do yet?

Automatic SDLT uses non-residential rates for England and Northern Ireland; there’s no built-in Scottish or Welsh land tax. Construction spend follows an S-curve or a straight line, so a bespoke QS cost curve can’t be imported. Interest rate curves, refinancing and long-term hold modelling aren’t supported. Autofill reads the areas and schedules written on drawings, but doesn’t measure plans.

Is the result a formal valuation?

No. Kettly is an appraisal tool. Its results depend on your inputs and do not replace a formal valuation or professional advice.

Put your next site through Kettly

Start a free 7-day trial and build an appraisal for a site you know. Test the assumptions and see how they affect the land value.

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