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Residual Valuation meaning

What does Residual Valuation mean?
A residual valuation estimates the value of development land by deducting from the expected gross development value (GDV) all costs of delivering the scheme (build costs, professional fees, planning obligations, abnormals, finance and contingency) and an appropriate developer’s profit. The resulting residual land value is used for site acquisition, option and overage pricing, planning viability assessments, lender security, financial reporting and dispute resolution. It is also called the residual method and is commonly prepared as a development appraisal. This is a descriptive expression used across property and planning practice rather than a term defined in legislation or case law, though its methodology is recognised in RICS valuation guidance. Key features include high sensitivity to assumptions, reliance on market evidence for GDV, costs and profit, and the need to cross-check against comparable land transactions. Usage is broadly consistent across England and Wales, Scotland, Northern Ireland and Ireland, but inputs must reflect local planning regimes (for example, Section 106 agreements and CIL in England and Wales; planning obligations under Scots and Northern Irish legislation; and Irish Part V and development levies). In compulsory purchase, residual analysis may inform open market value but does not displace the statutory rules on compensation.
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View the related Practice Notes about Residual Valuation

PRACTICE NOTES
Attachment diligence in Scotland: procedure, exemptions, valuation, urgent removal, auctions, co-ownership, exceptional attachment orders, interim attachment, and 2024 reforms

This Practice Note considers the position regarding the diligence of attachment in Scotland This note addresses how attachment operates within Scottish diligence, setting out the relevant position and context. For further guidance: on other types of diligence in Scottish civil procedure, consult Practice Note: Enforcement in Scottish civil litigation, which in turn connects to detailed guidance on a number of forms of diligence available in Scotland on the counterpart in England and Wales, see Introduction to enforcement—overview, which provides a general outline and links to more detailed guidance on various aspects of domestic enforcement in England and Wales on cross-border enforcement, refer to Practice Note: Cross-border enforcement—a guide for dispute resolution practitioners, which offers an overview and signposts more detailed guidance on multiple aspects of cross-border enforcement This Practice Note does not address land attachment or residual attachment; for those, see Practice Note: Adjudication for debt in Scottish civil litigation—anticipated future developments. In 2020, the Scottish Government commenced a policy review...

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PRACTICE NOTES
UK employment benefits-in-kind: residual liability provisions, valuation (cost, marginal cost, asset use and transfer), 'fair bargain' limits, making-good deadlines and Class 1A NICs under ITEPA 2003

The residual liability provisions Acting as the safety net within the benefits code, the residual liability provisions supply a way to assess the value of a benefit given to an employee where neither the money’s worth principle nor any particular computational rule applies. The benefits code is set out in Part 3, Chapters 2–11 of the Income Tax (Earnings and Pensions) Act 2003 (ITEPA 2003), with the residual liability provisions themselves found in Chapter 10. For an outline of the charge to income tax on benefits arising from employment in general, see Practice Note: How employment income is taxed—non-cash earnings or benefits. The scope of benefits taxable under the residual liability provisions is very broad, covering 'a benefit or facility of any kind' provided it constitutes an employment-related benefit in practice...

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View the related Precedents about Residual Valuation

PRECEDENTS
Precedent land call option (England and Wales): index-linked fixed price or open market valuation, RICS determination, and contract schedule

Parties On [date], [Seller details] (Seller) and [Buyer details] (Buyer) enter this Option Agreement. Definitions Deposit: £[...]; Option Fee: £[...] plus any VAT; Interest: [4]% above [bank] base rate. Option: Buyer may require transfer on paying the Price within the Option Period ending [time/date]. Legislation, VAT and Working Day as defined; Property, Price and solicitors as specified. Grant of Option For the non-refundable Option Fee (separate from the Price unless stated), the Seller grants the Option; it lapses if not exercised in time; any necessary mortgagee consent is/will be in place. Exercising the Option The Buyer may serve an Option Notice within the Option Period for the whole Property [and must pay any Deposit as required]. On valid exercise, the sale contract in the Schedule immediately arises. Notices, Costs and VAT Notices are by hand or pre-paid post to stated addresses; VAT is additional; costs are as provided; overdue sums bear Interest. Termination and...

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