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I’m not convinced a larger percentage alone solves this. £98,730 is about £40 per sq ft, but the important issue is what that figure actually buys. “Moderate energy upgrades” and “electrical checks” are too broad for comparable tenders. Confirm whether any walls, openings or service routes...

Start with yield on the total cash committed, not just £830,700. Buyer-specific purchase tax, conveyancing, survey costs and initial work all enlarge the denominator. At 3.2% gross, even modest omissions matter.