homes · 301,631 m² saleable · Beach + Town
m² residential · MV1, MV2 and MV3
today's prices · working base
today's prices · product build costs
What drives what we should build?
Use the existing size-and-density / What Should We Build model as the controlled base. Run ranges across unit size · mix · density · achievable £/m² · build cost · absorption · sales duration · phasing, then return P10 / P50 / P90 outcomes and a tornado showing which assumptions actually drive homes, GDV, cash and Victor value.
Standard Ask Nige sequence: TURN THE DATA → RUN THE RANGE → TORNADO → WHAT DRIVES IT? → WHAT CAN WE CONTROL? → COMPARE SCENARIOS → SEND TO BUSINESS PLAN.
Existing tower shells: two Crown penthouses, 448 m², held separately from new-build homes.
RUN IT · DESIGN DECISIONOpen the working comparison
The Product ladder tab tells the story of each zone and gives a worked range of homes within it. Choose Product ladder example in Ladder controls to feed that mix into the live comparison, releases and density; switch back to the current what-if at any time. The worked example is 2,261 new-build homes on the same 301,631 m² saleable area as the 2,099-home base, at approximately £1.343bn product GDV. Edit the counts, sizes and £ prices to test another mix. The existing Tower owner-condo programme is shown separately; Keep pagoda alternatives remain in Keep options.
OPEN WHAT SHOULD WE BUILD WORKBOOK ↗
Private Milford project file · opens directly from Ask Nige.
Architect reference and current base
Beach Club, Quad, Lakeview, Gardens, Fairways residences, Fairways golf houses, Keep, Town courts, Town villas and Town Gardens have separate rows. The architect’s mixed-use MV1 source and our residential allocation are reconciled to the Beach Valley total.
Design and capacity
Beach Club is the front-row resort address; Quad mixes social and recovery living; Lakeview, Gardens and the two Fairways products step through lake, garden and golf homes; Keep is the private super-prime enclave; Town courts, villas and Gardens provide a separate attainable-to-family ladder. The Planning envelope and Land and density tabs show the physical context as the selected mix changes. The full zone narrative and 32 editable product rungs are in the private workbook.
Value and first release
Design alternatives update homes, area, residential value and build cost. First-release quantities feed the Thai and international buyer ladder, annual sales and comparable active stock. The controlled financial model then runs timed cash flows and Victor value.