Fix one line.Measure everything from it.
Out-turn at 31 Aug 2026£48.22m
Against the fixed baseline−£880,000 under
Fix the baseline
One locked datum for cost, programme and scope. Everything after it is measured against that line, not against the last version of the truth.
Cellect keeps a development’s cost plan, programme and record on that datum, and brings you the drawing, the quote and the signature behind every movement away from it. What follows is that record entry by entry, from the day its baseline was signed to 31 Aug 2026.
The record’s running out-turn, stepped at every entry
The fixed baseline. Left of it is under, right of it is over
The reporting gate the contract sets: £250,000 either side of the line. Past it, the line and its figures take the accent
A transfer out of the contingency pot, not a movement in the works
Down is forward through the record, entry by entry. Across is money against the fixed baseline, and it is the same axis everywhere it appears on this page.Down is forward through the record, entry by entry. Each entry’s bar measures out from the same fixed baseline, left under and right over.
3 Mar 2026
Substructure
GI-04
Out-turn here£49.29m
Against the baseline+£186,000
Catch the drift
Design, procurement and site signals reconciled while there is still room to act on them, rather than at the valuation that closes the month.
The first movement is a soil report
Ground investigation came back after the piling design had been let. The redesign was priced against the drawing that caused it, attributed to substructure, and posted the same week it was quoted.
7 Apr 2026
Frame & envelope
SC-22
Out-turn here£49.22m
Against the baseline+£124,000
A saving is movement too
The steel package let below its estimate. It carries the same evidence an overspend would carry — quote, check, approval — because a cost plan that only records bad news is not a cost plan, it is a complaint.
21 May 2026
MEP
VE-09
Out-turn here£49.09m
Against the baseline−£15,000
Nothing dramatic happened for 8 weeks
Not one of these entries leaves the reporting gate on its own: a heat pump respecified, a joinery package let, a scope transferred out, and a pair of adjustments to the facade. Together they take the out-turn below the fixed baseline for the first time in the record.
21 Aug 2026
Facade
VO-118
Out-turn here£49.22m
Against the baseline+£120,000
Follow £410,000 back to the drawing that caused it
A single change to the panel specification, on the floors between 04 and 11, opened here at the scale it was priced at: every part that makes it up, each with its own quote, and the trail that produced them.
The trail behind it
12 Aug
Design change issued
A-2210 rev C
13 Aug
Subcontract quote returned
Kestrel Facades
15 Aug
Quantity surveyor check
A. Reyes
19 Aug
Approved by director
D. Okonkwo
21 Aug
Cost plan restated
+£410,000
26 Aug 2026
Contingency
CN-05
Out-turn here£48.22m
Against the baseline−£880,000
A release is not a saving
The largest single movement in the record is a transfer, and it is the only one on this page drawn as one. It moves money out of the pot and into movement already booked above and risk not yet priced into a package. The out-turn falls. The exposure does not.
−£1,000,000
Out of the contingency pot£1,000,000
Into movement already booked+£120,000
Against risk not yet priced£880,000
31 Aug 2026
Reporting date
Certified to date£31.60m
Completion forecast20 Mar 2027
Against the baseline date+6 days
Evidence packs bound214
Prove the out-turn
Owners, approvals and evidence stay bound to the number, so the report you hand a lender is the report your team already works from.
£48.22m
Fixed baseline£49.10m
Movement in the works+£120,000
Released from contingency−£1,000,000
The same movement, added a different way
The line is 13 entries in the order they were written. This is the same movement sorted into the packages it came from, on the same axis, with the same gate drawn on it. 2 packages have left that gate, and the largest of them is facade.
† Contingency is a pot, not a trade. Its release is drawn as a transfer everywhere it appears and totalled apart from the works: movement in the trades is +£120,000, and the pot has given up £1,000,000 against that movement and against risk not yet priced into a package. Certified to date £31.60m of £48.22m, or 66% of the current out-turn. Ardleigh Wharf is an illustrative scheme.
Every figure here carries the population it came from
14×
Faster viability answers
Median first-pass appraisal, 18 schemes
−22%
Less cost drift by practical completion
Baseline against out-turn, 11 completed schemes
9 days
Earlier warning on a cost event
Median across 1,400 logged events
£1.4bn
Scheme value held to a fixed baseline
Live portfolio at 31 Aug 2026
A scheme does not enter this set until its baseline has been signed by developer, contractor and lender. Schemes that leave mid-build stay in it.
Bring one scheme. Leave with its baseline fixed.
45 minutes on a live project. We lock the datum with you, then show you the first week of drift measured against it.