Development Appraisals Flashcards
And what measurement basis do you calculate your bill costs?
GIA basis
Where would you get your build costs from?
BCIS (Building cost information service)
Information sourced from recent construction projects.
The client (in-house QS)
Alternatively, I would speak to a 3rd party specialist such as a building surveyor.
How do you work out your contingency rate?
Typically this range is between five and 10% dependent on risk.
What is the contingency?
Contingency is there in case of any unpredictable issues that arise such as additional construction costs.
How do you reflect for letting void?
This could be reflected in the cash flow at the end of the construction process.
Alternatively you can reflect it within the yield.
How would you measure and industrial site?
I haven’t had any experience with industrial however I believe you can measure it using ProMap.
How do you calculate the gross development value (GDV)?
It would depend on what type of development it was however, for an office building I would gather compatible evidence of rental values and capitalise this at an appropriate market derived yield.
Where would you take account of planning costs?
This would be accounted for as additional costs.
What finance rate did you use in your development appraisal?
Follow up question: Where did you get this finance rate from?
6%
I ascertained this rate from my client as it is the rate at which they could borrow money.
I spoke with one of my directors who had recently worked on a similar project and informed me that 6% was an appropriate rate to use.
Alternatively you could look at current 10 year swap rates (1.4% approximately)and add a percentage for risk.
How did you calculate professional fees?
Professional fees tend to range between 10 to 15% plus VAT of construction costs.
In this case the professional fees were calculated at 12.5%
A lower percentage would be appropriate for larger projects.
What professional fees are normally included?
Architect CDM consultant M&E consultant Structural engineer Environmental consultant Project manager
Where does the information provided by BCIS come from?
This is an RICS service. Updates are obtained monthly from recent contract prices/tenders agreed.
What is the methodology of a residual site valuation?
Gross development value
Less total Development cost
Less developers profit
= Residual site value
GDV – TDC – developers profit = Residual value
How do you calculate the profit of a development?
Gross development value
Less total development costs
Less residual value
= profit
GDV – TDC – residual value = profit
What is overage?
Overage is an pre agreed arrangement made between the vendor and the developer for the sharing of profits received over and above the profit originally expected.
What is a typical LTV (loan to value) ratio?
Typically in the region of 60%.
It used to be towards 70% however lenders are now more risk averse.
What are the main forms of development finance used by developers?
Debt funding – money from a bank/financial institution
Equity funding – selling shares in a company, JVs or using your own money.
What does a developer typically borrow money for?
Site purchase
Construction costs
Holding costs
How do you calculate the finance for land purchase?
On a straight line basis compounded over the length of the development period.
How do you calculate the finance required for the construction period?
You based this on an S curve. This assumes total construction cost over half the time period.
Usual assumption is to halve the interest.
Reflects more accurately when monies are drawn down.
What are three levels of debt?
Senior debt
Secondary funding
Mezzanine funding
How is interest calculated on development finance?
On a rolled up basis
i.e. Added to the loan as the project proceeds
What is sensitivity analysis?
This is required to analyse key variables such as GDV, build costs and the finance rate.
Slight changes in key variables can have a large impact on the profitability of a development.
What forms of sensitivity analysis are there?
Simple sensitivity analysis
– On key variables (rent, Build costs, yield and finance rate)
Scenario analysis
– On variables such as content/timing/costs
Probability analysis
– Probability theory (oracle crystal ball software)
What is a profit erosion period?
The length of time it takes for the development profit to be eroded by holding charges following completion.
What other methods of finance are there?
Joint ventures
2+ parties join together to develop
Forward sales
Scheme is presold to an investor/occupier