Valuation Flashcards
What is an internal valuer?
- Employed by company to value the assets of the
company/enterprise - Valuation for internal use only
- No third party reliance
What is an external valuer?
- Has no material links with the asset to be valued or the client
What are the three steps to first undertake before commencing work on a valuation instruction?
- Competence
- Do you have the correct levels of skills?
- If not, refer to the RICS Find a Surveyor service - Independence
- THINK FIRST
- Check for any conflicts or personal interests - WHO & WHY? - Terms of Engagement
- Set out in writing full confirmation of instructions to the client
- Prior to starting work = receive full written confirmation
Why are statutory due diligence checks done for valuations?
To check that there are no material matters which could impact upon the valuation
What are some examples of statutory checks?
- EPC rating
- Legal title + tenure
- Planning history + compliance
- Council Tax
- Flooding
What are the five main methods of valuation?
Not in Red Book
- Comparative method
- Investment method
- Profits method
- Residual method
- Contractors method (Depreciated replacement cost)
What does IVS 105 Valuation Approaches and Methods set out?
Red Book!
This document sets out the three valuation approaches which are:
1. Income approach (residual/profits)
2. Cost approach (DRC)
3. Market approach (Comparable method)
What is the income approach?
- Converting current + future cash flows into a capital value (i.e. Investment, Residual + Profits methods)
What is the residual method?
(submission)
Used to establish the site value
What is the residual method process?
- Establish GDV
- Less build costs + less developers profit
= Site Value
What is the cost approach?
- Reference to the cost of the asset whether by purchase or construction (i.e. DRC method)
What is the market approach?
- Using comparable evidence available (i.e. Comparable Evidence)
What is the hierarchy of evidence?
The relative weight attached to different types of evidence
1. Cat A - (direct comps, near identical properties)
2. Cat B - (general market data that can provide guidance)
3. Cat C - (other sources of transactional evidence)
What is the six steps would you take when collecting comparable evidence?
- Search them
- Verify them
- Assemble them
- Adjust them
- Analyse them
- Report them
What is the RICS Professional Standard on Comparable Evidence?
RICS Professional Standard: Comparable Evidence in Real Estate Valuation 1st Edition, 2019.
Reissued as a Professional Standard in April 23
When would you use term and reversion?
- Used for reversionary investments
i.e. when under-rented
(Market Rent more than Passing Rent)
When would you use layer/ hardcore method?
- Use for over rented investments
(Passing rent more than Market Rent)
What is the conventional investment method?
Market Value = rent received/market rent x years purchase (100/yield)
The conventional method assumes growth implict valuation approach
(submission)
How to find relevant comparables? (NOT METHODOLOGY)
- Inspection
- Visit/speak to local agents
- Auction results
- In house records/databases + websites
- Market sentiment can be important where there is a lack of transactional evidence
- The date of evidence is crucial, hence the focus on “contemporary”in the hierarchy above
When is the investment method used?
Used when there is an income stream to value
The rental income is capitalised to produce a capital value
What is the ARY?
- The remunerative rate of interest used in the valuation of fully let property let at market rent reflecting all the prospects + risks attached to the particular investment
What is the NPV?
Net Present Value
- The sum of the discounted cash flows of the project
- Can be used to determine if an investment gives a positive return against a target rate of return
What is IRR?
Internal Rate of Return
- The rate of return at which all future of cashflows must be discounted to produce a NPV of zero
What is the purpose of the Profits Methods of valuation?
Used for valuations of trade related property , where there is a ‘monopoly’ position (pubs, petrol stations, hotels)
Principle = the value of the property depends on the profit generated from the business, not the physical building or location