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Core competencies > Valuation > Flashcards

Valuation Flashcards

1
Q

What is an internal valuer

A

Employed by company to value the assets of the company
Valuation for internal use only

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2
Q

What is an external valuer

A

Has no material links with the asset to be valued or the client

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3
Q

what are the three important steps to first undertake

A

Check competence
Independence - COI or personal interest
Terms of engagement

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4
Q

What are some examples of statutory due diligence

A

Asbestos register
Business ratees
Contamination
EPC rating
Flooding
Legal title and tenure
Planning history

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5
Q

What is the sixteen step process of a valuation instruction

A

Receive instruction from client
Check competence
Check independence - no COI
Issue terms of engagement
Receive signed terms of engagement
Gather information - lease, title documents
Undertake due diligence
Inspect and measure
Research market and assemble, verify and analyse comparables
Undertake valuation
Draft report
Have valuation and report considered by another surveyor
Finalise and sign report
Report to client
Issue invoice
Ensure valuation file in good order for archiving

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6
Q

What are the five methods of valuation

A

Comparative method
Investment method
Profits method
Residual method
Contractor’s method

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7
Q

What document sets out the valuation approaches

A

IVS 105 Valuation Approaches and Methods

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8
Q

What are the three approaches of valuation

A

Income approach
Cost approach
Market approach

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9
Q

What is the income approach

A

Converting current and future cash flows into a capital value
- investment, residual and profits methods

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10
Q

What is the cost approach

A

Reference to the cost of the asset whether by purchase of construction - contractors method

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11
Q

What is the Market approach

A

Using comparable evidence - comparative method

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12
Q

What are the 6 steps of the methodology of the comparative method

A

Search and select comparables
Confirm/verify details and analyse headline rent to give a net effective rent
Assemble comparables in schedule
Adjust comparables using the hierarchy of evidence
Analyse comparables to form opinion of value
Report value and prepare file note

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13
Q

What is the professional standard in relation to comparable evidence

A

RICS professional standard: Comparable evidence in Real Estate Valuation, 2019

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14
Q

What is the hierarchy of evidence

A

The relative weight attached to different types of evidence

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15
Q

What are the three categories within the hierarchy of evidence

A

Category A - Direct comparables of contemporary
Category B - General market data that can provide guidance
Category C - Other sourcesW

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16
Q

How do you find relevant comparables

A

Inspection of the area to find recent market activity through agents boards
Visit/speak to local agents
Auction results
In house records/ databases and websites

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17
Q

What is the investment method of valuation

A

Used when there is an income stream to value

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18
Q

How do you calculate the investment method of valuation

A

The rental income is capitalised to produce a capital value

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19
Q

What is the conventional investment method

A

Rent received or market rent multiplied by the years pruchase to calculate the market value
importance of comparables for rent and yield

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20
Q

What is the term and reversion method

A

Used for reversionary investments (market rent more than passing rent) i.e under rented
Term capitalised until next review/lease expiry at an initial yield
Reversion to market rent valued in perpetuity at a reversionary yield

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21
Q

What is the layer/hardcore method

A

Used for over rented investments (passing rent more than the market rent)
Income flow divided horizontally
Bottom slice = market rent
Top slice = rent passing less market rent until next lease event
Higher yield applied to top slice to reflect additional risk

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22
Q

What is a yield

A

A measure of investment return, expressed as a percentage of capital invested

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23
Q

How do you calculate a yield

A

Income divided by price x 100

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24
Q

What are the risk factors when determining a yield

A

Prospects for rental and capital growth
Quality of location and covenant
Use of property
lease terms
obsolescence
Voids

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25
Q

What is the definition of return

A

Used to describe the performance of a property
Measured retrospectively
use a contractors calculation to find the internal rate of return

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26
Q

What is an all risks yield

A

the remunerative rate of interest used in the valuation of fully elt property let at market rent reflecting all of the prospects and risks attached to the particular investment

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27
Q

What is a true yield

A

Assuems rent is paid in advcance not in arrears

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28
Q

What is a nominal yield

A

Initial yield asusming rent is paid in arrears

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29
Q

What is gross yield

A

The yield is not adjusted for purchasers costs

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30
Q

What is a net yield

A

The resulting yield adjusted for purchasers costs

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31
Q

What is an equivalent yield

A

Average weighted yield when a reversionary property is valued using an initial and reversionary yield

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32
Q

What is a initial yield

A

Simple income yield for current income and current price

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33
Q

What is a reversionary yield

A

Market rent divided by current price on an investment let at a rent below the market rent

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34
Q

What is a running yield

A

The yield at one moment in time

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35
Q

What is the discounted cash flow technique

A

Growth explicit investment method of valuation
Form of income approach valuation
seeks to determine the value of a property by examining its future net income and then discounting the cash flow to arrive at an estimated current value of the property

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36
Q

What types of property is a DCF used for

A

Short leasehold interests
Phased development projects
Non standard investments
Social housing

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37
Q

What is the method to working out the market value

A

Estimate the cash flow for an agreed holding period
Estimate the exit value at the end of the holding period
Select the discount rate
Discount cash flow at discount rate
Value is the sum of the completed discounted cash flow to provided the net present value

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38
Q

What is the net present value

A

The sum of the discounted cash flows of the project

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39
Q

What is in the internal rate of return

A

The rate of return at which all future cashflows must be discounted to produce a NPV of zero

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40
Q

How do you calculate the IRR

A

Input current market value as a negative cash flow
Input projected rents over holding period as a positive value
Input projected exit value at the end of the term assumed as a positive value
Discount rate is the rate chosen which provides an NPV of zero
If the NPV is more than zero then the target rate of return is met

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41
Q

What is the global guidance on DCF

A

RICS practice information: discounted cash flow valuations, November 2023

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42
Q

What is the purpose of the profits method of valuation

A

Used for valuations of trade related property
Used for pubs, petrol stations, hotels, guest houses, children’s nurseries, leisure and healthcare properties

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43
Q

What is the methodology of the profits method of valuation

A

Annual turnover
less costs/purchases = gross profit
less reasonable working expenses = unadjusted net profit
less operators remuneration = adjusted net profit
Capitalized at appropriate yield to achieve market value - cross check with comps

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44
Q

What is the purpose of residual method of valuation and development appraisal

A

A development appraisal is a tool to financially assess the viability of a development scheme

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45
Q

what is a development appriasal

A

A calculator or series of calculations to establish the viability of a proposed development based upon the clients inputs

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46
Q

What is a residual site valuation

A

Most common purpose is for a specific valuation of a property holding to find the market value of the site based on market inputs
form of development appraisal

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47
Q

What is the methodology for a Residual site valuation

A

Gross development value
Market value of completed proposed development at todays date
Use plans if needed and measure
Valued at current date assuming present values and market conditions
Comparable method of valuation used to establish rents and yields
All risks yield used

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48
Q

What is the purpose of depreciated replacement cost method of valuation

A

Used for owner-occupied property
For accounts purposesW

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49
Q

What is the methodology of DRC

A

Value of the land in its existing use
Add current cost of replacing the building plus fees less a discount for depreciation and obsolescence

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50
Q

What is physical obsolescence

A

Result of deterioration and wear and tear over the years

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51
Q

What is functional obsolescence

A

Where the design or spec of the asset no longer fulfils the function for what it was originally designed for

52
Q

What is economic obsolescence

A

Due to the chaning market conditions for the use of the asset

53
Q

Is the DRC method suitable for Red Book Global compliance

A

It is not suitable for secured lending purposes

54
Q

What can DRC be used for

A

The calculation of market value for specialised properties only for valuations for financial statements

55
Q

What is the guidance note in relation to DRC

A

RICS Guidance Note: depreciated replacement cost method valuation for financial reporting 2018

56
Q

What is the structure of the RICS valuation - Global Standards 2021

A

Part 1 - introduction
Part 2 - Glossary
Part 3 - Professional Standards
Part 4 - Valuation technical and performance standards
Part 5 - Valuation applications
Part 6 - The international valuation standards

57
Q

What is professional standards 1

A

Compliance with standards and practice statements where a written valuation is provided

58
Q

When do you apply PS 1

A

When does a valuation have to be red book global compliant?

59
Q

Under what circumstances is PS 1 not applicable

A

Mandatory for all valuations apart from:
- advice is provided in preperation for or during course of negotiations
- The valuer is performing a statutory function except for the provision of a valuation for inclusions in a statutory return to a tax authority
- The valuation is purely for internal purposes for the client
- The valuation is provided as part of agency and brokerage work
- The valuation advice is provided in anticipation of giving evidence as an expert witness

60
Q

What is PS2

A

Ethics, competency, objectivity and disclosures

61
Q

What are the key points in PS2

A

Professional and ethical standards
Independence, objectivity and the identification and management of conflicts of interest
Terms of engagement

62
Q

What is part 4

A

Valuation technical and performance standards

63
Q

What is VPS 1

A

Terms of engagement

64
Q

What are some of the minimum matters to be included in ToE prior to commencing a Red Book valuation

A
  • Identification and status of valuer
  • Identification of the client
  • Identification of any other intended users
  • The asset to be valued
  • Currency
  • Purpose of valuation
  • Basis of value
  • Valuation date
  • Extent of investigation
  • nature and source of the information to be relied upon
  • Assumptions and special assumptions to be made
  • Format of the report
  • Restrictions for use
  • Confirmation of red book global compliance
  • Fee basis
  • Complaints handling procedure
  • Statement that the valuation may be subject to compliance
  • Limitation on liability agreed
65
Q

What is an assumption

A

Assumptions are made where it is reasonable for the valuer to accept that something is true without the need for specific investigation

66
Q

What is a special assumption

A

Is a supposition that is taken to be true and accepted as fact even though it is not true

67
Q

What needs to be done before assumptions and special assumptions can be factored in to a valuation

A

Agreed with client in writing at the commencement of the instruction

68
Q

What is VPS 2

A

Inspections, investigations and records

69
Q

What does it mean by inspections

A

Valuers must take the steps to verify the necessary information being relied upon for a valuation to ensure the information is professionally adequate for its purpose

70
Q

What are restricted information valuations

A

Desk top - no inspection
This is a red book global valuation unless for one of the specific purposes set out in PS1

71
Q

What should the valuer consider when valuing without having inspected the property

A
  1. the nature of the inspection must be agreed in writing in the terms of engagement
  2. the possible valuation implications of the restriction confirmed in writing before the value is reported
  3. the valuer should consider whether the restriction is reasonable with regard to the purpose of the valuation
  4. the restriction must be referred to in the report
72
Q

What is a revaluation without inspection

A

A revulation without a reinspection of the property previously valued must not be undertaken unless the valuer is satisfied that there have been no material changes to the property
Must be confirmed in the terms of engagement and report

73
Q

What does it mean in terms of records in VPS2

A

Proper records must be held of the inspections and investigations and of other key inputs in an appropriate business format
Note the importance given to ESG and sustainability

74
Q

What is VPS 3

A

Valuation reports

75
Q

What are the minimum requirements in VPS 3

A
  1. Identification and status of the valuer
  2. Client and any other intended users
  3. Purpose of the valuation
  4. Identification of the asset to be valued
  5. Basis of value
  6. Valuation date
  7. Extent of investigation
  8. Nature and source of information relied upon
  9. Assumptions and special assumptions
  10. Restrictions on use, distribution and publication
  11. Instruction undertaken in accordance with IVS standards
  12. Valuation approach and reasoning
  13. Valuation figures
  14. Date of valuation report
  15. Comment on market uncertainty
  16. Statement setting out any limitations on liability that have been agreed
76
Q

Can preliminary valuation advice be given

A

Yes but it must be marked as a draft, for internal purposes and cannot be relied upon and on no account can it be published

77
Q

What is VPS 4

A

Bases of value

78
Q

What does it mean by bases of value

A

The valuer must determine the basis of value that is appropriate for every valuation to be reported

79
Q

What is the definition of market value

A

The estimated amount for which an asset or liability should exchange
- On the valuation date
- Between a willing buyer and a willing seller
- In an arms length transaction
- After proper marketing
- Where the parties have acted knowledgably, prudently and without compulsion

80
Q

What is the definition of Market rent

A

The estimated amount for which an interest in real property should be leased
- On the valuation date
- Between a willing lessor and a willing lessee
- On appropriate lease terms
- In an arms length transaction
- After proper marketing
- Where the parties have acted knowledgably, prudently and without compulsion

81
Q

What is the definition of fair value

A

The price that would be recieved to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date

82
Q

What is the definition of investment value

A

The value of an asset to a particular owner, or prospective owner for individual investment or operational objectives

83
Q

What is equitable value

A

The estimated price for the transfer of an asset or liability between identified knowledgable and willing parties that relfects the repsctive interests of those parties
Not used in the UK

84
Q

What is liquidation value

A

This basis of value can be used for a group of assets sold in a piecemeal basis considering the costs of getting the assets into a saleable condition
Not used in the UK

85
Q

What is VPS 5

A

Valuation approaches and methods

86
Q

What is Part 5

A

Valuation practice guidance applications

87
Q

What is VPGA 1

A

Valuation for inclusion in financial accountsW

88
Q

What is VPGA 2

A

Valuations for secured lending

89
Q

What is VPGA 2 refer to

A

Dealing with conflicts of interest for secured lending valuations

90
Q

What is previous involvement defined as

A

Being within the past two years but under certain circumstances it can be longer

91
Q

What are the reporting procedures listed in VPGA 2

A

As well as the minimum requirements of a valuation report, additional information must be reported such as:
Disclosure of any involvement identified in the terms of engagement
Valuation method adopted
Where a recent transaction on the property has occurred and the extent to which that information ahs been accepted as market value
Comment on any environmental consideration
Comment on the suitability of the property for mortgage purposes
Any circumstances of which the valuer is aware that could affect the price

92
Q

What is VPGA 8

A

Valuation of real property interests

93
Q

What does VPGA 8 cover

A

Covers inspections and investigations with emphasis on ESG and environmental constraints
Identifies ESG and sustainability issues that could affect the valuation

94
Q

What is VPGA 10

A

Matters that may give rise to material valuation uncertainty

95
Q

What does VPGA 10 cover

A

The overriding requirement is that a valuation report must not be misleading

96
Q

What is Part 6

A

International valuation standards 2017

97
Q

What is the professional standard in relation to ESG

A

Professional Standard: Sustainability and ESG in commercial property valuation and strategic advice 2021

98
Q

When did this professional standard come in to effect

A

Jan 2022

99
Q

What does the professional standard: Sustainability and ESG provide?

A

A glossary of terms which valuers should incorporate into their valuation approaches
Also provides advice on relevant sustainability characteristics, considerations and risks which should be taken in to consideration when analysing comps

100
Q

What is hope value

A

The value arising from any expectations that future circumstances affecting the property may change
e.g. future prospect of securing planning permission

101
Q

What is Marriage value

A

Created a merger of interests - can be physical or tenurial

102
Q

What is stamp duty land tax

A

The current rate of tax payable by the purchaser in respect of the transfer of land and buildings

103
Q

What is the current stamp duty land tax for non residential buildings

A

£0 - £150,000 - nil
£150,001 - £250,000 - 2%
Over £250,000 - 5%

104
Q

What is a party wall

A

A wall is a party wall if it stands astride the boundary of land belonging to two or more different land ownerts

105
Q

What does the Party wall act provide

A

A framework for resolving disputes in relations to party walls, boundary walls and excavations near neighboring buildings

106
Q

What is the guidance note on rights of light

A

RICS Guidance note; Rights of light 2016

107
Q

What is UK VPS 3

A

Regulated purpose valuations

108
Q

What are regulated purpose valuations

A

Valuations relied on by third parties who have not commissioned the valuation and they subject to valuation monitoring

109
Q

Who are regulated purpose valuations used by?

A

Financial accounts
Stock exchange listings
Takeovers and mergers
Collective investment schemes
Unregulated property unit trusts

110
Q

What is margin of error

A

The permissible range allowed by courts in respect of a valuation of +/- 10%

111
Q

What is the stamp duty land tax for residential properties

A

£0 - £250,000 - 0
£250,001 - £925,000 - 5%
£925,000 - £1,500,000 - 10%
Over £1,500,000 - 12%

112
Q

What does it mean by surrender and renewal valuations

A

When the landlord/tenant wants a surrender of the existing lease and agrees to grant a new lease
calculation of a premium to reflect the change in the value of the leasehold interest

113
Q

What does the Red Book Global define a special buyer as

A

A particular buyer for whom a particular asset has special valuer beause of advantages arising from its ownership which would not be availble to other buyers

114
Q

What does special value mean

A

An amount that reflects particular attributes of an asset that are only of value to a special purchaser

115
Q

What are building cost reinstatement valuations

A

For building insurance purposes
Use of RICS building cost information services adopting a gross internal floor are for commercial properties

116
Q

What are valuations of long leasehold interests

A

The ground rent is deducted from the gross income to calculate the net rent received
This is capitalised at a yield for the length of the lease to create a market value

117
Q

What is the methodology when valuing long leasehold interests

A

Rent received less ground rent (=net rental income)
Capitalised at an appropriate yield for the remaining length of the lease = market value of leasehold interest

118
Q

What is a premium

A

A premium is a capital payment made by one party to another.
e.g. key money paid by an in-going tenant of a retail property to secure a prime shop

119
Q

What are purchasers costs

A

Valuation practice to deduct the likely costs of purchase from the gross market value to provide a net market value of a property as a purchaser will have to pay these costs
e.g. SDLT, agents fees

120
Q

What is WAULT

A

Weighted average unexpired lease term remaining to the first break or expiry of a lease across asset weighted by the contracted rent

121
Q

How do you produce a net effective rent

A

Devalue a headline rent with a rent free period

122
Q

What are the three approaches to calculating net effective rent

A

Straight line method
Straight line method assuming time value of cash flow using a yield
Use a DCF

123
Q

What is Zoning

A

A valuation technique used for the comparison of retail properties
the rental value of the property reduces away from the street

124
Q

What is the halving back principle

A

The front 6.1m of a retail shop is most valuable
The market value then halves the next 6.1 m of the shop and so on

125
Q

What is the RICS ‘
‘'’valuer registration scheme

A

To improve the quality of valuation and ensure the highest possible professional standards
to meet the RICS’ requirements to self-regulate
To protect and raise the status of the valuation profession

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