Valuation Flashcards
What are the five methods of valuation?
- Comparable - Market comparison
- Investment - Capitalising income flows
- Residual - Working backwards from gross development value deducting costs to find site value
- Profits - Capitalising reasonable net profit
- DRC - Last resort method - Using costs to work out how much to build a modern equivalent and depreciation reflecting age and obsolescence
What RICS standards/guidance are available for valuation?
- RICS Valuation Global Standards 2022
1.1 RICS PS RICS Valuation Global Standards: UK national supplement - RICS GN: Discounted cash flow valuations, 2023
- RICS PS Comparable Evidence in Real Estate Valuation 2019 (Now PS from April 23)
- RICS PS DRC method of valuation for financial reporting Jan 2019
Name statutory due diligence expected when carrying out a valuation?
- Asbestos Register
- Business rates / council tax
- Contamination
- Equality Act 2010
- Environmental matters e.g. high voltage power lines, electricity sub-stations
- EPC rating if available
- Flooding – check the Environment Agency website
- Fire safety compliance
- Health and safety compliance
- Highways – check local highways agency
- Legal title and tenure e.g. boundaries, ownership, rights of way
- Public rights of way – from an OS sheet
Planning history and compliance – check planning conditions, whether the property is in a conservation area / listed and subject to a s.106 agreement or CIL
What is the difference between a TOE and a report?
TOE
Fees, CHP and client objectives.
Report -
Commentary on market uncertainty
Valuation figures
Valuation approach and reasoning
Tell me why terms of engagement are important.
Terms of engagement are important because they are a mandatory requirement set out the Red Book. They include identification, address, scope and extent of works, valuation dates, restrictions, fees etc.
Describe internal/external valuer?
INTERNAL VALUER:
* Employed by a company to value the assets of a company
* Valuation for internal use only
* No third-party reliance
EXTERNAL VALUER:
No material links with the asset to be valued or the client
Talk me through the make up of the RICS red book?
P1 - Glossary
P2 - Intro
P3 PS1 Compliance with standards when undertaking written instruction. PS2 ECOD
P4 - Valuation technical and performance standards
VPS 1- TOE
VPS 2- Inspections, investigation and records
VPS 3 - Valuation report
VPS 4 - Bases of value and assumptions
VPS 5 Valuation approach and methods
P5 - VPGA
P6 International valuation standards
VPS 3 - VENRA CVA DCA
Explain what is included in a rics report
- id and status of valuer
- id of client and other intended report users
- report purpose
- id of asset(s)/ liabilities to be valued
- basis of valuation adopted
- Valuation date
- extend and scope of investigation
- nature of resources relied upon
- restrictions on use, publication, distribution
- assumptions/special assumptions
- Confirmation that valuation is in accordance with IVS
- Valuation approach and reasoning
- amount of valuation
- Date of valuation
- Commentary on market uncertainty
- Statement setting out any limitations
Under VPS 3 what must a valuation report contain?
- Must clearly set out the conclusions of the valuation
- Not be ambiguous
- Comment on any issues affecting certainty
- Deal with matters agreed in the TOE
Define what is a basis of value?
A Statement of the fundamental measurement assumptions of a Valuation (VPS 4)
Define MV, FV, IV and MR?
Market Value
The estimated amount for which an asset or liability should exchange on the valuation date between a willing buyer and willing seller in an arm’s length transaction after proper marketing and where both parties have acted knowledgeably, prudently and without compulsion
Market Rent
The estimated amount for which an interest in real property should be leased
Fair Value
The price that would be received to sell an asset or paid to transfer a liability on an orderly transaction between market participants at the measurement date (Market to market approach - financial reporting).
Investment Value
The value of an asset to a particular owner, or prospective owner for individual investment or operational objectives
Name different valuation approaches?
Market - comparable method
Income - converting current and future cash flow into a capital value: investment, residual & profits
Cost - cost of an asset whether by purchase or construction: DRC
ASIA - E
Name 5 exemptions to the RICS RED BOOK
- Advice prepared for negotiation or litigation
- Stat function
- Internal purposes
- Agency
- Expert witness
A valuation for rating is made within a statutory framework, and so is not bound by the Red Book’s valuation technical and performance standards. However, the mandatory requirements of professional standards PS1 (compliance) and PS2 (Ethics) in the RICS Red Book Global Standards 2020 must still be observed.
What is the investment method and when is it used?
1.Used when there is an income stream to value
2. Rental income is capitalised to produce a capital value
3. Assumes growth implicit valuation approach
4. An implied growth rate is derived from the market capitalisation rate
CONVENTIONAL INVESTMENT METHOD
Rent received or market rent X years purchase (multiplier) = Market Value*
Used for following
* Advice prepared for negotiation or litigation
* Stat function
* Internal purposes
* Agency
* Expert witness
When is Term and reversion used?
Reversionary investments (MARKET RENT HIGHER THAN THE PASSING RENT)
PRINCIPLE:
Term - capitalised until next review OR lease expiry at the initial yield
Reversion - to market rent valued in perpetuity at a reversionary yield (Can be higher yield to reflect risk)
What is included in purchaser costs?
SDLT
legals
agency fees
When is the hardcore method used?
Over-rented investments (passing rent higher than market rent)
What is a yield and what factors affect a yield?
Measure of investment return expressed as a percentage
* Quality of location and covenant * Use of the property * Lease terms * Obsolescence - what is the likely future rate? * Voids - what is the risk? * Security and regularity of income * Liquidity - ease of sale Prospects for rental and capital growth