Guide to Valuation

1 November 2017

Under the requirements of each Fund’s loan facilities, all properties within Centuria’s portfolio are required to be valued independently by an external valuer on a regular basis.

“In order to calculate the value of an investment property, two primary approaches are widely adopted, the Capitalisation Approach and
Discounted Cash Flow.”

Capitalisation Approach

This method involves capitalising the fully leased net market income from the property at an appropriate investment yield or capitalisation rate. The capitalisation rate is derived from recent sales of similar properties. Below is an example of how the capitalisation rate is derived.

Annual Net Market Income: $7,000,000
Sale Price: $100,000,000
Capitalisation Rate = 7,000,000 = 7.0%

The capitalisation approach is a method used to derive the valuation of a property based on the market income of the property. For example, a property which has a market income of $1,000,000, if capitalised at 10%, would be valued at $10,000,000. The capitalisation rate adopted reflects the inherent risk associated with the property. For example, if the lease expiry profile of a particular property is short, the capitalisation rate is likely to be higher to reflect additional risk of the income the property creates.

Example 1

Net Lettable Area: 20,000 sqm
Net Market Rent: $500 per sqm
Annual Net Market Rent: 20,000 x $500 = $10,050,00
Market Capitalisation Rate: 7.00%
Capitalised Value: $10,000,000 / 8.00% = $142,857,143

Various capital adjustments referred to as below the line adjustments are then made to the core value, in order to account for future costs associated with producing income. These costs may include leasing costs, incentives and short to medium term capital expenditure. Rental reversion are also accounted for, which are the present value of the differences between passing and market rents.

Discounted Cash Flow Analysis

The discounted cash flow analysis approach allows an investor or owner to make an assessment of a property’s current value based on a set of assumptions over an assumed investment horizon, which is generally 10 years.

A wide range of assumptions are made including a target internal rate of return or discount rate, rental growth, letting up allowances, renewal probability, capital expenditure and transaction costs.

In adopting an appropriate discount rate a comparison is made with returns from alternative investments. The most common comparison is the ten year bond rate, considered to be the ‘risk free’ rate. A premium is then applied to reflect the inherent risk of the property investment when compared to the ‘risk free’ rate.

Each year’s net operating income is discounted to arrive at the present value of expected future cash flows. The property’s anticipated sale value at the end of the period (which is derived by capitalising the final year’s net income with the adopted terminal yield) is added to the discounted income stream to arrive at the total present market value of the property.

Direct Comparison Approach

This approach is usually only used as a check method. The valuation of property is compared with recent sales evidence of comparable properties in surrounding locations. The sales evidence compares the nature and condition of each property, location and tenancy profile, relevant to the subject property being valued.

The adopted value is generally a reconciliation of the two primary approaches, with the Direct Comparison approach providing a ‘sanity check’.

Directors’ Valuation

If a property is not independently valued, we will value the property internally via a Directors’ Valuation. The Directors’ Valuation uses the same valuation methodology and metrics and independent valuations.

Where a Directors’ Valuation produces a material variance (usually +/- 5%) to the previous adopted valuation, an independent valuation may be required.

Download and print “Guide to Bank Valuations” PDF.


Disclaimer: Issued by Centuria Property Funds Limited, ABN 11 086 553 639, holder of AFSL 231 149. The information in this document is general information only and does not take into account your personal financial circumstances, needs or objectives. We recommend you speak with your financial and/or taxation advisor before making any decisions in relation to your investment.