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Financial statements

12 Investment property

  

2018

 

2017

At the beginning of the year

 

462,210

 

453,797

Transfer from investment property under construction

 

-

 

-

Investments

 

8,291

 

5,080

Transfers to investment property under construction

 

-

 

-

Disposals

 

-

 

-

Net gain (loss) from fair value adjustments on investment properties (like for like)

58,599

 

3,333

 

Net gain (loss) from fair value adjustments on investment properties

-

 

-

 

In profit or loss

 

58,599

 

3,333

In other comprehensive income

 

-

 

-

Transfers out of level 3

 

-

 

-

Total investment property (level 3)

 

529,100

 

462,210

Lease incentives

 

6,954

 

6,451

At the end of the year

 

536,054

 

468,661

The Fund’s investment properties are valued by external valuation experts on a quarterly basis. The external valuation expert is changed every three years. On 31 December 2018, these properties were revalued by independent professionally qualified valuation experts who hold a recognised relevant professional qualification and had recent experience in the locations and categories of the investment properties valued. The carrying values of investment property as at 31 December 2018, and 1 January 2018, are in line with the valuations reported by the external valuation experts.

The lease incentives granted are included in the total fair value of investment properties. For the year 2018 the amount of lease incentives is € 7.0 million (2017: € 6.5 million).

Investments

2018

2017

Amsterdam

1,865

1,179

Rotterdam

6,323

2,603

Utrecht

1

1,050

The Hague

102

248

Total investments

8,291

5,080

The significant assumptions with regard to the valuations are set out below.

2018

     
 

Amsterdam

Rotterdam

Utrecht

The Hague

Total

Current average rent (€/m²)

240

167

154

173

177

Current average rent (€/PP)

2,093

2,592

1,319

1,590

1,909

Estimated rental value (€/m²)

262

171

166

181

186

Estimated rental value (€/PP)

1,999

2,623

1,750

1,657

1,937

Gross initial yield

7.5%

6.5%

5.6%

6.9%

6.8%

Net initial yield

4.5%

2.1%

2.6%

4.3%

3.8%

Current vacancy rate (financial)

2.5%

29.3%

-0.5%

5.1%

10.8%

Long-term growth rental rate

2.2%

1.8%

2.5%

2.1%

2.1%

Average 10-year inflation rate (NRVT)

    

0.5%

2017

     
 

Amsterdam

Rotterdam

Utrecht

The Hague

Total

Current average rent (€/m²)

205

164

152

188

180

Current average rent (€/PP)

1,969

3,653

1,227

1,606

2,081

Estimated rental value (€/m²)

230

167

163

181

181

Estimated rental value (€/PP)

1,950

3,796

1,400

1,554

2,083

Gross initial yield

8.2%

7.0%

6.4%

8.4%

8.0%

Net initial yield

4.5%

1.6%

2.7%

5.6%

4.3%

Current vacancy rate (financial)

4.1%

28.2%

5.6%

10.0%

13.7%

Long-term growth rental rate

2.2%

1.5%

2.2%

2.0%

1.9%

Average 10-year inflation rate (NRVT)

    

0.5%

The net valuation gain (loss) for the year included a positive fair value adjustment of € 60,169 (2017: € 10,469) relating to investment properties that are measured at fair value at the end of the reporting period.

The valuation of the investment properties takes into account a rent-free period/rent incentives ranging from 1 to 3 months after occupation.

Investment property includes no buildings held under finance leases. The carrying amount is € nil (2017: € nil).

Sensitivity analysis

The appraisal of the portfolio implies a net initial yield of 3.8% (2017: 4.3%). If the yields used for the appraisals of investment properties on 31 December 2018 had been 100 basis points higher (2017: 100 basis points higher) than was the case at that time, the value of the investments would have been 26.1% lower (2017: 24.2% lower). In this situation, the Fund’s shareholders’ equity would have been € 150 million lower (2017: € 121 million lower).

The table below presents the sensitivity of the valuation to changes in the most significant assumptions.

  

2018

 

2017

Change rental rates

– 5%

5%

– 5%

5%

Value of the investment property change

(26,803)

26,803

(23,429)

23,429

  

2018

 

2017

Change net initial yield

– 25 bps

+ 25 bps

– 25 bps

+ 25 bps

Value of the investment property change

38,028

(33,303)

29,020

(25,822)

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