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Financial statements

12 Investment property

  

2019

 

2018

At the beginning of the year

 

529,100

 

462,210

First time adoption IFRS16

 

8,911

 

-

Transfer from investment property under construction

146,366

 

-

 

Investments

11,335

 

8,291

 

Total investments

 

157,701

 

8,291

Disposals

 

-

 

-

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

79,881

 

58,599

 

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

37,308

 

-

 

In profit or loss

 

117,189

 

58,599

In other comprehensive income

 

-

 

-

Transfers out of level 3

 

-

 

-

Movement of right of use ground leases

 

172

 

-

Total investment property (level 3)

 

813,073

 

529,100

Lease incentives

 

13,250

 

6,954

At the end of the year

 

826,323

 

536,054

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 2019, 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 2019, and 1 January 2019, 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 2019 the amount of lease incentives is € 13.3 million (2018: € 7.0 million).

The right of use of land is included as an integrated part of the Investment property. To compare the externally appraised values of the Investment property the lease liabilities are deducted from the Total investment property value.

 

2019

2018

Investment Property

826,323

536,054

Less: lease liabilities

(21,023)

-

Valuation as per valuation report

805,300

536,054

Investments

2019

2018

Amsterdam

2,545

1,865

Rotterdam

7,844

6,323

Utrecht

-

1

The Hague

946

102

Total investments

11,335

8,291

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

2019

     
 

Amsterdam

Rotterdam

Utrecht

The Hague

Total

Current average rent (€/m²)

300

173

171

196

192

Current average rent (€/PP)

3,508

2,977

1,257

2,090

2,650

Market rent (€/m²)

327

171

184

188

210

Market rent (€/PP)

2,433

2,609

1,750

1,981

2,224

Gross initial yield

4.8%

6.2%

5.6%

6.5%

5.8%

Net initial yield

2.8%

0.9%

3.5%

4.4%

3.2%

Current vacancy rate (financial)

5.8%

31.9%

0.9%

1.8%

10.0%

Long-term growth rental rate

2.5%

1.9%

2.5%

1.5%

1.9%

Risk free (NRVT)

    

0.4%

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

Market rent (€/m²)

262

171

166

181

186

Market rent (€/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%

Risk free (NRVT)

    

0.5%

The net valuation gain (loss) for the year included a positive fair value adjustment of € 118,194 (2018: € 60,169) 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 (2018: € nil).

Sensitivity analysis

The appraisal of the portfolio implies a net initial yield of 3.2% (2018: 3.8%). If the yields used for the appraisals of investment properties on 31 December 2019 had been 100 basis points higher (2018: 100 basis points higher) than was the case at that time, the value of the investments would have been 28.7% lower (2018: 26.1% lower). In this situation, the Fund’s shareholders’ equity would have been € 247 million lower (2018: € 150 million lower).

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

  

2019

 

2018

Change rental rates

-5%

5%

– 5%

5%

Value of the investment property change

(40,265)

40,265

(26,803)

26,803

  

2019

 

2018

Change net initial yield

– 25 bps

+ 25 bps

– 25 bps

+ 25 bps

Value of the investment property change

67,829

(58,050)

38,028

(33,303)

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