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12 Investment property

  

2017

 

2016

At the beginning of the year

 

3,547,470

 

2,833,309

Transfers from investment property under construction

232,158

 

192,026

 

Investments

3,086

 

6,196

 

Total investments

 

235,244

 

198,222

Disposals

 

(52,054)

 

(934)

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

364,556

 

436,183

 

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

47,878

 

80,690

 

In profit or loss

 

412,434

 

516,873

In other comprehensive income

 

-

 

-

Transfers out of level 3

 

-

 

-

Total investment property (level 3) at the end of the year

 

4,143,094

 

3,547,470

The Fund’s investment properties are valued by independent external appraisers on a quarterly basis. On 31 December 2017, these properties were revalued by independent professionally qualified valuation experts with experience in the locations and categories of the investment properties valued (level 3). The carrying values of investment property as at 31 December 2017, and 1 January 2017, are in line with the valuations reported by the external valuation experts. In estimating the fair value of the properties, the highest and best use of the properties is their current use. There was no change to the valuation technique during the year and there were no transfers between levels 2 and 3 during the year.

The specifications of transfers from investments and investment property under construction and also the disposals are set out below.

Investments and transfer from investment property under construction

2017

2016

Randstad

140,294

176,253

Mid East

14,979

14,960

Brabantstad

79,588

5

Non-core regions

383

7,004

Total investments and transfer from investment property under construction

235,244

198,222

Disposals

2017

2016

Randstad

(16,200)

(113)

Mid East

(3,183)

-

Brabantstad

-

-

Non-core regions

(32,671)

(821)

Total disposals

(52,054)

(934)

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

2017

     
 

Randstad

Mid East

Brabantstad

Non-core regions

Total

Current average rent (€/unit)

1,076

868

916

824

1,025

Estimated rental value (€/unit)

1,112

881

925

838

1,056

Gross initial yield

4.5%

5.5%

4.8%

5.8%

4.6%

Net initial yield

3.3%

4.0%

2.7%

4.1%

3.3%

Current vacancy rate (no rental units)

1.4%

0.9%

2.6%

0.8%

1.3%

Current financial vacancy rate

2.3%

1.5%

3.1%

1.6%

2.2%

Long-term growth rental rate

2.5%

2.2%

2.3%

2.1%

2.4%

Average 10-year inflation rate (IPD Nederland)

    

0.5%

2016

     
 

Randstad

Mid East

Brabantstad

Non-core regions

Total

Current average rent (€/unit)

1,056

830

896

811

1,001

Estimated rental value (€/unit)

1,088

845

917

825

1,032

Gross initial yield

4.9%

6.0%

5.4%

6.2%

5.1%

Net initial yield

3.5%

4.3%

4.5%

4.3%

3.6%

Current vacancy rate (no rental units)

1.4%

0.9%

1.7%

1.7%

1.4%

Current financial vacancy rate

2.3%

1.6%

1.2%

2.6%

2.3%

Long-term growth rental rate

2.3%

2.0%

2.0%

1.9%

2.2%

Average 10-year inflation rate (IPD Nederland)

    

1.0%

The valuation of the investment properties took into account a vacancy period ranging from one (1) to three (3) months. There are no rental incentives.

The net valuation gain (loss) for the year included a positive fair value adjustment of € 412.5 million (2016: € 521.1 million) relating to investment properties that were measured at fair value at the end of the reporting period.

As at 31 December 2017, the Fund had unprovisioned contractual obligations for future repairs and maintenance of € 1.5 million (2016: € 4.0 million). Direct operating expenses recognised in profit or loss include € 1.2 million
(2016: € 1.1 million) relating to investment property that was vacant. Investment property includes buildings held under finance leases, the carrying amount of which is nil (2016: nil).

Sensitivity analysis

The appraisal of the portfolio implies a net initial yield of 3.3% (2016: 3.6%). If the yields used for the appraisals of investment properties on 31 December 2017 had been 100 basis points higher (2016: 100 basis points higher) than was the case at that time, the value of the investments would have been 25.5% lower ceteris paribus (2016: 23.8% lower). In this situation, the Fund’s shareholders’ equity would have been € 1.1 billion lower (2016: € 871 million lower).

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

  

2017

 

2016

Change rental rates

– 5%

5%

– 5%

5%

Value of the investment property change

(207,155)

207,155

(177,373)

177,373

  

2017

 

2016

Change net initial yield

– 25 bps

+ 25 bps

– 25 bps

+ 25 bps

Value of the investment property change

336,774

(289,680)

261,728

(228,074)

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