12 Investment property
2023 | 2022 | |||
At the beginning of the year | 1,016,183 | 968,960 | ||
Investments | 32,436 | 23,767 | ||
Subsequent capital expenditure | 2,369 | 928 | ||
Additions | 34,805 | 24,695 | ||
Transfers to investment property under construction | - | - | ||
Transfers from investment property under construction | - | - | ||
Total transfers to/from investment property under construction | - | - | ||
Disposals | (1,399) | (38,165) | ||
Net gain (loss) from fair value adjustments on investment property (like for like) | 4,161 | 56,623 | ||
Net gain (loss) from fair value adjustments on investment property | (13,646) | 4,035 | ||
In profit or loss | (9,485) | 60,658 | ||
In other comprehensive income | - | - | ||
Transfers out of level 3 | - | - | ||
Movement of right of use ground leases | 272 | 35 | ||
Total investment property (level 3) | 1,040,376 | 1,016,183 | ||
Lease incentives | 3,488 | 4,074 | ||
At the end of the year | 1,043,864 | 1,020,257 |
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 2023, 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 2023, and 31 December 2022, are based on 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 2023 the amount of lease incentives is € 3.5 million (2022: € 4.1 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 investment property value.
2023 | 2022 | |
Investment property | 1,043,864 | 1,020,257 |
Less: lease liabilities | (9,540) | (9,107) |
Valuation as per valuation report | 1,034,324 | 1,011,150 |
The specifications of acquisitions, other capital expenditures and the disposals are set out below.
Investments | 2023 | 2022 |
Experience | 1,429 | 15,319 |
Convenience | 33,329 | 9,376 |
Other | 47 | - |
Total investments | 34,805 | 24,695 |
Disposals | 2023 | 2022 |
Experience | (1,400) | - |
Convenience | - | - |
Other | - | (38,163) |
Total disposals | (1,400) | (38,163) |
The investment properties were sold with a negative result of € 0.4 million (2022: € 1.5 million positive result).
The main assumptions with regard to the valuations are set out below.
2023 | |||||
Experience | Convenience | Mixed retail | Other | Total | |
Current average rent (€/m²) | 417 | 244 | 219 | 173 | 289 |
Market rent (€/m²) | 356 | 220 | 194 | 143 | 253 |
Gross initial yield | 5.0% | 6.4% | 7.5% | 9.2% | 5.8% |
Net initial yield | 4.3% | 5.2% | 6.2% | 7.4% | 4.8% |
Current vacancy rate (VVO m²) | 3.1% | 1.8% | 4.7% | 0.0% | 2.3% |
Average financial vacancy rate | 2.7% | 1.9% | 2.9% | 0.0% | 2.3% |
Long-term growth rental rate | 1.5% | 1.9% | 0.9% | 2.1% | 1.7% |
Risk free (NRVT) | 2.9% |
2022 | |||||
Experience | Convenience | Mixed retail | Other | Total | |
Current average rent (€/m²) | 402 | 234 | 207 | 165 | 279 |
Market rent (€/m²) | 352 | 213 | 189 | 143 | 250 |
Gross initial yield | 4.8% | 6.1% | 7.3% | 8.3% | 5.5% |
Net initial yield | 4.4% | 5.0% | 6.1% | 4.7% | 4.8% |
Current vacancy rate (VVO m²) | 2.6% | 2.2% | 4.2% | 0.0% | 2.3% |
Average financial vacancy rate | 2.7% | 2.0% | 3.2% | 0.0% | 2.3% |
Long-term growth rental rate | 1.3% | 1.6% | 0.9% | 2.1% | 1.4% |
Risk free (NRVT) | 2.0% |
The net valuation gain (loss) for the year included a positive fair value adjustment of € 21.4 million (2022: € 65.8 million) and a negative fair value adjustment of € 30.9 million (2022: € 5.1 million) relating to investment properties that are measured at fair value at the end of the reporting period.
Investment property includes no buildings held under finance leases. The carrying amount is € nil (2022: € nil).
Sensitivity analysis
The appraisal of the portfolio implies a net initial yield of 4.8% (2022: 4.8%). If the yields used for the appraisals of investment properties on 31 December 2023 had been 25 basis points higher (2022: 25 basis points higher) than was the case at that time, the value of the Fund’s investments and shareholders' equity would have been 4.9% lower (2022: 5.0% lower).
The table below presents the sensitivity of the valuation to changes in the most significant assumptions.
2023 | 2022 | |||
Change rental rates | -5% | 5% | -5% | 5% |
Value of the investment property change | (51,717) | 51,717 | (50,558) | 50,557 |
2023 | 2022 | |||
Change net initial yield | – 25 bps | + 25 bps | – 25 bps | + 25 bps |
Value of the investment property | 56,498 | (50,933) | 56,045 | (50,452) |