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INTRODUCTION
Bundle of Rights
Rights generally inherent in the ownership of real estate include but
are not limited to the following:
The right to sell
The right to lease
The right to mortgage
The right to sell or lease a partial interest
The right to build improvements thereon
The right not to do any of the above
The bundle of rights can be divided through various instruments
including leases, easements, and mortgages.
Through these instruments, one party owns or controls certain rights
whereby another party owns or controls other rights.
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INTRODUCTION
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INTRODUCTION
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LEASE INTERESTS DEFINITION OF TERMS
Tenancy
When the bundle of rights is owned as separate
property interests, tenancy is created.
In real estate tenancy has two meanings:
The holding of property by any form of title
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LEASE INTERESTS DEFINITION OF TERMS
Reversion
Future cash, represents the anticipated return of a capital
sum at the end of the investment
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Hierarchy of Property Rights & Tenancy
Entity A Entity A
Fee Simple Leased Fee
Entity B Entity B
Leasehold Subleased Fee
Entity C
Entity C
Subordinate
Sublease hold
Subleased Fee
Entity D
Subordinate
Sublease hold
Absolute and The Right to Occupy and The Right to Occupy and
Unencumbered Interest use the Property for a use the Property for a The Right to Occupy and
Bundle of Rights specific period and a specific period and a use the Property for a
specified consideration as specified consideration as specific period and a
set out in a lease agreement set out in a lease agreement specified consideration as
Between Entity A & B Between Entity B & C set out in a lease agreement
Between Entity C & D
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Hierarchy of Property Rights & Tenancy
INFINITY
YEAR 0
LEASE INTEREST
SUB LEASE INTEREST
SUB LEASE INTEREST
Tenancy only on a specified Tenancy only on a specified
Entity A Entity A period but cannot exceed period but cannot exceed
Fee Simple Leased Fee the rights granted in the the rights granted in the
lease between A & B lease between B & C
Entity B Entity B
Leasehold Subleased Fee
Entity C
Entity C
Absolute Ownership Tenancy only on a specified Sublease hold
Subordinate
period Subleased Fee
Entity D
Subordinate
Sublease hold
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THE LEASE AGREEMENT
A contractual arrangement in which rights of use and
possession are conveyed from a propertys title owner (called
the landlord, or lessor) in return for a promise by another
(called a tenant, or lessee) to pay rents as prescribed by the
lease.
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LEASED FEE OR LESSORS INTEREST
Basic Lease Provisions (contd)
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LEASED FEE OR LESSORS INTEREST
Basic Lease Provisions (contd)
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LEASEHOLD OR LESSEES INTEREST
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TYPES OF LEASES
Market Rent
The estimated amount for which a property, or space within
a property, should lease on the date of valuation between a
willing lessor and a willing lessee on appropriate lease
terms in an arms-length transaction, after proper
marketing wherein the parties had each acted
knowledgeably, prudently, and without compulsion
CR>MR
Any value ascribed to the excess rent must be identified as
attributable to the contract, not the market value of the real
estate itself
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TYPES OF RENT
Deficit Rent
The amount by which market rent exceeds contract rent at the time of the
appraisal
MR>CR
Effective Rent
Total of base rent, or minimum rent stipulated in a lease, over the specified
lease term less rental concessions such as free rent, above standard tenant
improvements, moving allowances, lease buyouts, cash allowances and other
leasing incentives
Overage rent
Percentage rent paid over and above the guaranteed minimum rent or base
rent
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RENTAL PAYMENTS
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OPERATING LEASE VS FINANCING LEASE
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OPERATING LEASE VS FINANCING LEASE
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OPERATING LEASE VS FINANCING LEASE
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OPERATING LEASE VS FINANCING LEASE
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OPERATING LEASE VS FINANCING LEASE
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OPERATING LEASE VS FINANCING LEASE
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VALUATION OF LEASE INTERESTS -
CONSIDERATIONS
The importance of the distinction between the physical
matter and the legal interest in it is critical to valuation.
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VALUATION OF LEASE INTERESTS -
CONSIDERATIONS
However, the lessors interest (leased fee value) does
have a Market Value, based on the value of the rental
income during the lease together with any residual
value remaining at the end of the lease.
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VALUATION OF LEASE INTERESTS
METHOD OF VALUATION
The valuation of a lease interest is anchored on the economic
principle of anticipation. Value is created by the future benefits
(income stream) of ownership (whole or partial).
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VALUATION OF LEASE INTERESTS
METHOD OF VALUATION
The approach considers income and expense data relating to
the property being valued and estimates value through a
capitalization process.
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VALUATION OF LEASE INTERESTS
METHOD OF VALUATION
One of the accepted methodologies within the income
capitalization approach to valuation is the Discounted Cash
Flow (DCF) analysis.
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VALUATION OF LEASE INTERESTS
Income Approach Discounted Cash Flow
0 1 2 3 4 5 6
PV1
+ pwf x I 1
I1
PV2
+ pwf x I 2
I2
PV3
+ pwf x I 3 I3
PV4
+ pwf x I 4 I4
PV5
+ pwf x I5
RV
= pwf x RV pwf x I6
MV Reversion Value
(end of period)
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VALUATION OF LEASE INTERESTS
EXAMPLE
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VALUATION OF LEASE INTERESTS
EXAMPLE
Given Data:
Rental Rate is P100,000 per year
Lease Period is 5 years
Capitalization Rate is 8% per year
Value of Property at the end of Lease is P1,500,000
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CASH FLOW DIAGRAM:
LESSORS INTEREST = NET PRESENT VALUE (NPV) OF RENTALS + REVERSION VALUE OF PROPERTY
0 1 2 3 4 5
I1
P10,000 x NPV factor
I3
P10,000 x NPV factor
I4 I5
P10,000 x NPV factor
B. Reversion Value
Year MV End of the Lease
5 1,500,000.00 0.6806 1,020,874.80 1,020,900.00
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VALUATION OF LEASE INTERESTS
COMPUTATION
C = 100,000.00
i = 8%
n = 5
PV factor = 1 - (1+i) -n
C = Cash flow per period
i
i = interest rate
= 1-(1.08) -5
n = number of payments
0.08
= 0.319416803
0.08
= 3.992710037
PV = 399,271.00
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VALUATION OF LEASE INTERESTS
EXAMPLE
Corp. A owns an industrial land and leases it to Corp. B. The
lease is for 10 years and commenced in 2008. Corp. B built a
warehouse on the land and as stipulated on the lease
agreement, the warehouse will be turned over to Corp. A upon
the expiration of the lease. The starting rental rate is P80,000
per year and is subject to an increase of P5,000 per year
henceforth. Based on market data the capitalization rate of
similar properties is 6% per annum. The value of the land and
the building are estimated at P2,000,000 and P1,500,000,
respectively, at the end of the lease. The rentals are payable at
the start of every year. Determine the Lessors Interest.
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VALUATION OF LEASE INTERESTS
EXAMPLE
Given Data:
Date of Appraisal is 2010
Lessor is Corp. A
Lease Period is 10 years
Remaining Lease Period is 8 years
Rental Rate is P80,000 per annum subject to increase payable
at the start of the year
Capitzalization Rate is 6% per annum
Value of Land at the end of the Lease is P2,000,000
Value of the Building at the end of the Lease is P1,500,000
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VALUATION OF LEASE INTERESTS
COMPUTATION
Lessor's Interest = Net Present Value (NPV) of Rentals + Reversion Value
of Land + Reversion Value of Building
Year per Lease
Year Agreement Rental per annum NPV Factor NPV Rounded
2008 1 80,000.00 Paid -
2009 2 85,000.00 Paid - -
2010 3 90,000.00 Paid - -
2011 4 95,000.00 Paid - -
2012 5 100,000.00 0.9434 94,339.62 94,340.00
2013 6 105,000.00 0.8900 93,449.63 93,450.00
2014 7 110,000.00 0.8396 92,358.12 92,360.00
2015 8 115,000.00 0.7921 91,090.77 91,090.00
2016 9 120,000.00 0.7473 89,670.98 89,670.00
2017 10 125,000.00 0.7050 88,120.07 88,120.00
549,030.00
Factor = 1/(1+ i) n
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VALUATION OF LEASE INTERESTS
EXAMPLE
Given Data:
Lease Period is 8 years
Contract Rate is P20,000 per month
Market Rent is P25,000 per month
Rental Gain is P5,000 per month or P60,000 per year
Capitalization Rate is 6% per year
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VALUATION OF LEASE INTERESTS
COMPUTATION
Lessee's Interest = Net Present Value (NPV) of Rental Gain
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VALUATION OF LEASE INTERESTS
EXAMPLE
Corp. D is leasing a parcel of land in an industrial
subdivision is Laguna for 20 years. The lease started in
2005. The rental rate is P1,000,000 per year. Corp. D
constructed buildings of the land but the buildings
will be turned over to the land owner upon expiration
of the lease contract. As of the data of appraisal,
2010, the value of the buildings is estimated at
P8,500,000, the prevailing capitalization rate is 6%,
the prevailing rental rate for similar land is
P1,200,000, and the remaining life of the buildings is
35 years. Determine the Lesees Interest.
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VALUATION OF LEASE INTERESTS
EXAMPLE
Given Data:
Appraisal date is 2010
Lease Period is 20 years
Remaining Life of Lease Contract is 15 years
Contract Life Ratio is 15 years / 20 years or 75%
Capitalization Rate is 6%
Contract Rent is P1,000,000 per year
Market Rent is P1,200,000 per year
Rental Gain is P200,000 per year
Value of Buildings is P8,500,000
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VALUATION OF LEASE INTERESTS
COMPUTATION
Lessee's Interest = Net Present Value (NPV) of Rental Gain + Leasehold Value of Improvements (Building)
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VALUATION OF LEASE INTERESTS (SANDWICH AND
SUBLEASEHOLD INTERESTS)- EXAMPLE
Given Data:
Appraisal date is current
Rent specified in the base lease P600,000 per year
Rent specified in the sublease P650,000 per year
Rent obtainable in the market P700,000 per year
Lease terms (sandwich and subleasehold positions) 20 years
Discount rates:
Sandwich leasehold position 13%
Subleasehold position 18%
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VALUATION OF LEASE INTERESTS (SANDWICH LEASEHOLD
INTERESTS)- COMPUTATION
Advantage to subleasehold
Market rent 700,000.00
Rent paid under sublease 650,000.00
Advantage 50,000.00
Present value of initial payment 1,000.00 50,000.00
Present value of additional 19 payments =
at 18% for 19 payments
Factor = 5.316241
Multiply 50,000 by the factor 265,812.71
Add present value of initial payment
and present value of additional 19
payments 315,812.71
Present value of subleasehold Say 315,800.00
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