Annual Report and Accounts | 2024
Annual Report and Accounts | 2024
NOTES TO THE FINANCIAL STATEMENTS (CONTINUED)
Valuation technique and significant unobservable inputs The fair value measurement for investment property has been categorised as Level 3 fair value based on the inputs to the valuation techniques used and continued market uncertainty (Note 25). The following table summarises the key unobservable inputs applied in the valuation of the Group’s investment property at 31 December 2024.
12. INVESTMENT PROPERTIES
Asset class
Input
2024
2023
2024 €’000
2023 €’000
€8.00 - €114
Industrial and retail buildings
Range for values per sq. ft.applied1
€6.00- €83
€6.74
Weighted average annual rent per sq. ft.2
€5.89
Group At beginning of year
7.5% - 12.9%
Equivalent yield- range2
7.5%- 12.9%
133,010
132,188
1,451 (956)
Additions Disposals
6,572
€31 - €254
Office buildings
Range for values per sq. ft.applied1 Weighted average annual rent per sq. ft.2
€17.60- €185
(2,374)
€15.58
€15.53
(2,573) 14,509 145,441
Transfer to asset held for sale (Note 9a)
(850)
7.5% - 10.4%
Equivalent yield – range2
7.5%- 10.4%
(2,526)
Increase/(decrease) in fair value during the year
At end of year
133,010
€26- €114
Warehouse buildings
Range for values per sq. ft.applied1 Weighted average annual rent per sq. ft.2
€19 - €83
€7.14
€6.47
As security for its borrowings the Group has granted its lender an assignment and charge over three investment properties and an assignment of the rental income from the secured properties (Note 23). The following table presents the fair value of the Group’s investment properties by property class.
7.5% - 8%
Equivalent yield- range2
7.5% - 8%
€4,000 - €93,342
Industrial land
Value per acre- range1
€4,000- €70,000
1 This is based on comparable market transactions for land and buildings (as applicable). Among other factors the valuation per square foot/acre considers the location of land, the quality of a building and its location, size and condition. This input to the valuation of buildings assumes the buildings are vacant. 2 Where applicable, the valuation model also considers the present value of net cash flows to be generated from a property, taking into account the contracted rental income and lease terms and applying an appropriate rental yield. Sensitivity of the measurement to variance of key unobservable inputs An increase in the value of comparable market transactions would result in an increase in the fair value of the portfolio. Conversely a decrease in the comparable market transactions would result in a decrease in the fair value. Across the entire portfolio of investment properties a 5% increase in value per sq. ft./acre would result in an increase of €4,124,000 in fair value, whilst a decrease of 5% would result in a fair value decrease of €4,124,000. This is further analysed by property class as follows:
2024 €’000
2023 €’000
56,336 55,131 13,843 20,131 145,441
Industrial and retail buildings
47,279 53,708 11,246 20,777 133,010
Office buildings
Warehouse buildings
Industrial land
Total
During 2024, investment property rentals of €12,770,000 were included in Revenue (2023: €12,288,000) . Expenses relating to the leasing and maintenance of investment properties, included in administrative expenses, total €3,809,000 (2023: €3,696,000) . During the year, the Group disposed of investment properties for net proceeds of €920,000 (2023: €9,544,000) resulting in a loss on disposal of €36,000 (2023: gain of €7,174,000) , none of which was receivable at 31 December 2024 (2023: nil) . The Group’s investment properties are stated at fair value as at 31 December 2024. The valuation of investment properties requires a high degree of management judgement and estimation. Management assessed the fair value of the Group’s total investment property portfolio. The fair value of the investment properties is based on a valuation by internal management specialists, who have recent experience in the location and class of the investment properties being valued. Final values were applied to each property, having regard to the relevant circumstances of the property including its location, type, size, use, existing tenancies and condition. These values, which are supported by market evidence, were determined by benchmarking against comparable transactions for similar properties in the same locations as those of the Group or through the use of valuation techniques including the use of market yield on comparable properties.
2024
2023
Increase of 5% in value €’000
Decrease of 5% in value €’000
Increase of 5% in value €’000
Decrease of 5% in value €’000
Asset class
1,879 1,667
(1,879) (1,667)
Industrial buildings
1,372 1,433
(1,372) (1,433)
Office buildings
532
(532)
Warehouse buildings
388 926
(388) (926)
46
(46)
Industrial land
4,124
(4,124)
Total
4,119
(4,119)
90
91
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