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13 Investment property under construction

  

2016

 

2015

At the beginning of the year

 

205,579

 

65,896

Investments

 

300,192

 

177,321

Transfers to investment property

 

(192,026)

 

(65,022)

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

39,333

 

27,384

 

In profit or loss

 

39,333

 

27,384

In other comprehensive income

 

-

 

-

Transfers out of level 3

 

-

 

-

At the end of the year

 

353,078

 

205,579

 

2016

2015

Investment property under construction at fair value

353,078

205,579

Investment property under construction at amortised cost

-

-

As at 31 December

353,078

205,579

The Fund has an agreement with Bouwinvest Development B.V., which developed part of the investment property for the Fund. Investment property under construction developed by Bouwinvest Development B.V. related to Stadionplein (Amsterdam). The other property under construction is being developed by third parties. For a list of the investment property under construction and investment commitments, see Note 20.

The net valuation gain (loss) for the year included a positive fair value adjustment of € 59,889 (2015: € 30,867) relating to investment property under construction that are measured at fair value at the end of the reporting period.

The investment property under construction is valued by external valuation experts.

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

Investments

2016

2015

Randstad

231,436

167,307

Mid East

21,062

1,793

Brabantstad

42,213

6,708

Non-core regions

5,481

1,513

Total investments

300,192

177,321

Transfers to investment property

2016

2015

Randstad

170,173

54,142

Mid East

14,890

5,370

Brabantstad

-

5,510

Non-core regions

6,963

-

Total transfers to investment property

192,026

65,022

The significant assumptions made relating to the valuations are set out below.

2016

    
 

Randstad

Mid East

Brabantstad

Total

Gross initial yield

4.2% - 5.7%

4.9%

5.1% - 5.8%

4.2% - 5.8%

Net initial yield

3.7% - 4.8%

4.2%

4.3% - 4.7%

3.7% - 4.8%

Long-term growth rental rate

2.7%

2.3%

2.1%

2.6%

Average 10-year inflation rate (IPD Nederland)

1.0%

1.0%

1.0%

1.0%

Estimated average development profit on completion

20.3%

(0.6%)

7.6%

17.7%

Estimated average percentage of completion

54.9%

63.2%

66.7%

57.2%

Current average rent (€/m²)

16

11

11

15

Construction costs (€/m²)

3,298

2,636

2,126

2,993

2015

    
 

Randstad

Mid East

Brabantstad

Total

Gross initial yield

4.5% - 5.6%

N/A

5.5% - 5.6%

4.5% - 5.6%

Net initial yield

3.2% - 4.8%

N/A

4.4% - 5.1%

3.2% - 5.1%

Long-term growth rental rate

2.5%

N/A

2.2%

2.4%

Average 10-year inflation rate (IPD Nederland)

1.5%

N/A

1.5%

1.5%

Estimated average development profit on completion

49.4%

N/A

22.5%

45.0%

Estimated average percentage of completion

3.8%

N/A

7.1%

4.3%

Current average rent (€/m²)

14

N/A

12

14

Construction costs (€/m²)

3,145

N/A

2,364

2,983

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