Property Valuation a vital process

Property Valuation process is vital in the sense, as it gives the owner of the property a chance to increase the worth of their property. These sales follow on from the disposal earlier in the year of properties in Paddington Street, Wl, Islington NI, Hatton Garden ECI and Canterbury for £6.0 million. Commenting on the transaction Nathan Thompson, director of MEPC UK, said: “These properties do not form part of our core industrial holdings.

When the valuation of property is conducted the owner comes to know the existing price of their property which helps the owner in different ways. The money has been injected into the acquisition of the Excalibur Enterprise Centre in Milton Keynes, purchased from Green Property, where we see considerable opportunities to add value. We have already agreed a letting on one of the vacant units 15% above our estimated rental value and we are confident that this estate will make a significant contribution to our total returns.

Again, through the Brisbane Property Valuers process the owner of the property will also come across the area of their property in which alterations are needed. So by undertaking necessary alterations on which property valuation has been conducted, the property owners can enhance the price of their property.

If you are a property owner and want to raise the worth of your property, get it done by a qualified property Valuer. MEPC have paid £ 11.7 million for the Excalibur Enterprise Centre, to show a net initial yield in excess of 10%. The 7.7 ha (19 acre) estate is situated on the A5, within easy access to the NU and provides 29,877 sq m (321,596 sq ft) of industrial and warehouse accommodation.

The centre, which is reversionary, currently produces £1.2 million per annum equating to an overall rate of £39.30 per sq m (£3.65 per sq ft) with only nominal voids. The six shops in the parade are situated at Units 1-6, Octagon Parade of the Octagon Centre and tenants include River Island, Clinton Cards, New Look and Shoe Express.

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As always, location is a key concern with the western suburbs, Douglas and Rochestown performing extremely well. There is a large amount of both zoned residential land and land with planning permission due to come to the market in 2006. East of Cork city there is approximately 16 hectares at Glounthaune currently zoned for residential housing. The Adelaide Property Valuers process is getting better with the performance of experienced property valuer to maintain the process and make it much better.

But for that you have to make a good selection of hiring a property valuer who will decide the steps to be performed in what ways and make a proper structure for performing the full process with full efforts. Overall the outlook for 2006 remains positive with buoyant conditions expected to continue. The general economic outlook is positive with only limited interest rate movement expected in the short term. The upper end of the market will continue to perform well and the investment market will undoubtedly soften when the supply of rental accommodation meets demand.

2005 continued to see increased activity from Institutions in the market, which coupled with the increased weight of money from other investors contributed to significant yield compression through out all sectors. In the UK market, Institutions made net purchases of £4bn in 2004 compared with net sales of £3bn in 2003 according to the IPD. If you will in case hire any local valuer for doing your process then you will be the only responsible person for the loss or mistakes that will occur in your whole property valuation process. It is totally up to you to take the property’s process in which direction.

Fuelled by stable low interest rates and no significant recovery in the equities market, purchases by syndicates and private investors remained stable at £2bn. The lack of quality opportunities and continued demand has resulted in record yields being recorded over the past year. Prime yields in the majority of the top ten performing UK cities are now close to 4% with prime office and some industrial yields dropping as low as 5.25% and 5.5% respectively.

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Unlike the office sector, there is less variation in prime rents between the country’s main commercial centres. The highest rents in the country are around R30 per sq m per month (US$3.80 per sq m per month) and are being achieved in Midrand. Pretoria and Cape Town are achieving prime rents of R25 per sq m per month (US$3.20 per sq m per month), with prime rents in Durban slightly lower at R20 per sq m (US$2.60 per sq m).

Despite the anticipated recovery of copper prices, there is a need for economic diversification. Inflation dropped from 30.6% in December 1998 to 20.6% in December 1999, but aggravated by oil price rises, rose again to stand at around 25% at the end of 2000, which was well short of the Government’s target of 14% for the year. The constitution prevents Mr Chiluba from standing for a third term and although the opposition has been weak, some credible presidential contenders have emerged. how much property valuer costs in brisbane?

A large proportion of the urban population live in the Copperbelt towns, the main ones of which are Kitwe, Ndola and Chingola, while Livingstone has grown on the back of the tourism industry around Victoria Falls. Until 1991, the property market in Zambia was controlled by the Government. Commercial leases have typically been for a term of one year, on an internal repairing and insuring basis with the option to renew to open market for a further term.

Lusaka’s CBD centres along Cairo Road, the main thoroughfare running through the city centre, where office developments typically incorporate retail units at street level. The bulk of office space in the city centre dates back to the 1960s and 1970s and is in need of major refurbishment. Small to medium size companies seeking an improved working environment and ample car parking, have relocated to the residential suburbs of Rhodes Park, Fairview and Northmead which lie to the east of the city centre.

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This trend is in line with expectations for growth in the transport and storage sector, one of the key sectors behind demand for industrial space.

The existence of a parallel US dollar quoted market alongside the kwacha quoted market reflects the need for investors to preserve property values against the deflating kwacha and inflation. Up to the mid-1990s, most property was owned by the Government or the parastatals with very few private investors in the market.

As part of the privatisation programme in the early 1990s, the Government and parastatals offloaded their non-core properties, releasing a large number of both commercial and residential properties for sale. While the supply of residential units has been absorbed, there is still a high proportion of office and industrial space, built in the 1960s and 1970s, which remains unsold.

The supply of newly built schemes, however, has declined on account of surplus older properties being available at cheaper prices. As a result of the depreciating kwacha and high levels of inflation, investment yields are difficult to analyse.

The issue is that this cost is regularly excessively high; importance once an operators or valuation surveyor has directed a real estate valuation, the property holder is frequently left disillusioned.

The bulk of retail provision in Lusaka takes the form of town centre high street shops with the main retail pitch lying along Cairo Road. Manda Hill Centre, situated on the north-east periphery of Lusaka, opened in late 1999, providing the first shopping centre of international stature.

The 22,260 sq m shopping centre was developed by a private consortium, with all but three of its of 54 units pre-let and is jointly anchored by South African retailers Shoprite Checkers and Game Stores. . With its emphasis on leisure and entertainment, the centre is expected to complement the Manda Hill Centre.

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There is, however, evidence of this trend slowing as efforts are made to improve congestion, security and in particular car parking in the city centre. Farmers House and the Comesa Building, with Mukuba Pension Fund House and Anglo American Building providing the best decentralised space. Mr Whitaker is currently marketing the 5,000sqm 75 Miller St in North Sydney in conjunction with Chesterton International.

Demand exists but for good quality space, of which there is very little available. However, there is an oversupply of second-hand space, lacking in specification, particularly along Cairo Road where vacancy rates are growing. Central Park on Cairo Road is the most significant scheme in the pipeline. It incorporates the refurbishment of Farmers House and will provide 13,000 sq m of office, retail and showroom space developed in three phases, the first of which was completed in late 2000 and was 85% pre-let.

Rents have fallen over the past year. Recent lettings in the Lusaka CBD and periphery prime locations have been achieved at rents of US$8-11 per sq m per month while secondary space is being let at K15,000-20,000 per sq m per month (US$3.80-5.10 per sq m per month). Executive office suites are also available, for as much as US$15 per sq m per month. Service charges typically equate to 5% of the rental level.

If you are working with the  expert’s Property valuers  then it’s very easy for you to complete the process by taking less time. Average rents within the prime pitch along Cairo Road are US$6-7 per sq m per month, although some select units are believed to have achieved in excess US$10 per sq m. Rents at Manda Hill are US$15-25 per sq m per month, inclusive of service charge.

The main industrial area in Lusaka lies to the north-west of the city, with many of the major oil marketing, manufacturing and trading companies based there. A large proportion of the stock is old and fails to meet the requirements of modern industry.

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The concept of business parks has yet to take off in Zambia, with none in existence or planned. Due to the weak economy over the past few years, the industrial sector is the most depressed sector, with activity restricted to transactions at discounted prices or buildings sold as part of the sales of privatised companies. With low levels of demand, rents have fallen over the past year and currently range from US$1.50-$3.50 per sq m per month in accordance with unit size. The area of the property is an alternate vital part of the business property valuation process.

Despite a rental decline over the past two years, rents for executive housing in Lusaka are still higher than those achieved for similar properties elsewhere in the immediate region. Rents in the prime suburbs of Kabulonga and Sunningdale range from US$800 per month for a three bedroom maisonette to US$2,500 per month for a four bedroom executive house with a swimming pool.

Residential prices vary similarly from K170 million (US$44,000) for a three bedroom house in Kalundu to up to US$250,000 for a four bedroom executive house in Kabulonga. The property markets in Kitwe, Chingola and Ndola, with their reliance on the mining and industrial sectors, have been through a period of stagnation.

With the resurgence of the economy and the mining sector, property values on the Copperbelt are expected to begin rising, particularly in the residential and commercial markets. Prime office rents on the Copperbelt are currently K10,000-16,000 per sq m per month (US$2.60-4.10 per sq m per month).

The industrial property market on the Copperbelt offers accommodation with better layout and condition than that in Lusaka. However, following the departure of a number of large multinationals such as Cadbury Schweppes and Reckitt and Colman in recent years, vacancy rates are high. Prime industrial rents are K3,000-6,000 per sq m per month (US$0.80-1.50 per sq m per month).

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In 1998, the economy took a downturn when the World Bank and other donors suspended funding for the second phase of the reforms, chiefly for failing to meet the agreed targets and for non-adherence to the conditions of the funding, at the same time objecting to Zimbabwe’s costly involvement in the war in the Democratic Republic of Congo. Zimbabwe’s economy is agro-based and agriculture contributes more than 20% of GDP. Agriculture – primarily tobacco – tourism and mining of gold, nickel and coal, have been the principal foreign exchange earners

Manufacturing, which usually contributes up to 30% of GDP, has been further hit by exorbitant interest rates. The dramatic depreciation of the Zimbabwe dollar, by over 300% between 1997 and 2000, has been a key catalyst in escalating inflationary pressure. Inflation topped 72% in 1999 before dropping to 60% in mid-2000. Resolving lawlessness and the restoration of confidence are crucial to Zimbabwe.

The amicable resolution of the land issue is the critical factor underpinning the process of resuscitating the economy and is being anxiously monitored by the investment community.

 Thus, in the event that you are topping off an application for home loan of life time or whatever other value discharge, dependably get the guidance of The Expert Property Value discharge consultant.

Harare’s prime commercial area, commonly referred to as the “square mile”, lies within Samora Machel Avenue, Second Street, Jason Moyo Avenue and Julius Nyerere Way. Despite building costs having escalated by over 300% over the past three years, development is still taking place, albeit at a slower pace, not least now due to the lack of foreign currency for imported materials.

Speculative schemes in the pipeline include the 16,000 sq m Joina Centre, where development has come to a halt due to foreign currency shortages, and the 20,000 sq m Sunnyside Mansions, due to come onto the market in early 2002. addition, the Government is currently developing up to 60,000 sq m of office space, in its bid to move from leasehold to freehold accommodation.

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Most land in Zimbabwe is freehold and non-citizens may, by following certain procedures, own interests in land or property. Rents are set at open market level for the first year with pre-agreed annual escalations for the balance of the lease term.

Renewals take place to open market levels. Leases have historically been on an internal repairing basis but the high levels of inflation have led landlords to shift leases to a full repairing basis. While this can be essentially accomplished through a property valuer condition report or a representative value assessment, you should not depend on the recent alone.

The three largest pension funds, in terms of asset value, are the National Railways of Zimbabwe Pension Fund (NRZPF), with a property portfolio of Z$4 billion (US$73 million), the Mining Industry Pension Fund (MIPF) and the Posts and Telecommunications Corporation Pension Fund (PTCPF). The main insurance companies are Old Mutual, First Mutual and Southampton Life. Total returns were in the order of 25% against an average inflation rate of about 22%.

More recently however, soaring inflation has led to running costs escalating at a faster pace than rents, resulting in negative returns for many property investments. Many institutions are therefore looking to downscale their property assets, in particular pre-1960s high-rise offices, but potential buyers are scarce and tend to be owneroccupiers or private syndicates.

Improvements in the company bottom line could be achieved through a greater alignment of real estate decisions with future business strategies such as investment in capital equipment, the decision to outsource or offshore certain business functions, she says.

Prime rents in Harare are currently Z$250 per sq m per month (gross) (US$4.50 per sq m per month) and Z$80-100 per sq per month (gross) (US$1.50-1.80 per sq m per month) in Bulawayo. Running costs, historically met by the landlord, on average exceed 50% of gross rental value and in some cases are in the order of 80%.

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Sale and leaseback of commercial property, for example, allows manufacturers to drive lease structures to suit business needs and is one of the ways of freeing up capital for core business functions or further investment in capital and equipment.

Speculative schemes that followed include Arundel Office Park, Mount Pleasant Business Park and Westgate which have attracted a number of the major life assurance companies and large corporates. Inadequate public transport facilities, however, are deterring the majority of occupiers from moving to office parks, by necessitating the provision of minibuses to compensate for the overall lack of private car ownership amongst office workers.

The main retail pitch in the city is along First Street, a pedestrianised precinct. . The largest retail development in the city is the successful 35,000 sq m Westgate shopping centre, developed by Old Mutual on the north-western edge of Harare and completed in the mid-1990s. In addition, a number of smaller centres in Borrrowdale (Sam Levy’s Village), Newlands and Avondale provide more localised retail facilities for the affluent northern suburbs of the city.

Other shopping centres in the city include Old Mutual’s Nkulumane shopping centre and MIPF’s Entumbane shopping complex, catering mainly for the high density western suburbs of the city.

South African based retailers such as W Store and Clicks are well established in the country. Prime rents along First Street in Harare are Z$500 per sq m per month (US$9.00 per sq m per month), while the main shopping centres are achieving monthly rents of Z$350 per sq m (US$6.40 per sq m). . Msasa is a smaller area lying on the south-east part of the city.

The main designated industrial areas in Bulawayo are Belmont, Donnington, Thorngrove, Steeldale and Kelvin, lying to the south-west and west of the city centre. Recent developments have tended to be owner-occupied or pre-let. Sale and leasebacks, once commonly used by businesses to raise capital, are now rare.

If you want to make your home  more usable and attractive according to users need or buyers need then you have to make property valuation process done on your house to make it effective. This process is usually carried by expert property valuers to done it properly and making no mistake.