Have you ever wondered how experts determine the value of a company, property, or investment? Valuation might seem like a complex puzzle, but fear not! In this article, we'll break down the three main valuation approaches and delve into five valuation methods, all explained in simple terms.
Valuation Approaches: The Big Picture
Valuation is essentially estimating the basis of value of something. Bases of value include market value, fair value & worth. To make this process more structured and accurate, professionals use three main approaches:
1. Income Approach: Imagine you're buying an apartment to rent out. The income approach considers how much income the property can generate relative to its costs. If the potential rental income is high, the property's value goes up. This approach is like looking into the future and figuring out how much money an investment will make.
2. Market Approach: Have you ever looked at similar homes for sale when determining the value of your own? That's the market approach! It involves comparing the subject property or company to similar ones that were recently sold or valued. This method relies on the idea that similar properties should have similar values with adjustments made for differing characteristics. Property characteristics include, location, condition, number of bedrooms and view etc.
3. Cost Approach: Think of this as starting from scratch. The cost approach calculates the value by adding up the cost to build or replace a property, subtracting any depreciation (wear and tear), and arriving at the final estimated value / cost.
Valuation Methods: Cracking the Code
Now that we understand the three approaches, let's dive into the five most common valuation methods, each falling under one of these approaches:
Income Approach:
Investment Method: This method is all about analysing current income and forecasting the future income an investment will generate. If an investment is expected to produce high returns, relative to its costs, its value will be higher. The investment method can be broken down into two techniques which include the traditional investment method and the Discounted Cashflow (DCF) method.
Profits Method: Professionals often use this method and is typically used for properties with trading potential. It looks at historical and projected profits to determine a company's or property’s value relative to its target rate of return.
Residual Method: This method focuses on the residual value of a plot of land or under-construction property or project. This method uses a top down approach with the value derived by substituting associated development costs from the property’s overall Gross Development Value (GDV), resulting in a residual land valuation. This method can be considered as combination of all three valuation approaches. A DCF technique is often used for this method and is typically adopted more than the basic residual method. It is worth noting that the residual method of valuation is very sensitive to assumptions and inputs.
Market Approach:
Comparable Method: This method looks for and analyses similar properties or companies that were recently sold or valued. By comparing prices whilst making adjustments for differing characteristics, you estimate the value of the subject property or company. This method of valuation can be considered as the most accurate method of valuation for certain property types, particularly residential apartments and villas.
Cost Approach:
Depreciated Replacement Cost Method: This method factors in the cost of replacing the asset minus the depreciation it has endured over time. The value of a property based on the cost approach is estimated by considering the cost of rebuilding it while accounting for its wear and tear / depreciation. This method of valuation is typically considered as the method of last resort and is typically used for valuing real estate assets that do not transact in the open market. Examples could include mosques, oil refineries & lighthouses. This method is like calculating the cost of building a new asset identical to the one you're valuing.
Final Thoughts
Valuation might seem like a maze, but armed with the knowledge of these three approaches and five methods, you're better equipped to navigate through it. Whether you're buying a house, investing in a company, or estimating the value of a vintage collectible, these valuation approaches and methods provide you with the tools to make informed decisions.
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