BASIC APPRAISAL FOR
REAL ESTATE BROKERS
REAL ESTATE APPRAISAL
Module 1) INTRODUCTION TO PROPERTY APPRAISAL
- DEFINITION OF APPRAISAL; DEFINITION OF TERMS (per RESA/RA 9646)
- OBJECTIVES OF APPRAISAL
- USES OF APPRAISAL
- PRICE, COST & VALUE
- FAIR MARKET VALUE
- FACTORS THAT CREATE VALUE
- FORCES AFFECTING VALUE
- VALUATION PRINCIPLES
Module 2) LEGAL CONSIDERATIONS IN APPRAISAL
Module 3) APPRAISAL PROCESS (METHODOLOGY)
- STUDY PERTINENT DOCUMENTS
- LOCATION PINPOINTING
- TITLE VERIFICATION
- INSPECTION OF PROPERTY/IES
- APPLY APPROACHES TO VALUE
- CORRELATE VALUES & FINAL ESTIMATE
- REPORT WRITING
REAL ESTATE APPRAISAL
Module 4) APPROACHES TO VALUE
- MARKET DATA APPROACH
- COST APPROACH
- INCOME APPROACH
Module 5) VALUATION FACTORS AND CHARACTERISTICS
Module 6) REAL ESTATE FINANCE & ECONOMICS
MODULE 1
INTRODUCTION TO
PROPERTY APPRAISAL
DEFINITION OF APPRAISAL
APPRAISAL or VALUATION – an estimate or opinion of value concerning real
estate or other property.
- an estimate of the monetary value of a property.
- process of developing an estimate of value of an adequately
identified and described property as of specified date, supported by
logical presentation of factual & relevant data primarily based on
personal inspection of the property.
Important notes on Appraisal:
- It is not a guess. Value is determined only after
thorough observation, investigation, & analysis.
- Usually presented in written form.
description
so as not to confuse it with other assets.
- Value of property today may not be the same
tomorrow.
With
complete
DEFINITION OF TERMS
THE REAL ESTATE SERVICE ACT (RESA) OF 2009 – RA 9646
“Appraiser” – also known as Valuer, refers to a person who conducts valuation/
appraisal; specifically one who possesses the necessary qualifications, license,
ability and experience to execute or direct valuation of real property.
“Assessor” – refers to an official in the local government unit, who performs
appraisal & assessment of real properties, including plants, equipment, and
machinery essentially for taxation purposes. Includes assistant assessors.
“Real Estate” – refers to land and all those items which are attached to the land. It
is physical, tangible entity, together with all the additions or improvements on,
above or below the ground.
“Real estate development project”- means development of land for residential,
commercial, industrial, agricultural, institutional or recreational purposes or any
combination of such including, but not limited to, tourist resorts, reclamation
projects, building or housing projects whether for individual or condominium
ownership, memorial parks and other of similar nature.
“Real estate developer”- refers to any natural or juridical person engaged in the
business of developing real estate development project for his/her or its own
account and offering them for sale or lease.
“Real property”- includes rights, interests and benefits related to the ownership of
real estate.
“Real Estate Service Practitioners” shall refer to:
Real Estate Consultant – duly registered and licensed natural person who, for a
professional fee, compensation or other valuable consideration, offers or renders
professional advice and judgment on: acquisition; enhancement, preservation,
utilization or disposition of lands or improvements thereon and conception,
planning, management and development of real estate projects.
Real Estate Appraiser – duly registered and licensed natural person who, for a
professional fee, compensation or other valuable consideration, performs or
renders or offers to perform services in estimating and arriving at an opinion of
or acts as an expert on real estate values, such services of which shall be finally
rendered by the preparation of report in acceptable written form.
Real Estate Assessor – a duly registered and licensed natural person who works in a
local government unit, who performs appraisal & assessment of real properties,
including plants, equipment, and machinery essentially for taxation purposes.
Real Estate Broker - duly registered and licensed natural person who, for a
professional fee, commission or other valuable consideration, acts as an agent in
a party in real estate transaction to offer, advertise, solicit, list, promote,
mediate, negotiate or effect the meeting of the minds on the sale, purchase,
exchange, mortgage, lease, joint venture or other similar transactions on real
estate or any interest therein.
Real Estate Salesperson - duly registered and licensed natural person who performs
service for & in behalf of a duly licensed real estate broker for or expectation of
a share in commission, professional fee, compensation or other valuable
consideration.
OBJECTIVES OF APPRAISAL
PRIMARY PURPOSE OF PROPERTY APPRAISAL FOR BANKS/FINANCIAL
INSTITUTIONS:
1) To establish a FAIR MARKET VALUE for the collateral offered in order to
arrive at a sound credit decision.
2) To ensure a satisfactory return to the bank in the event of foreclosure
and sale of acquired asset.
OTHER PURPOSES:
1) Sale & Disposition
2) Taxation
3) Condemnation Proceedings
4) Basis for Insurance
5) Accounting & Property records
PRICE, COST and VALUE
PRICE
- Actual amount paid in a particular transaction
- Term used for the amount asked, offered, or paid for a good or service
- Generally an indication of a relative value placed upon goods or services.
COST
- Actual amount spent to build or put a property into being.
- The total cost of the property includes all direct & indirect costs of its production
- The amount of money required to create or produce the good or service.
VALUE
- A relationship between a thing desired and a potential purchaser.
- An economic concept referring to price most likely to be concluded by the buyers &
sellers
- Is a hypothetical price, and the hypothesis on which the value is estimated determined
by the valuation basis adopted.
Price and Cost are factual figures and considered as indicators of value.
Anything that is desired for financial, economic or sentimental
reason has value.
FAIR MARKET VALUE
❖ HIGHEST PRICE IN TERMS OF MONEY WHICH A PROPERTY WILL
BRING IF EXPOSED FOR SALE IN THE OPEN MARKET, ALLOWING
REASONABLE TIME TO FIND A PURCHASER WHO BUYS WITH
KNOWLEDGE OF ALL THE USES TO WHICH IT IS ADAPTED OR
CAPABLE OF BEING USED.
❖ A PRICE THAT A WILLING SELLER WOULD SELL AND A WILLING
BUYER WOULD BUY, NEITHER BEING UNDER ABNORMAL
PRESSURE.
Sellers are pressured to sell under the following circumstances:
a) Expropriation
b) Foreclosure
FACTORS THAT CREATE VALUE (DUST)
1) DESIRABILITY
- Property must arouse the desire of potential buyer.
- Desirability to be effective must be supported by purchasing
power.
2) UTILITY
- A thing must be useful to have value.
3) SCARCITY
- An object must have limited supply in order to arouse desire in an
individual.
4) TRANSFERABILITY
- Ownership of an object must be transferrable.
FORCES THAT AFFECT VALUE (SEPP)
1) SOCIAL - Factors emerging from man’s social instincts and
yearnings. Such as:
> Population growth & decline
> Changes in family size
2) ECONOMIC – Factors which have direct or indirect effect upon
purchasing power.
> Availability of money and credit
> Price levels, interest rates and tax burdens
> Employment and wage levels
3) POLITICAL – Government regulations
> Rent controls
> Building codes
> Police & fire regulations
4) PHYSICAL - Forces created by man or nature
> Climate and topography
> Mineral resources
> Flood control
> Community factors such as transportation,
schools, parks & recreation areas.
VALUATION PRINCIPLES
1) ANTICIPATION – Value tends to be set by the present worth of the future benefits or
income that may be derived from the ownership of the property.
Example:
When an office building has a net income expectancy of P 100,000 per annum. Rate of
return is @ 12%. Its value today or its present worth based on future benefits or future
income is derived from the formula for capitalization
V = I/R
Thus, V= P 100,000
12%
= P 833,333.00 – This amount represents what a buyer
is justified to pay for the investment of
the property TODAY.
2) CHANGE – Value of property is influenced by the constant changes occurring in the
environment. Value of today may not be the same tomorrow.
- Today evolved out of yesterday & is the shadow of
tomorrow.
Example:
A decade ago, real properties along Pasay Road were exclusively used for residential
purposes. Presently however, the area is experiencing a rapid transition from residential
to commercial land use. In effect, values of real estate within the vicinity tend to
increase due to change.
3) COMPETITION – The principle stems from the fact that profit creates
competition. Excessive competition dissipate profit. In real estate, profit is
the monetary incentive for investment.
Example:
Office condominiums made large profits when they were first introduced
in Legaspi Village, Makati. This potential influenced the construction of
similar structures in the area which led to a great degree of competition.
In the process, condominium markets slowed down and their values
stagnated. Meanwhile, the profit which was initially shared by a few is now
shared by a few is now shared by many.
4) CONFORMITY – Most satisfactory use of land is realized when it conforms to
the standards governing the area where it is located. The principle holds
that maximum value of a property is realized when a reasonable degree of
sociological, architectural and economic homogeneity is present.
Example:
BF Homes Paranaque is a residential subd. Inhabited by middle-income
family groups where improvements are mostly bungalows ranging from P
600,000 to P 800,000 construction cost. If a property within the subdivision
were to be improved with a multi-million peso 3-storey structure, there
will be a conspicuous lack of conformity between the property and its
environment.
5) CONTRIBUTION – The principle states that the land and building is a single
economic enterprise therefore, the value of land is dependent on the
amount of net returns on investment on the building.:
Example:
The expenditure of P 50,000 needed to convert a basement into an
apartment, or to add a recreation room to a home, is justified only if the
result is the production of additional value, in excess of the amount spent.
Similarly, the installation of modern elevators in place of the old one
should increase the net income by either a reduction in operating expense
or an increase in rentals.
6) HIGHEST and BEST USE (HABU) – The priciple states that the most
profitable use of the property will yield the highest land value. Land has no
value unless man can use it, but the amount of the value of land depends
on how it is used. Because real estate owner wishes to reap the greatest
possible net returns from his property.
Example:
Velez St. in Cagayan de Oro City is a commercial strip forming part of the
city’s business district. If a
3-storey commercial building is constructed on a lot along this span, the
improvement represents the HABU as it gives the most profitable use of
land, hence, maximizes its value.
7) SUBSTITUTION – The principle states that no prudent buyer will pay more
than what it will cost him to buy or build an equally desirable substitute
property. When several properties or services with substantially the same
utility are available, the one with the lowest price attracts the greater
demand and the widest distribution.
Example:
Mr. Roxas decided to put up a boutique selling local and imported clothes;
shoes and other accessories along the southeast side of Nicanor Reyes St.
within the University Belt. He has to choose between the following spaces
for rent:
Store Space 1
Floor Area – 80 sq.m.
Rental Rate – P 6,000/month
Characteristics: good condition; newly renovated
Store Space 2
Floor Area – 83 sq.m.
Rental Rate – P 8,500/month
Characteristics: good condition; newly renovated
Since the two (2) spaces offer almost the same features, utility and
desirability, Mr. Roxas decided to occupy/rent Store Space 1.
8) SUPPLY AND DEMAND – The principle involves the interplay of economic
forces affecting market value. Changes in the proportionate relationship
between supply and demand tend to affect the price obtainble in the
market. It also states that scarcity influences supply and desire influences
demand. Demand of for a commodity is created by its usefulness ad the
scarcity of supply.
Example:
There is an oversupply of office buildings in Makati, like in Salcedo and
Legaspi Villages. Some of this buildings do not get maximum occupancy
because the demand is less.
To compete in the market, owners have no option but to offer their
buildings/condominiums for rent or for sale at the lower side of the price
gamut/range prevailing in the area.
MODULE 2
LEGAL CONSIDERATIONS
IN APPRAISAL
LEGAL CONSIDERATION IN APPRAISAL
INTRODUCTION
Ownership of real estate is a direct function of constitutional guarantees.
Focuses on the various legal considerations involved in the ownership of real
property that a professional appraiser must understand.
Six legal considerations:
• Fundamental definitions of legal interests
• Limitations on ownership of real estate
• Forms of legal interests
• Property ownership forms
• Four types of legal descriptions
• Types of real estate transfers
FUNDAMENTAL DEFINITIONS OF LEGAL INTERESTS
▪
PROPERTY
All things which are, or may be the object of appropriation.
Res nullius are those physical things which "have not or have
never had" an owner. Res nullius is a category of "things."(1)
Those things have not been reduced to "property" because
they are not, or more accurately cannot, be appropriated by
individuals. Light, for example, is res nullius.
Res Alicujus - Things owned by someone - a particular
person or group of persons
Res Alienae - Things belonging to others
Res Communes - The property status of such a thing while it
remains in a wild, unappropriated, state is "res communes," or
a "thing common to all“. Unlike a res nullius which cannot be
owned, res communes can be owned, and are owned, by the
state, though a state may permit anyone to appropriate,
FUNDAMENTAL DEFINITIONS OF LEGAL INTERESTS
▪
REAL ESTATE
▪ Real estate relates to the land and all improvements
permanently attached to the land, either by nature or by
people.
▪ Real estate has the following five unique characteristics
that distinguish it from other asset types:
▪ 1.Unique in location
▪ 2. Unique in composition
▪ 3. Durable
▪ 4. Finite in supply
▪ 5. Useful
▪ These five unique characteristics all relate to the
physical attributes of land and/or improvements.
FUNDAMENTAL DEFINITIONS OF LEGAL INTERESTS
▪ REAL PROPERTY
▪ Real property relates to the interests, benefits, and rights
inherent in the ownership of real estate.
▪ Based on this distinction between real estate and real property,
those involved in the valuation of real estate are technically
real property appraisers as opposed to real estate appraisers.
▪ Consistent with the concept of real property is the bundle of
rights concept, a view of real property ownership suggesting
that the rights inherent in the ownership of a parcel of real
estate can be compared to a bundle of sticks whereby each
stick represents a separate and distinct right in the ownership
of that real estate.
FUNDAMENTAL DEFINITIONS OF LEGAL INTERESTS
Bundle of Rights
Rights generally inherent in the ownership of real estate include but
are not limited to the following:
1. The right to use (Jus Utendi)
2. The right to its fruits (Jus Fruendi)
3. The right to dispose (Jus Disponendi)
4. The right to recover (Jus Vindicandi)
5. The right to abuse (Jus Abutendi)
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.
FUNDAMENTAL DEFINITIONS OF LEGAL INTERESTS
For example, in a lease arrangement, the person leasing the property
(lessee) generally acquires the right to use and occupy the premises
for a certain reason, for a certain period of time, usually at a specified
rental rate.
The owner of the property (lessor) retains the right to receive rent for
giving up the use of the property but also retains the right to the
reversion, or the right to get the property back after the lease has
ended.
FUNDAMENTAL DEFINITIONS OF LEGAL INTERESTS
PERSONAL PROPERTY
• Personal property is an item that is not real property.
• It usually falls outside the subject of an appraisal.
• Three examples of personal property that may appear to be
related to the real estate are the following:
• A portable microwave oven
• A window air-conditioning unit
• Furniture
FUNDAMENTAL DEFINITIONS OF LEGAL INTERESTS
FIXTURE
• A fixture is an item that was once personal property that has
become part of the real estate.
• When a dishwasher has been delivered to a construction site and is
awaiting installation, it is personal property. When installed,
however, it becomes a fixture and is considered part of the real
estate.
• Following are examples of fixtures:
• Light fixtures
• Stoves
• Basketball goals (permanently installed)
LIMITATIONS ON OWNERSHIP OF REAL ESTATE
• The purest and most complete form of real estate ownership is fee
simple. Yet, even though an individual may own a parcel of real
estate in fee simple with no mortgage encumbrance, he or she does
not have exclusive use of that property.
• There can be private restrictions placed on the property by the
previous owner or the developer. Such restrictions may require a
minimum floor area, architectural controls, and placement of
improvements.
• There can also be governmental controls. When purchasing real
estate, one should recognize that the purchase is being made
subject to these restrictions which are inherent in the ownership of
the property.
LIMITATIONS ON OWNERSHIP OF REAL ESTATE
PUBLIC (GOVERNMENT) RESTRICTIONS ON REAL ESTATE OWNERSHIP
• There are four public or governmental restrictions known as the
four powers of government.
• These limit the ownership of all real property.
• The four powers are as follows:
• Police power
• Eminent domain
• Escheat
• Taxation
LIMITATIONS ON OWNERSHIP OF REAL ESTATE
PUBLIC (GOVERNMENT) RESTRICTIONS ON REAL ESTATE OWNERSHIP
Police Power
• Police power is the right of government to regulate land use for the
public good. There are numerous examples of police power, but the
most obvious ones are zoning and building codes.
• Zoning is intended to promote orderly development of land. Zoning
may allow commercial development along a major highway but may
restrict adjoining land to residential usage. By promoting orderly
development, zoning generally tends to maximize and maintain an
individual parcel’s value.
LIMITATIONS ON OWNERSHIP OF REAL ESTATE
PUBLIC (GOVERNMENT) RESTRICTIONS ON REAL ESTATE OWNERSHIP
Police Power
• Building codes are intended to protect the consumer from inappropriate
or faulty construction.
• The requirement of sprinkler systems in office buildings over four stories
high may have a significant impact on construction costs and rental
rates.
• The requirement to reinforce foundation footings may insure the
viability of a residential structure for years to come whereas the average
consumer may be unaware of its importance.
LIMITATIONS ON OWNERSHIP OF REAL ESTATE
PUBLIC (GOVERNMENT) RESTRICTIONS ON REAL ESTATE OWNERSHIP
Eminent Domain
• Eminent domain is the right of governments to acquire private
property for public use, such as a road widening.
• The process of acquiring private property for public use is called
condemnation, whereas the right of government to acquire the
property is eminent domain.
• Whether we agree or disagree with this right as individuals, it is
inherent in the Constitution.
LIMITATIONS ON OWNERSHIP OF REAL ESTATE
PUBLIC (GOVERNMENT) RESTRICTIONS ON REAL ESTATE OWNERSHIP
Eminent Domain
• Laws recognize the power of eminent domain but go on to state that
just compensation must be paid to the owner.
• Examples in which the power of eminent domain is employed may
include the following:
• Highway construction
• Parks
• Governmental building sites
• Airport expansion
• Reservoirs
• Utility construction
LIMITATIONS ON OWNERSHIP OF REAL ESTATE
PUBLIC (GOVERNMENT) RESTRICTIONS ON REAL ESTATE OWNERSHIP
Escheat
• Escheat actually means going to the state.
• If a person dies without a will, that person is said to have died
intestate, and that person’s property transfers to the state.
Taxation
• Governments are granted the right of taxation, that is, they are
allowed to levy taxes on properties.
• In many communities, property taxes are the primary funding basis
for local operations including schools.
• If property taxes are not paid, governments have the right to
acquire the properties, although proper legal procedures must be
followed.
LIMITATIONS ON OWNERSHIP OF REAL ESTATE
PRIVATE RESTRICTIONS ON REAL ESTATE OWNERSHIP
• In addition to governmental restrictions, individuals may place
private limitations on property, and these restrictions may or may
not transfer with the property when it sells.
• Following are examples of private restrictions:
• Deed restrictions
• Easements
• Leases
• Mortgages
• Liens
LIMITATIONS ON OWNERSHIP OF REAL ESTATE
PRIVATE RESTRICTIONS ON REAL ESTATE OWNERSHIP
Deed Restrictions
• A deed restriction is a limitation on the use of real estate through a
written legal document that is usually recorded.
• The recording document is usually referred to or stated in the
transfer agreement such as a deed.
• While a zoning restriction usually applies to many parcels, a deed
restriction usually relates to a specific parcel or even a defined
subdivision or planned use development.
• When deed restrictions are in conflict with zoning, usually the more
restrictive prevails.
LIMITATIONS ON OWNERSHIP OF REAL ESTATE
PRIVATE RESTRICTIONS ON REAL ESTATE OWNERSHIP
Deed Restrictions
• One of the most common deed restrictions is a subdivision restrictive
covenant. A subdivision deed restriction may state that the minimum
size of a house must be 200 square meters, even though zoning may
only require a minimum of 150 square meters.
• Another common restriction, particularly in first-class residential
subdivisions, would be state that the minimum cost of the house to be
constructed on a parcel of land is P5,000,000.
• Usually deed restrictions have time limitations, but under certain
circumstances, they can be extended. Example: Bel-Air Subdivision in
Makati City
LIMITATIONS ON OWNERSHIP OF REAL ESTATE
PRIVATE RESTRICTIONS ON REAL ESTATE OWNERSHIP
Easements
• An easement conveys the right to use part of the land for a specific
purpose. Easements thus divide the bundle of rights.
• Utility companies have to acquire easements to extend utility lines
through property.
• In order to widen an existing highway, a governmental authority may
have to acquire a temporary easement alongside the highway for
construction purposes.
LIMITATIONS ON OWNERSHIP OF REAL ESTATE
PRIVATE RESTRICTIONS ON REAL ESTATE OWNERSHIP
Easements
• An easement typically does not convey ownership of the majority of
the rights in the bundle of rights; easements relate to specifically
identified rights usually identifying a temporary or perpetual use.
• An easement that runs with the land and can be conveyed from a
seller to a buyer is called an easement appurtenant.
• An easement that serves only one person that cannot be conveyed
from a seller to a buyer is called an easement in gross.
LIMITATIONS ON OWNERSHIP OF REAL ESTATE
PRIVATE RESTRICTIONS ON REAL ESTATE OWNERSHIP
Leases
• A lease is a contractual agreement between a property owner
(lessor) and a tenant (lessee). It specifies the use of a property for an
identified period of time. The tenant acquires the right to occupy
and use a property. The owner usually receives the right to collect
rent from the tenant and also has the right of reversion, that is, the
right to get the property back at the end of the lease. Usually, sales
of property do not nullify leases.
• This concept is particularly important when valuing properties that
are subject to leases.
LIMITATIONS ON OWNERSHIP OF REAL ESTATE
PRIVATE RESTRICTIONS ON REAL ESTATE OWNERSHIP
Mortgages
• When real estate is purchased, there are usually some borrowed
funds involved as part of the purchase price. When part or all of this
money is borrowed from a lending institution, a mortgage instrument
is usually created.
• A mortgage is a loan or promissory note that is secured by the real
estate. If the loan is not paid back according to the agreed upon terms
and conditions, the lending institution providing the funds can acquire
title to the property through foreclosure.
LIMITATIONS ON OWNERSHIP OF REAL ESTATE
PRIVATE RESTRICTIONS ON REAL ESTATE OWNERSHIP
Liens
• A charge against a property in which the property is security for
payment of a debt is called a lien. There are many forms of liens, or
liens which may be placed on a property through a condominium
association for nonpayment of mandatory association fees.
• All mortgages are liens, but all liens are not mortgages (mechanic’s
lien).
LIMITATIONS ON OWNERSHIP OF REAL ESTATE
PRIVATE RESTRICTIONS ON REAL ESTATE OWNERSHIP
Encroachments
• An encroachment is a trespass on another’s land. If a fence has
been installed over the property line onto the adjacent property,
an encroachment has been created.
• A house that extends over a property line is also an example of an
encroachment. In most cases, the person doing the encroaching
can be forced to correct the encroachment.
LIMITATIONS ON OWNERSHIP OF REAL ESTATE
PRIVATE RESTRICTIONS ON REAL ESTATE OWNERSHIP
Adverse Possession
• Adverse possession is a method of acquiring ownership through
possession. If a person utilizes another person’s property openly for
an extended period of time, that property may be transferred as to
ownership.
• Several requirements are necessary for one to acquire title through
adverse possession. Possession must involve all of the following:
• Be apparent (open and visible)
• Be continuous and uninterrupted for a certain period of time
• Be exclusive
• Be claimed, i.e., the person who has the apparent possession
must make a claim to that possession
• Be hostile with denial or opposition to the original owner’s title
FORMS OF LEGAL INTEREST
Several forms of ownership of real property exist, varying from state to
state. As noted previously, because appraisers are technically
appraising real property rather than real estate, they must have a clear
understanding of the ownership interest being appraised.
FEE SIMPLE ESTATE
• The most complete form of ownership is a fee simple estate.
• Although the purest form of ownership without any claims by heirs
or private restrictions, a fee simple estate is limited by the four
powers of government.
• Usually, an appraisal of any interest less than fee simple begins with
an analysis of the fee simple value.
PARTIAL INTERESTS
• Any interest less than a fee simple interest is known as a partial
interest. Several forms of partial interests are discussed in the
following paragraphs.
FORMS OF LEGAL INTEREST
PARTIAL INTERESTS
Leased Fee Estate
• A landlord’s (lessor’s) interest in a property when there is a lease
encumbering the property is called a leased fee estate.
• The lease document or lease contract itself has divided the bundle
of rights.
• The landlord usually retains the right to receive rent in exchange for
giving up use of the property for a specified period of time; the
landlord also retains the right to get the property back at the end of
the lease (reversion).
• In such an arrangement, the obligations accruing to the landlord and
the obligations accruing to the tenant are usually specified by the
lease.
FORMS OF LEGAL INTEREST
PARTIAL INTERESTS
Leasehold Estate
• In contrast to the leased fee estate, the tenant’s (lessee’s) interest in
a leased property is called a leasehold estate.
• The tenant usually obtains the right to use and occupy the property
but assumes the obligation to pay rent.
• A leasehold estate can have a positive value (tenant has an
advantage) if the contract rent (rent specified in the lease) is less
than economic or market rent (rent which could be achieved in an
open market).
• A leasehold interest can have a negative value (tenant is at a
disadvantage) if the contract rent is more than the economic or
market rent.
FORMS OF LEGAL INTEREST
PARTIAL INTERESTS
Air Rights
• Air rights are particularly important in urban areas. In many cases,
buildings are constructed within an identified air space.
• Air rights do not extend indefinitely. There are height limitations
imposed by the restrictions, either public or private, related to air
space.
FORMS OF LEGAL INTEREST
PARTIAL INTERESTS
Surface/Subsurface Rights
• Surface/subsurface rights also come into play more in urban areas.
• A government agency may acquire (through eminent domain)
subsurface rights for the construction of an underground sewerage
system.
• An owner of a parcel of land may retain the surface rights for use as
parking and sell the air rights for an overhead walkway connecting to
adjacent buildings.
PROPERTY OWNERSHIP FORMS
• As appraisers, we are concerned with the valuation of an ownership
interest (real property) in specified real estate.
• The bundle of rights relates to real property and can be divided.
• In addition to understanding rights, an appraiser should also
understand the various types of ownership.
INDIVIDUAL (SEVERALTY)
• This is the most common form of ownership where one person or
corporation owns the entire bundle of rights, still subject to
governmental and private restrictions.
PROPERTY OWNERSHIP FORMS
TENANCIES
• Tenancy is created when the bundle of rights is divided, and in real
estate generally has the following two meanings:
• The possession of title or other ownership form
• The right to use and occupy property
• As discussed, the second meaning relates to leased property in which
the lessee has the right to use and occupy the property, and the
landlord has the right to receive rent and get the property back at
lease termination.
PROPERTY OWNERSHIP FORMS
UNDIVIDED INTERESTS
• Related to the ownership of real property, there are several important
ownership forms that warrant explanation.
• They relate to an “undivided interest” in the real property. The
undivided interest concept is difficult for many people to
comprehend.
• What this means is that the property itself cannot be divided, only the
ownership interest.
PROPERTY OWNERSHIP FORMS
SPECIAL FORMS OF OWNERSHIP
The following three special types of ownership evolved in recent years
as the bundle of rights separated in more creative ways:
• Condominium
• Cooperative
• Time-share
PROPERTY OWNERSHIP FORMS
SPECIAL FORMS OF OWNERSHIP
Condominium
•The term condominium describes a type of ownership, not a type of
building.
•This is a form of ownership in which an owner has an interest
(usually fee simple) in a certain unit defined such as the space
between the interior walls, the ceiling, and the floor of that unit;
•the owner also owns a pro-rata share of the common areas (drives,
grounds, recreational amenities, etc.) within the development.
PROPERTY OWNERSHIP FORMS
SPECIAL FORMS OF OWNERSHIP
Cooperative
•A cooperative is a form of ownership in which a corporation owns the
land and improvements, and the residents own stock in the corporation.
Then, the corporation signs an exclusive lease with the tenantstockholder.
•Cooperatives are common in certain regions of the country. This type of
ownership allows tenant-stockholders to select their neighbors, voting
on whether to allow or deny a prospective buyer to be allowed into the
corporation, and thus occupancy of a unit in the building.
PROPERTY OWNERSHIP FORMS
SPECIAL FORMS OF OWNERSHIP
Time-Share
•A time-share is a partial form of ownership in which other time-share
owners (tenants in common) purchase the right of use/occupancy for a
specified period of time, say one week per year.
•Typically, 50 weeks per year are sold, with the other two weeks
reserved for maintenance. Thus, an owner who buys one week will
have a 2 percent ownership (1⁄₅₀) in the unit, but his
ownership/occupancy may be restricted to a certain period or week of
the year.
•A Baguio time-share week is likely more expensive in April and May
than is a week in February; hence, a buyer cannot purchase an
inexpensive week in February and expect to use it during a more
expensive week in April.
FORMS OF LEGAL DESCRIPTIONS
• Legal descriptions are methods of describing real estate so that
each property can be recognized from all other properties,
recognizing its unique characteristics with regard to location.
• Because land is a unique commodity in that it is immobile, it must
be described specifically.
• Following are the four types of legal land descriptions:
• Metes-and-bounds description
• Government (rectangular) survey system
• Lot-and-block system
• Monuments system
FORMS OF LEGAL DESCRIPTIONS
METES-AND-BOUNDS DESCRIPTION
•A metes-and-bounds description begins at a point of beginning (POB),
and the terms metes and bounds relate to distance and direction. From
the POB, the reader of the legal description is walked around the
perimeter of the parcel using angles and distances, eventually returning
to the POB.
•A basic understanding of plane geometry is needed in this system
because of the emphasis on angles and distances. In addition to defining
the geometric shape, a metes-and-bounds description also makes
reference to a specific land lot, within a district/barangay, within a
city/municipality. Generally, all city/municipality are divided into several
districts/barangays for identification purposes.
FORMS OF LEGAL DESCRIPTIONS
LOT-AND-BLOCK SYSTEM
•Under the lot-and-block system, a certain plot of land is subdivided.
•The key is the recording of the subdivision plat into public records.
•Within each subdivision, the lots and blocks are identified, making
reference to the recorded plat.
REVIEW QUESTIONS
•
Which of the following is NOT one of the three tests of when personal
property becomes a fixture and thus part of the real estate?
a. Cost of the item
b. Manner of attachment
c. Intent of the parties
d. Character of the item
•
A fee simple interest in a property is an example of
a. real property
b. real estate
c. personal property
d. element.
•
A window air conditioner that is permanently attached to a home and
built-in with caulked, side/top/bottom molding and screwed to the
window frame is an example of a(n)
a. trade fixture.
b. fixture
c. personal property.
d. encroachment.
REVIEW QUESTIONS
•
Which of the following is NOT a form of a private limitation?
a. Lease
b. Mortgage
c. Severalty
d. Easement
•
A tenant or lessee may most likely possess which type of interest?
a. Life estate
b. Leased fee estate
c. Lien
d. Leasehold estate
•
Which of the following is NOT a form of an ownership limitation?
a. Lease
b. Tenancy
c. Mortgage
d. Easement
REVIEW QUESTIONS
•
Which of the following is NOT a type of special ownership?
a. Escheat
b. Condominium
c. Co-operative
d. Time-share
•
Which type of title transfer offers a guarantee of the title from the
seller to the buyer?
a. Quitclaim
b. Title insurance
c. General warranty
d. Adverse possession
•
Real property is
a. the same as real estate.
b. different than unreal property.
c. an intangible interest in real estate d. the bricks and mortar.
REVIEW QUESTIONS
•
Real estate is
a. the tangible bricks and mortar and land.
b. different than unreal estate.
c. an intangible interest.
d. a microwave sitting on top of a kitchen counter.
•
Which of the following is used in determining when personal
property becomes a fixture?
a. Weight of the item
b. Size of the item
c. Cost of the item
d. Manner of attachment
•
A ceiling fan installed in a home is
a. personal property.
b. a trade fixture.
c. a fixture that is now part of the real estate. d. real property.
REVIEW QUESTIONS
•
Building codes and zoning represent which of the four powers of
government?
a. Police power
b. Eminent domain
c. Escheat
d. Taxation
•
A lease and a mortgage are considered to be
a. deed restrictions.
b. powers of government.
c. personal property. d. private restrictions.
•
A toolshed that is partly on a neighbor’s lot is known as a(n)
a. lien.
b. encroachment.
c. deed restriction.
d. easement.
REVIEW QUESTIONS
•
A leased-fee estate is an interest controlled by the
a. mortgagee.
b. management company.
c. landlord.
d. tenant.
•
A leasehold estate is created by a(n)
a. mortgage.
b. lease.
c. easement.
d. life estate.
•
Which is the most common form of ownership?
a. Severalty
b. Joint tenants
c. Tenants by the entireties
d. Tenancy in common
REVIEW QUESTIONS
•
•
A condominium is known as
a. tenancy in common.
c. joint tenancy.
b. partial ownership.
d. a type of special ownership.
Which is NOT a form of a legal description?
a. Metes-and-bounds method b. Special warranty deed
c. Monument system
d. Government survey system
MODULE 3
APPRAISAL PROCESS
VALUATION PROCESS
1) Study Pertinent Documents
a) Copy of title
b) Geodetic Engineer’s Plan
c) Floor Plan of the building
d) Tax Declaration of land & building
e) Tax Receipts
2) Pinpoint Location
a) Appraiser’s Plotting
b) Cadastral Reference Maps
c) Geodetic Engineer’s Plan
d) Base Topographical Map (Bureau of Technical Maps)
3) Check/Verify Title/s
- Check for liens, encumbrances, authenticity and continuity
4) Inspect properties
a) Site Analysis (frontage, depth, elevation, condition of street)
b) Improvement (building features, age, condition)
c) Neighborhood (HABU Analysis)
5) Apply Approaches to Value
a) Market Data Approach
b) Cost Approach
c) Income Approach
6) Correlate Values and Make Final Estimate
7) Write Report
PROCESS FLOW
STUDY PERTINENT DOCUMENTS
Title copy/ies
Tax Declaration
(Land & Buildings)
Certified G.E. Plan
Building Floor Plan
Tax Receipts
VERIFICATION & LOCATION PINPOINTING
TITLE & TD VERIFICATION
(Includes Trace-back of Titles & Tax Dec.)
PINPOINT LOCATION
- Appraiser’s Plotting; Base Topo Map; Cadastral
Reference Map/Tax Map; GE Plan
INSPECTION OF PROPERTIES
SITE ANALYSIS
IMPROVEMENT ANALYSIS
NEIGHBORHOOD ANALYSIS
-Physical Characteristics of Land
- Building Type; Framework;
- Type; Population Density
- Highest & Best Use (HABU)
Physical /functional defects
- Income Level/Economic Base
APPLY APPROACHES TO VALUE
COST APPROACH
MARKET DATA
INCOME APPROACH
WRITE REPORT
LETTER CERTIFICATION
SHORT/FORM REPORT
NARRATIVE TYPE
MODULE 4
APPROACHES TO VALUE
APPROACHES TO VALUE
1) MARKET DATA APPROACH
- Principle Underlying the Approach is the Principle of
Substitution
- Consist of gathering information concerning sales of
properties that are comparable to the property appraised.
a. Direct Comparison Method (Actual Sales)
i) Describe and classify subject property
ii) Establish time period
iii) Determine Market area
iv) Gather Sales data
v) Analyze & modify sales data gathered
vi) Compare and adjust for differences
vii) Distill a single figure from an array of indicated prices
b. Inferential/Rectification Method (Opinion Survey)
- Gather opinion of values from reliable sources such as Real
Estate Appraisers, Brokers, etc.
- Each source is given a corresponding weight depending
on the knowledge and familiarity of the area being
surveyed.
- Least reliable under market data approach
APPROACHES TO VALUE
c) Development Approach
- Valuation of rawland properties
For a property to be a rawland, it should have the ffg.
characteristics:
- Suitable for development (flat, economical to develop)
- Ripe for development (per capita income able to support selling
price;
successful subdivision within the vicinity/locality
* Weakness of the approach : Availability of sales data
Rawland Valuation (Subdivision Development Approach)
Step 1 Analyze Gross Income
Gross Income = Total Cash Price
Total Cash Price = Selling Price of Developed Lot/Sq.M. x Saleable Area
Where:
Saleable area = 70% x Gross Land Area
Step 2 Analyze Expenses
a) Development Cost
b) Administrative Expenses
c) Sales Expenses (Brokers Commission, Advertising, etc)
d) Interest on Working Capital
e) Miscellaneous Expenses
f) Contractor's Profit
Step 3 Compute Ultimate Rawland Value (URV)
URV = Gross Income - Expenses
Step 4 Compute Rawland Value/Sq.M.
Rawland Value/Sq.M. =
URV
x Annuity Factor
No. of Years x Gross Area
Compute Annuity Factor (if not given):
Annuity Factor = 1 - (1+r)-n
r
r = interest rate
n = no. of years
MARKET DATA APPROACH – Direct Comparison
SUBJECT OF APPRAISAL
Residential Lot with an area of 240 sq.m.
LOCATION
Corner Abby & Kensington Sts., Hillsborough Pointe, Cagayan de Oro City
CHARACTERSTICS
Corner lot; regular lot, flat, level with road
DATE OF APPRAISAL
October 8, 2014
TYPE OF DATA
DATE OF DATA
SOURCE
LOCATION
MARKET DATA ANALYSIS
Sale
Sale
1 year ago
Current
RE Broker Legaspi
RE Broker Santos
Abby Street, Hillsborough Islington St. cor. Roman
Pointe, CDOC
St., H. Pointe, CDOC
SIZE (Lot Area - Sq.M.)
PHYSICAL
CHARACTERISTICS
Offer
Current
Mr. Castro, Resident
Abby Street,
HillsboroughPointe,CDOC
240
236
Regular Lot
Regular Lot
250
Corner Lot,
Irregular shape
Regular Lot
P 5,200
P 6,000
P 6,500
P 7,000
ELEMENTS OF
COMPARISON
Time
Bargaining Allowance
Location
Size
Shape
Terrain
Elevation
Corner Influence
TOTAL ADJUSTMENTS
+5%
0%
0%
+10%
0%
0%
0%
+10%
+25%
0%
0%
0%
0%
+10%
0%
0%
0%
+10%
0%
-20%
0%
0%
0%
0%
0%
+10%
-10%
0%
-30%
0%
0%
0%
0%
0%
+10%
-20%
ADJUSTED VALUE
1,300
600
- 650
-1,400
WEIGHT
30%
30%
20%
20%
P 1,950.00
P 1,980.00
PRICE per Sq.M.
WEIGHTED VALUE
CONCLUDED VALUE
ROUNDED TO
320
Offer
Current
Buy & Sell Magazine
Kensington Street,
Hillsborough Pointe,
CDOC
P 1,170.00
P 6,220.00
P 6,200 per Sq.M
P 1,120.00
MARKET DATA APPROACH – Opinion Survey
SUBJECT OF APPRAISAL
Residential Lot with an area of 240 sq.m.
LOCATION
Corner Abby & Kensington Sts., Hillsborough Pointe, Cagayan de Oro City
CHARACTERISTICS
Corner lot; regular lot, flat, level with road
DATE OF APPRAISAL
October 8, 2014
SOURCE
Jojo Flores, Bank Appraiser
Tony Bencalo, REB
Robert Balandra, REA
OPINION OF VALUE SURVEY
VALUE RANGE
AVERAGE
P 5,000 – 6,000/sqm
P 5,500/sqm
P 6,000 – 6,500/sqm
P 6,250/sqm
P 6,000 – 7,000/sqm
P 6,500/sqm
WEIGHT
30%
35%
35%
WEIGHTED AVERAGE
P 1,650/sqm
P 2,187.50/sqm
P 2,275/sqm
P 6,112.50/sqm
Adjustment/Rectification:
Corner influence: +10%
P
611.25/sqm
P 6,723.50/sqm
Say, P 6,700/sqm
CORRELATION OF VALUES
DIRECT COMPARISON
OPINION SURVEY
P 6,200/sqm x 60% = P 3,720/sqm
P 6,700/sqm x 40% = P 2,680/sqm
Appraised Value, P 6,400/sqm
RAWLAND VALUATION
Example:
Mr. A offers his 10.0 hectare rawland in Lumbia, Cagayan de Oro City. Prices of developed lots in
Lumbia is at P 3,500/sq.m. Subdivision developers disclose a development cost of P 800/sq.m.
of the Gross Area; Admin., Sales & other expenses is estimated at P 21,000,000. At how much
should you buy the property given a 5 year development & sales period of 5 years?
Annuity based on a 12% interest rate is 3.60477.
a) Analyze Gross Income
Total Cash Price = Selling Price of Developed Lot/Sq.M. x Saleable Area
TCP = P 3,500/Sq.M. x 10 has x 10,000Sq.M./hectare x 70%
TCP = Php245,000,000.00
b) Analyze Expenses
Total Expense = Development Cost + Other Expenses
= Php800/sq.m. x 100,000 sq.m. + Php21,000,000
Total Expense = Php101,000,000.00
c) Ultimate Rawland Value = Gross Income - Total Expenses =Php245,000,000 - Php101,000,000
= Php144,000,000.00
d) Compute Rawland Value/Sq.M.
Rawland Value/Sq.M. =
URV
x Annuity Factor
No. of Years x Gross Area
RV/Sq.M. = Php144,000,000.00 x 3.60477
5 x 100,000
Php519,043,680.00000
RV/Sq.M. = Php 1,038.09/Sq.M.
Php1,038.09
APPROACHES TO VALUE
2)
COST APPROACH
- Principle Underlying the Approach is the Principle of
Substitution
- Value of Improvement is estimated as follows:
> Estimate Replacement cost New (RCN)
> Arrive at the depreciated value of improvement using
straight-line method of depreciation and cost-to-cure
technique.
> Depreciated value of improvement is added to the Value of
Land.
Different Methods in estimating Cost:
a. Quantity Survey Method – includes a detailed inventory of all
materials, labor including indirect costs. Used by Engineers
& Architects.
b. Unit-Cost-in-Place – It is the mathematical compression of
Quantity Survey Technique. Use of installed prices of various
building materials.
c. Cost per Sq. Meter – is a product of Quantity Survey & Unit
Cost in Place methods. Established cost per area is
multiplied to the total floor area.
COST APPROACH – Sample Problem
Subject Property
House and Lot
Location
Pine Street, P.N. Roa Valley Subd., Cagayan de Oro City
Land Area (Sq.M.)
182
Building
Single-storey residential house; High cost; Year built - 2007, well-maintained
Floor Area (Sq.M.)
146
Appraisal Date
October 8, 2014
MARKET VALUE
LAND:
182 Sq.M.
@
P
@
P
1,500 per Sq.M.
P
273,000.00
P
1,752,000.00
P
2,025,000.00
IMPROVEMENT: (Residential Building)
Reproduction Cost, New
146 Sq.M.
15,000 per Sq.M. = P
Less: a) Physical Deterioration - Straight Line Method (SLM) - 6/40 x 100%
2,190,000.00
(
328,500.00 )
b) Functional Obsolesence
-
-5%
(
109,500.00 )
c) Economic Obsolesence
-
0%
(
0.00 )
P
1,752,000.00
TOTAL PROPERTY VALUE
Rounded to
P 2,020,000.00
APPROACHES TO VALUE
3)
INCOME CAPITALIZATION APPROACH
- Principle Underlying the Approach is the Principle of
Anticipation
- Value is arrived by capitalizing Income.
- Used in the valuation of income generating properties, such
as: Retail store properties, apartments, shopping centers,
office buildings, hotels, leased commercial & industrial
buildings
a) DIRECT CAPITALIZATION
b) YIELD CAPITALIZATION (DISCOUNTED CASH-FLOW)
* Weakness of the approach : Selection of rates
INCOME CAPITALIZATION APPROACH
DIRECT CAPITALIZATION
▪ It applies an overall rate, or all risks yield, which when
divided into a single year’s or stabilized net operating
income, produces a value indication.
▪ Used in particularly, well-evidenced markets.
Basic Formula: Income/ Capitalization Rate
Example 1:
Income per year is P 3,000,000.00; Capitalization rate is 6%
Value = P 3,000,000.00/6% = P 50,000,000.00
DIRECT CAPITALIZATION
FORMULA:
VALUE = INCOME
RATE
V = I/R
Direct Capitalization Method
Subject Property
Commercial Building
Location
Pabayo Street, Poblacion, Cagayan de Oro City
Land Area (Sq.M.)
220
Building
2-storey commercial building; Average cost grade; Remaining Econ. Life – 40 years
Floor Area (Sq.M.)
352
Annual Rent (PhP)
1,270,000.00
Gross Annual Income
P
Less: Allowance for vacancy & bad debts, say -10%
1,270,000.00
(127,000.00)
Effective Gross Income (EGI) P
Less: Operating Expense - taxes, repairs, maintenance, say -20%
1,143,000.00
(228,600.00)
Net Operating Income (NOI) P
Capitalization Rate = Rate of Return + Recapture Rate
Capitalization Rate = 3% + 2.5% = 5.5%
914,400.00
where: Recapture rate = 1 / Remaining Econ. Life
= 1/40
= .025 or 2.5%
Value = Net Effective Income / Capitalization Rate
Value =
914,400.00
÷
0.055
=
P
16,625,454.55
Say, P 16,630,000.00
INCOME CAPITALIZATION APPROACH
YIELD CAPITALIZATION
▪ It considers the time value of money, and is applied to a
series of net operating incomes for a period of years.
▪ A method called discounted cash flow analysis (DCF) is an
example of yield capitalization.
Income, produces a value indication.
INCOME CAPITALIZATION APPROACH
Discounted Cash Flow (DCF) Analysis
pwf x I1
NPV1
+
NPV2
+
NPV3
+
NPV4
+
NPV5
1
2
pwf x I2
pwf x I3
I3
pwf x I4
I4
pwf x I5
I5
pwf x In
In
pwf x RV
+
MV
n
I2
NPVn
=
5
I1
+
RV
4
3
Present Worth Factor = 1/(1 + r)n
Where: r = rate
n = period (year)
Reversion Value
(End of Period)
INCOME CAPITALIZATION APPROACH
Discounted Cash Flow (DCF) Analysis
A 2-storey commercial building has a Net Operating Income per year of P 12,000,000 with an
increment of 10% per year. Compute the value of the property today assuming a 10 year cashflow.
Lot area is 3,000 sq.m. at P 12,000 per sq.m.
Building Value at 10th year is estimated at P 57,600,000. PV Rate = 12%
YEAR
Net Operating Income (NOI)
PW Factor
1
2
12,000,000.00
13,200,000.00
0.89286
0.79719
10,714,285.71
10,522,959.18
3
4
5
6
7
8
14,520,000.00
15,972,000.00
17,569,200.00
19,326,120.00
21,258,732.00
23,384,605.20
0.71178
0.63552
0.62092
0.50663
0.45235
0.40388
10,335,049.20
10,150,494.75
10,909,090.91
9,791,213.84
9,616,370.74
9,444,649.83
9
10
25,723,065.72
28,295,372.29
0.36061
0.32197
9,275,995.37
9,110,352.60
TOTAL PV (NOI)
ADD:
VALUE OF LAND (Today) = 3,000 m2 x P 12,000/m2 x 0.32197
VALUE OF BUILDING (PV of Reversion)
=P 57,600,000 x 0.32197
VALUE OF PROPERTY
Say,
Net Present Value
Php99,870,462.14
Php11,590,920.00
Php18,545,472.00
Php130,006,854.14
Php130,000,000.00
MODULE 5
VALUATION FACTORS &
CHARACTERISTICS
BUYER–SELLER CURVES
Fair Market Value
BUYER ‘S CURVE
PRICE
Area of Market Feasibility
(+/- 20%-25%)
SELLER ‘S CURVE
TIME
VALUE PARAMETERS
OVER APPRAISAL
MARKET
PRICE
HIGHEST POSSIBLE
MARKET VALUE
FAIR MARKET
VALUE
BIR ZONAL VALUATION
(Taxation Purposes)
ASSESSED VALUE
(Taxation
Purposes)
UNDER
VALUATION
VALUATION EMPIRICAL FORMULAS
INTERSECTED LOT
(70% FMV)
VALUATION EMPIRICAL FORMULAS
DELTA LOT
(60% FMV)
NABLA LOT
(40% FMV)
VALUATION EMPIRICAL FORMULAS
IL
KL
CL
(+10%) (+20%)
CTL
(+20%)
KTL
TL
(+10%)
LEGEND
CL – Corner lot
KL – Key lot
IL – Inner lot
CTL – Corner Thru lot
KTL – Key Thru lot
VALUATION EMPIRICAL FORMULAS
100%
FMV
70%
FMV
3m
100%
FMV
50%
FMV
<3m
VALUATION EMPIRICAL FORMULAS
SUBDIVISION ROAD
cul-de-sac
(100% FMV)
MODULE 6
REAL ESTATE FINANCE &
ECONOMICS
❖ REAL ESTATE FINANCE AND ECONOMICS
▪ One of the factors that has impact on real estate value is the
availability of credit.
▪ The availability of debt money also influences real estate
development and consequently the value of real estate.
▪ When credit is plentiful, loans are easy to obtain, and the
availability of money results in an active market.
▪ When credit is scarce, illiquidity occurs, and prices often decline
because only a few people can pay cash or qualify to borrow or
find a bank to loan them money.
▪ Decrease or increase in interest rates; decline in interest rates
tends to expand the borrowing power of many people.
❖ REAL ESTATE FINANCE AND ECONOMICS
It is therefore, important that real property appraisers understand –
• the basic impact of monetary and fiscal policy that impact the price
and supply of money;
• understand and differentiate between money and capital markets;
• understand the basics of real estate finance including the basic terms,
types of loans, and various forms of mortgages
in order to efficiently proceed through the appraisal process.
REAL ESTATE FINANCE
▪
Real estate transfers usually involve the use of money as
opposed to other assets.
▪
Also, most real estate acquisitions involve both the buyer’s
investment in the property as well as the use of borrowed funds
for the balance.
▪
The buyer’s contribution is called equity, whereas the borrowed
money is called a mortgage.
▪
Mortgages are generally considered to be capital instruments
because payback periods are usually 10 years or more.
MORTGAGE FINANCING TERMS
Original Loan Amount
• The original loan amount is the face amount of the original
loan.
Equity
• Equity is the down payment or the cash paid by the buyer.
Amortization
• Amortization is the process of retiring a mortgage or debt over
a specified time period.
• An amortization usually calls for the systematic repayment of
principal plus interest at some specified rate.
MORTGAGE FINANCING TERMS
Interest
• Interest represents the money earned for the right to use
capital. Mortgages are generally paid on a compound interest
method in which interest is paid each month on the
outstanding balance at the contractual interest rate.
Payment
• Payment is also known as debt service.
• A payment on an amortizing mortgage is comprised of both
interest and principal. Dividing the annual debt service by the
original loan amount equates to the mortgage constant. For
instance, if a mortgage payment is P13,000 per month, or
P156,000 per year, and if the original loan amount was
P2,000,000, the annual constant is .078 (P156,000 ÷
P2,000,000).
MORTGAGE FINANCING TERMS
Loan-to-Value
• The loan-to-value (LTV) ratio is a percentage of the original or
proposed loan to the value of a property (loan amount ÷
property value).
• Mortgages are usually based on a loan-to-value concept that
protects the lender from loaning too much on a property.
• If a lender has a program that loans 70 percent LTV, and the
property value is P1,000,000, the maximum loan will be
P700,000. The remaining P300,000 is derived from a down
payment (equity) or some form of other financing.
• BSP regulation allows an LTV ratio up to a maximum of 80%.
MONETARY AND FISCAL POLICY
• When real property is sold, a defined interest in real estate is
exchanged for a defined amount of money.
• Usually, the money exchanged is free to float in an open market,
competing for other goods and services.
• Most of the time, a portion of the money used to acquire a real
property comes from borrowed funds, most often from banks or other
traditional lending institutions.
• Money should not be viewed as a fixed, static commodity, but rather
one that is constantly changing in its availability and cost.
MONETARY AND FISCAL POLICY
• The Philippines operates on a fractional reserve banking system in
which deposits are made to banks, and the banks lend from the
deposits.
• Although most of the deposits are loaned to various customers, the
banks are required to keep some of the deposits in reserve.
• Loans and reserves are directly influenced by monetary policy. The
supply and cost of money is significantly affected by the policies issued
by the Bangko Sentral ng Pilipinas (BSP).
CREDIT REGULATION DEVICES
Discount Rate
• The discount rate is the rate at which member banks can borrow funds
from the BSP to loan to other customers.
• Banks compete in the open market for deposits and must pay a certain
level of interest. Banks also must charge customers higher rates than the
rates being paid for deposits so that profit can be made.
• If the BSP lowers its discount rate, banks are allowed to pass the savings
onto customers through lower interest rates.
• This spurs economic demand since the cost of acquiring borrowed funds
has been lessened. Conversely, if the discount rate is increased, credit
tends to become tight, and economic activity declines.
• An economy that is expanding too rapidly may lead to inflationary
conditions. The BSP is constantly trying to maintain a balance between
economic growth through lowering rates and controlling inflation
through raising rates.
CREDIT REGULATION DEVICES
Reserve Requirement
•
The reserve requirement is the percentage of deposits that
must be retained by banks.
•
If the reserve requirement is increased, credit tends to tighten.
Because of the limited amount of available funds, interest
rates tend to rise, and economic activity decreases.
•
If the reserve requirement is lowered, more funds are made
available for borrowers. Interest rates tend to come down, and
economic expansion occurs.
•
Again, a balance between economic expansion and inflation
control is the ultimate goal of the BSP.
•
Effective May 30, 2014, Reserve Requirement was adjusted as
follows:
a) Commercial/Universal Banks – 20%
b) Thrift Banks – 8%
c) Rural Banks – 5%
FISCAL POLICY
•
The government’s management of revenues (taxes) and
expenses (appropriations) is called fiscal policy.
•
The Philippines’ fiscal policy is managed by the Department
of Budget and Management (DBM).
•
The budget management and fiscal spending also affect
interest rates.
•
Generally, the higher the amount of debt, the higher the
inflation rate, which means the higher the interest rate.
•
Conversely, the lower the debt amount for the nation, the
lower the inflation rate and the lower the interest rate.
MONEY MARKETS
•
Money markets are financial vehicles with traditional
maturities or investment periods of less than one year.
•
Some examples of money market instruments are short-term
certificates of deposit (a bank’s CDs), Treasury bills (short
term government securities), and commercial paper
(corporate promissory notes).
•
Money market instruments tend to influence short-term
financing rates, such as loans for construction and/or
development of real estate.
CAPITAL MARKETS
•
Capital markets include financial vehicles with usual
maturities of more than one year.
•
Examples of capital market instruments include bonds,
stocks, mortgages, and deeds of trust.
•
Capital market instruments tend to influence long-term
financing rates, as well as required rates of return on real
estate investments.
THANK YOU.