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Concluded fair value
Level 2 · IFRS 13
R 96.8M
12 Fredman Drive, Sandton
Gross yield8.70%
Cap rate9.25%
Annual NOIR 8.92M
YR1YR5YR10 NOI PROJECTION
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IFRS 13 Fair Value
How Valore measures a property's fair value
What fair value is
Under IFRS 13 Fair Value Measurement, fair value is the price that would be received to sell an asset in an orderly transaction between market participants at the measurement date — an exit price, not the price you paid. It is a market-based measurement: it reflects the assumptions market participants would use, not your own intentions for the property. That is why the figure Valore shows is independent of the asking or purchase price.
Principal market & highest and best use
Fair value assumes a sale in the property's principal market (the market with the greatest volume and activity for that asset), or the most advantageous market in its absence. For a non-financial asset such as property, IFRS 13 also measures value at its highest and best use — the use that is physically possible, legally permissible (e.g. zoning) and financially feasible, judged from a market participant's perspective. Valore assumes continued use as the residential/commercial asset described.
The three valuation approaches
IFRS 13 (§61–62, B5–B11) recognises three approaches. Valore computes the two that public market data supports.
Market approach
Uses prices from transactions in comparable assets. Valore takes the median price per m² from the sale comparables and applies it to the subject's size. Because it rests on observable comps adjusted for size, this typically sits at Level 2 of the hierarchy.
Income approach
Converts future income to a present value. Valore capitalises the property's net operating income (rental less operating expenses, excluding bond financing) at a market cap rate derived from rental and sale comps. The cap rate is an unobservable input, so this approach is Level 3.
Cost approach
Reflects the current cost to replace an asset's service capacity (land + construction, less obsolescence). Valore does not collect replacement-cost inputs, so this approach is not applied — which IFRS 13 permits when sufficient data are unavailable.
Where multiple approaches are used, IFRS 13 (§63, B40–B41) requires evaluating the range and selecting the point most representative of fair value. Valore concludes on the market approach and uses the income approach to corroborate it.
The fair value hierarchy
IFRS 13 (§72–90) prioritises the inputs to valuation techniques across three levels. A measurement is categorised at the lowest level of input that is significant to it.
Level 1 — quoted prices (unadjusted) in active markets for identical assetsRare for property — no two are identical
Level 2 — other observable inputs (e.g. comparable sale prices, price per m²)Valore's market approach
Level 3 — unobservable inputs (e.g. an estimated cap rate or forecast)Valore's income approach
Disclosure & disclaimer
The fair value Valore reports is an estimate built from AI-researched public web data (comparable listings and area figures). It is intended to illustrate the IFRS 13 framework, not to serve as a formal valuation or financial-statement measurement. Always verify comparables and assumptions, and obtain a professional valuation before making investment or reporting decisions.
Property Valuation
What is it worth? — Income capitalisation & DCF, by property type
- 1 Type
- 2 Inputs
- 3 Results