5.1 Investment properties

In the 2023/24 financial year, the value of the investment properties decreased by kCHF 1,910 or 0.8%.

Higher discount rates across the entire portfolio led to an overall negative change in market value of TCHF 3,454 (previous year +TCHF 1,100). Investments in refurbishment (car park in the Oerlikon condominium) and tenant improvements totalled TCHF 1,598 (previous year: TCHF 803).

The weighted average lease term (WALT) as of 31 March 2024 is 6.4 years (previous year: 2.9 years).

Investment properties are valued twice a year by Jones Lang La Salle AG (JLL). The discounted cash flow (DCF) method is used to determine fair value on the valuation date. Under this method the fair value of a property is determined by the sum of projected future net earnings discounted to the valuation date plus the discounted exit value. A detailed cash flow forecast is produced for the first ten years, with a residual value (exit value) being determined on basis of a perpetual annuity of the exit cash flow for the rest of the term. The projected gross rental income is determined based on existing tenancies and assumptions on reletting at current market rents, with allowance made for the relevant marketing periods and the probability of current leases being renewed. The net rental income is defined as the gross rental income less property-specific costs that cannot be passed on to tenants plus maintenance and any renovation required for new rentals. The discount calculation is carried out separately for each property, taking account of its property-specific risks and opportunities, in line with market conditions and on a risk-adjusted basis.

Züblin is currently invested exclusively in the office asset class and primarily in the Zurich economic area. The average capital-weighted nominal discount rate is 4.35% as of 31 March 2024 (previous year: 4.04%), in the range of 3.85% to 5.80% (previous year: 3.55% to 5.50%). The average capital-weighted capitalization rate is 3.10% (previous year: 3.04%), in the range of 2.60% to 4.55% (previous year: 2.55% to 4.50%).

The following tables show a sensitivity analysis of the two parameters Discount Rate and Market Rent, which have a significant influence on the valuation of the investment properties.

Valuation effects in relation to changes in market rents (effects up to max. ±8% percent):

Valuation effects in relation to changes in discount rates (effects are shown in ±10 basis points):

The principles and assumptions applied in the valuation of the investment properties are set out in the valuation report.

The list of all investment properties along with all information in accordance with the Directive on Financial Reporting of the SIX Swiss Exchange can be found in the portfolio section of this annual report. This additional information is an integral part of the notes to the consolidated financial statements.