BEOORDELINGSMETHODES VASTGOED

Kapitalisatiemethodes 

Het bruto aanvangsrendement (BAR)
Het bruto aanvangsrendement of BAR is, althans in Nederland, één van de bekendste methodes voor het bepalen van de waarde van vastgoed. Ook internationaal is BAR of ‘Yield’ een veelgebruikte term. De kantoorruimte huren in zwolle   meest gebruikte definitie van BAR is het percentage bruto theoretische kasstroom op jaarbasis als percentage van de totale initiële investering. De bruto theoretische kasstroom komt overeen met de bruto jaarhuur bij volledige verhuur tegen marktprijzen in het beginjaar. Bruto jaarhuur injaar 1 bij volledige verhuur BAR Totale initiële investering
Voor een goede toepassing van het BAR is het belangrijk de volgende uitgangspunten te benadrukken. 1. Brutojaarhuur zijn de kantoor huren rotterdam Alexander  jaarlijkse brutohuurinkomsten, dus voor aftrek van eigenaarslasten en exclusief de servicekosten en dergelijke die naast de huur in rekening te brengen zijn. 2. Volledige verhuur betekent dat geen rekening wordt gehouden met initiële leegstand. 3. Marktprijzen houdt in dat de huursom die eventueel reeds is overeengekomen met zittende huurders, niet terzake doet. Wat telt, is de huur zoals die op de vrije markt tot stand zou komen. 4. Totale initiële investering zijn alle uitgaven voor het verwerven van het object, dus ook kosten koper3, kosten voor eventueel achterstallig onderhoud bij bestaande objecten, afkoopsommen voor erfpacht, etc. Uit het bovenstaande volgt dat de relatie tussen het BAR en het werkelijke rendement van het object beperkt is. Het werkelijke rendement wordt immers wel bepaald door factoren als (initiële) leegstand, eigenaarslasten en werkelijk gerealiseerde huurinkomsten die in voorkomende gevallen afwijken van de geldende markthuren. Daarnaast wordt bij de berekening van het BAR in het geheel geen rekening gehouden met de toekomst. Wat is de restwaarde van het object, voor wat voor termijn kunnen huurcontracten worden afgesloten, hoe lang duurt het voordat het object volledig kan worden verhuurd? De term ‘rendement’ is in dit opzicht dan ook niet geheel op zijn plaats.
Bij een aankoop ‘vrij op naam’ hoeven geen zogenaamde ‘kosten koper’ te worden betaald.

BEOORDELINGSMETHODES VASTGOED


Het feitelijk verwachte rendement is niet direct uit het kantoor huren amsterdam zuidoost    BAR af te leiden. In het algemeen ligt het verwachte rendement hoger, omdat wordt uitgegaan van een waardestijging van zowel de directe inkomsten uit huur (huur- prijsstijgingen) als de (rest)waarde.
MARKTHUREN VERSUS FEITELIJKE HUREN
In de in dit boek gehanteerde uitgangsdefinitie van het BAR is in de teller de markthuur opgenomen. Voor nieuw te ontwikkelen of nog niet verhuurde objecten is dit uitgangspunt logisch. Voor het schatten van de waarde van een reeds verhuurd pand speelt een verschil tussen de feitelijke huren en de markthuren vanzelfsprekend wel een rol. Het in de teller opnemen van de feitelijke huur op lijkt op het eerste gezicht aanbevelenswaardig. Hierbij is een zekere nuance echter zeker op zijn plaats. Huurcontracten worden in beginsel afgesloten voor een bepaalde tijd. Bij een groot verschil tussen de in het verleden overeengekomen huurprijs en de markthuur ligt het voor de hand dat dit verschil bij een nieuwe overeenkomst wordt verkleind. Zowel het ‘verlies’ van te lage huren als de ‘winst’ van te hoge huren zijn derhalve maar voor een relatief korte termijn. Het zonder meer in de teller opnemen van de huurinkomsten uit de bestaande contracten is daarom niet juist. In de waarderingspraktijk wordt op verschillende wijzen rekening gehouden met de verschillen tussen de met de zittende huurders overeengekomen huren en de markthuur. Hierbij wordt onder andere rekening gehouden met de periode waarin de verhuurder deze verschillen moet of kan handhaven.
Het BAR is geen wetenschappelijke wetmatigheid. Ook is de definitie niet in een nationale of internationale standaard vastgelegd. In de praktijk komt het voor dat andere definities worden gehanteerd, die bijvoorbeeld wel rekening houden met initiële leegstand of die de feitelijke huur hanteren in plaats van de markthuur. Het verdient daarom aanbeveling om een gegeven BAR niet zonder meer te accepteren en de onderliggende uitgangspunten te analyseren. Ook is het voor het waarderen van objecten in verhuurde staat zinvol om meerdere BAR-en te bepalen, bijvoorbeeld een BAR met markthuren en volledige verhuur en een BAR met feitelijke huren en leegstand.
Meestal wordt uitgegaan van de totale opbrengsten en kosten. Zowel de huren als de investeringen kunnen ook in m2 worden uitgedrukt om het BAR te berekenen. Het BAR is immers een verhoudingsgetal. Vooral voor

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