The standard valuation approach views three primary elements:
The need for earnings produced through possession from the freehold. Including the annual Ground Rents due by each leaseholder. Such earnings is recognized as very secure since a default can lead to forfeiture from the property. For very lengthy lease qualities, where elements 2 and three here are minimal, the need for the freehold could be a simple multiple from the annual Ground Rent (e.g. 15-20 occasions).
Also affecting the valuation are any scheduled reviews down rent. Presently well-liked by traders are RPI-linked increases. An RPI-linked increase eliminates erosion from the annual ground rent value and eliminates any correlation using the underlying property market. Other earnings of interest for an investor is potential commission on organizing structures insurance and/or structures management.
Because the freeholder can anticipate a considerable lump sum payment at the expiry from the lease (the unrestricted freehold with vacant possession) one more supply of value derives in the present value of the lump sum payment. This contribution may become significant where rents are reversionary (have under eighty years to expiry).
If your leaseholder desires to extend their lease for Ground rent sales, or even the leaseholders with each other end up buying the freehold, an additional sum referred to as (50% of) marriage value is due towards the freeholder for every lease where under eighty years is remaining.
Marriage value happens on the recognition that the sum of the freehold + leasehold values increases as due to the lease extension/freehold purchase action. It’s worth noting this windfall only happens consequently of action started through the leaseholder(s) therefore the timing from it and even whether it happens whatsoever, is past the charge of the freeholder.