Trading assets and limited-market properties require methodology chosen for the asset, not applied by habit.
Hotels, healthcare facilities, education campuses and purpose-built industrial premises share a common difficulty: comparable evidence is scarce, and the property is closely bound to an operating activity.
Trading assets
For hotels, value follows sustainable operating performance. Occupancy, average rate and departmental profitability should be analysed against the competitive set, and the terms of the management or franchise arrangement understood before capitalising earnings.
Limited-market assets
Where the pool of purchasers is small, depreciated replacement cost analysis may be appropriate, with careful separation of land, buildings and plant, and explicit recognition of functional and economic obsolescence.
State the constraints
In specialised assignments the assumptions do much of the work. Where the market is thin, the report should say so and explain the consequence for reliability rather than presenting a false precision.
Information on this website is general in nature and does not constitute a formal valuation, appraisal or professional advice. A valuation conclusion arises only from a professional engagement with an agreed scope of work.