13 Investment property under construction
| | 2014 | 2013 |
| At the beginning of the year | 57,213 | 60,146 |
| Investments | 117,354 | 87,979 |
| Transfer to investment property | (114,467) | (95,399) |
| | | |
| Net gain (loss) from fair value adjustments on investment property under construction | 5,796 | 4,487 |
| In profit or loss | 5,796 | 4,487 |
| In other comprehensive income | - | - |
| Transfers out of level 3 | - | - |
| At the end of the year | 65,896 | 57,213 |
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| | 2014 | 2013 |
| Investment property under construction at fair value | 65,896 | 57,213 |
| Investment property under construction at amortised cost | - | - |
| As at 31 December | 65,896 | 57,213 |
Download XLSThe Fund has an agreement with Bouwinvest Development B.V., which develops part of the investment property for the Fund. Investment property under construction relates to Feniks en Het Baken (Amsterdam), De Halve Maen (Amsterdam), Vlondertuinen ('s-Hertogenbosch), Het Nieuwe Landgoed (Ede) and Summertime (Amsterdam). Third-party investment property under construction include Deo Neo (Haarlem), Brandevoort (Helmond), Meysters Buiten (Utrecht), Marquant (Pijnacker), Veemarkt (Utrecht), CityPrince (The Hague), De Statendam (Amsterdam) and Stadionplein (Amsterdam).
The total gain (loss) for the year included an unrealised gain of € 5,796 (2013: € 4,487) relating to investment property under construction that are measured at fair value at the end of the reporting period.
The investment property under construction is valued by external valuation experts.
The specifications of transfers from investments and also the transfers to investment property are set out below.
| Investments | 2014 | 2013 |
| Randstad | 85,474 | 72,399 |
| Mid East | 8,549 | 9,106 |
| Brabantstad | 2,974 | 6,474 |
| Non-core regions | 20,357 | - |
| Total investments | 117,354 | 87,979 |
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| Transfers to investment property | 2014 | 2013 |
| Randstad | (87,664) | (82,928) |
| Mid East | (12,536) | (12,471) |
| Brabantstad | (14,267) | - |
| Non-core regions | - | - |
| Total transfers to investment property | (114,467) | (95,399) |
Download XLSThe significant assumptions made relating to the valuations are set out below.
| 2014 | | | | |
| | Randstad | Mid East | Brabantstad | Total |
| Gross initial yield | 5.0 - 6.2% | 5.5% | 5.3% | 5.0 - 6.2% |
| Net initial yield | 3.9% - 4.9% | 4.6% | 4.7% | 3.9% - 4.9% |
| Long-term vacancy rate | 1.0% | 2.5% | 1.6% | 1.1% |
| Long-term growth rental rate | 2.7% | 2.7% | 2.4% | 2.6% |
| Average 10-years inflation rate (IPD Nederland) | 1.9% | 1.9% | 1.9% | 1.9% |
| Estimated average development profit on completion | (1.3)% | 7.0% | (9.2)% | (1.3)% |
| Estimated average percentage of completion | 27.6% | 66.8% | 62.8% | 30.0% |
| Current average rent (€/m2) | 12.47 | 6.98 | 7.34 | 11.62 |
| Construction costs (€/m2) | 2,774.83 | 1,405.06 | 1,747.21 | 2,575.16 |
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| 2013 | | | | |
| | Randstad | Mid East | Brabantstad | Total |
| Gross initial yield | 5.3% | 5.9% | 5.5% | 5.4% |
| Net initial yield | 4.3% | 4.7% | 4.7% | 4.4% |
| Long-term vacancy rate | 1.1% | 1.7% | 0.4% | 1.1% |
| Long-term growth rental rate | 3.2% | 2.7% | 2.9% | 3.1% |
| Average 10-years inflation rate (IPD Nederland) | 2.1% | 2.1% | 2.1% | 2.1% |
| Estimated average development profit on completion | (1.2)% | (11.5)% | (9.5)% | (3.2)% |
| Estimated average percentage of completion | 47.7% | 59.0% | 81.9% | 52.6% |
| Current average rent (€/m2) | 12.85 | 4.89 | 15.93 | 11.20 |
| Construction costs (€/m2) | 2,931.14 | 1,119.27 | 3,856.90 | 2,571.21 |
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