
Valuation of freehold property and investment property (Group)
Refer to Audit Committee Report and Notes 1.3, 4 and 5 (for
accounting policy and financial disclosures).
The Group holds freehold property (see Note 4 Property, plant and
equipment) and investment property (see Note 5 Investment
property). We consider the valuation of freehold property and
investment property as key areas of audit focus given the magnitude
and inherent uncertainty involved in these estimates.
Freehold properties
Freehold properties of £2,210m (2021: £2,248m) comprise care
homes, care villages, clinics, hospitals and offices across a number
of locations.
The properties are held under the revaluation model and are subject
to periodic, and at least triennial, valuations performed by external
independent valuers. The valuations are conducted by valuation
experts and performed in accordance with relevant industry
guidelines. The properties have been valued as fully equipped
operational entities having regard to the trading potential, reflecting
the specialised nature of the facilities. A capitalised maintainable
earnings or discounted cash flow model is used, assuming a
reasonably efficient operator of the facility.
The valuation is judgemental and involves estimation uncertainty.
The significant assumptions include occupancy levels, estimated net
earnings, capitalisation rates and discount rates. There is also
judgement in the allocation of the fair value of the facility between its
constituent parts, including the property.
Where an external valuation has not been obtained, valuations are
performed by the Directors to support the carrying value of the
property.
I
nvestment properties
Investment properties of £750m (2021: £666m) relate predominantly
to retirement villages in New Zealand. The properties are leased to
third parties to generate rental income.
The properties are held at fair value and subject to an independent
external valuation annually. The valuation is based on discounted
cash flow projections and uses subjective assumptions including the
discount rate and capital growth rate.
For the valuation of freehold property and investment property, we
performed the following procedures:
•
Assessed the appropriateness of the valuation
methodology applied and whether this is in accordance
with the requirements of the relevant standards;
•
Obtained the most recent external valuation reports and
critically assessed the qualifications and experience of the
external valuers to determine whether they have the
knowledge required to perform the valuations;
•
For both external and Directors’ valuations, we challenged
the key assumptions relating to operating cash flows,
such as occupancy rates and discount rates, as well as
reviewing capitalisation rates and the useful lives of
existing facilities. In critically assessing the key
assumptions, we have utilised our own valuation experts,
and considered external benchmarks and forecasts as
well as reports from external chartered surveyors;
•
For Directors’ valuations, we have also challenged
adjustments to the valuation models, with reference to the
most recent external valuation; and
•
Assessed whether the disclosures in relation to the
valuation of freehold and investment properties are
compliant with the relevant financial reporting
requirements.
Based on the procedures performed and the evidence obtained, we
consider the valuation of freehold property and investment property to
be appropriate.
Application of IAS 29 - financial reporting in hyperinflationary
economies (Group)
Refer to Note 1.7 (for accounting policy and financial disclosures)
Since the beginning of 2021, inflation in Türkiye has increased
significantly. Whilst inflation rates have declined in recent months,
reported consumer price inflation was at 64.3% in December 2022.
Türkiye has been designated a hyperinflationary economy for the
year ended 31 December 2022. This requires the Group to apply IAS
29, Financial Reporting in Hyperinflationary Economies. No prior
year restatement is required when applying IAS 29 at the Group
level, but the requirement to restate current period results and non-
monetary balances to the purchasing power at the reporting date
applies and will continue until such time as Türkiye is no longer
considered hyperinflationary.
The application of IAS 29 involves complexity and has a material
impact on the financial statements.
For the application of IAS 29 - Financial reporting in hyperinflationary
economies, we have performed the following procedures:
•
Assessed the appropriateness of non-monetary items to
be indexed to the balance sheet date;
•
Recomputed the indexation of non-monetary items from
the date of inception to the balance sheet date, including
obtaining the appropriate indexation factor from external
sources;
•
Recomputed the indexation of the income statement to
the balance sheet date;
•
Calculated the gain or loss on the net monetary position;
•
Verified the foreign exchange translation using the
exchange rate at the balance sheet date, as opposed to
historic, average, or closing rates;
•
Assessed whether the application of IAS 29 has been
disclosed in accordance with the requirements of the
standard.
Based on the procedures performed and the evidence obtained, we
consider the application of IAS 29 to be appropriate.
Independent auditors’ report to the members of Bupa Finance plc (continued)
48