Analysing value and potential
The question is not "what is this?", but what is this worth, and what could it be worth? Value analysis in Placepoint Fusion combines transaction history, zoning and 3D volume modelling on the same matrikkelenhet. The result is a factual basis where every figure is traceable to one source with a known update date.
Who this is for
Investment managers, acquisition directors, commercial property agents and project architects who need to ground a commercial decision in front of a board, a credit committee or a counterparty.
How to do it in Placepoint Fusion
1. Retrieve the transaction history
Open the property panel and go to the Transactions tab. It holds the complete sales history and share transactions for the matrikkelenhet, with date, type and consideration. The most recent sales also appear in the Overview tab for a quick view.
To compare with the neighbourhood, turn on the Property prices layer under Map layers. The layer shows the most recently sold properties in the map as bubbles with price and date. You see immediately what comparable properties within a couple of hundred metres have sold for.
The price statistics report in Analyze gives a more structured review: housing price statistics per grunnkrets (the smallest statistical area unit), price trends over time and a histogram of sold units. Filter on housing type and sub-area to set a relevant basis for comparison.
2. Check the zoning potential
Value is often more about what can stand on the plot tomorrow than what stands there today. The Zoning tab in the property panel shows:
- The current zoning plan with purpose, BYA percentage, maximum eaves height and number of storeys.
- The Municipality plan land-use purpose where no zoning plan has been adopted.
- A link to the plan document.
The Plot Valuation tab calculates an estimated development potential based on these parameters. Use it as a starting point, not as a final answer: the actual usable area depends on outdoor area and parking requirements, building lines, hensynssoner (consideration zones) and much else.
3. Analyse the property in 3D
For an urban plot or a transformation property, the next step is to check shadow, daylight and heights directly in the 3D view. Switch to 3D with the 3D button at the top right. From the right rail in 3D mode, these analysis tools are available:
| Tool | Purpose |
|---|---|
| Shadow | Simulate shadow cast through the day and across the seasons. Shows which neighbouring plots are affected. |
| Daylight | Visualise the daylight factor for facades for a given time and date. |
| Line of Sight | Draw lines from a neighbour's window towards the plot. Useful as an argument in nabovarsel (neighbour notification) and zoning meetings. |
| Viewshed | Visualise the field of view from a single point. |
| Elevation Profile | Terrain profile along a section line. Important for foundations and access assessment. |
| Measurements | Accurate area and distance measurements directly in the map. |
See Daylight and shadow in 3D for a detailed walkthrough of these tools.
Shadow and daylight measurements require 3D mode.
4. Demographic context
The Demographics report in Analyze gives population, age, income, household type and education level around the property, down to grunnkrets level. For housing projects and retail properties this is a key report: a high level of purchasing power in the catchment area has a direct effect on how much you can ask in rent or sales price.
For commercial property, demographic data is combined with the business Map layers to understand which industries and workplaces dominate the local area. Employment density and growth in the number of employees in the area are relevant factors for office valuation.
5. Test scenarios
Many value analyses are not "what is it worth" but "what is it worth under these assumptions". Set up each scenario as its own Project or its own tag, run the 3D analyses and the reports per scenario, and compile the figures.
The Reports module in Analyze exports as PDF, Excel or a print format suited to an investment memo or a board paper.
A concrete example
An investment manager is preparing a bid on an office property in Sentrum. She retrieves 11 comparable transactions from the past three years from the Transactions tab and the property prices map layer. In the Zoning tab she sees that the maximum BYA is 80% against 60% today, and that eight storeys are possible against four today. She switches to 3D and runs a shadow analysis against the neighbouring properties from the right rail. In the Demographics report she confirms strong employment growth in the local area. Total time spent: two hours. The result is an investment note where every figure is traceable to a source and an update date.
Neighbouring areas
- Understanding a property and its context for the basic facts about the property.
- Understanding risk and uncertainty in parallel with the value analysis.
- Managing and monitoring a portfolio for ongoing valuation of an existing portfolio.