Lease Rental Discounting Calculator
In lease rental discounting the lender is not really lending against your building. It is lending against a stream of rent cheques — so the loan is worth what that stream is worth today.
The present value above is the ceiling the rental stream itself supports. The sanction is generally the lower of this and a percentage of the property’s valued market price, and it depends on the tenant’s standing and the enforceability of the lease deed.
How this was calculated
Present value = Σ (Net monthly rent in month m) ÷ (1 + i)m, over the lock-in period
Net monthly rent = Gross rent × 90%
i = 10% ÷ 12, compounded monthly. Escalation of 5% is applied every 3 year(s).
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How the amount is arrived at
The rentals due over the remaining lease period are discounted back to a present value at the applicable rate. That present value, capped by a percentage of the property’s market value, is the ceiling on the loan. Two things therefore move the number more than anything else: the rate, and how many years of rent are contractually certain.
Lock-in is what counts, not the lease term
A nine-year lease with a three-year lock-in is, to a cautious lender, a three-year certainty followed by six years of hope. Rentals beyond the lock-in are usually discounted more conservatively or excluded altogether. If you are structuring a lease with financing in mind, the length of the lock-in is the single most valuable term to negotiate.
The tenant is half the credit
The same rent from a listed corporate and from a small unrated firm does not support the same loan, because the risk of the cheque stopping is different. Registered lease deeds, security deposits, an escrow of the rent into the loan account, and the tenant’s own standing all feed the assessment.
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