--- title: "Residual land values" description: "Land value by initial yield on cost, by the residual method's DCF application and by its basic (static) application, with the development costs they share." --- > Documentation Index > Fetch the complete documentation index at: https://docs.aireon.ch/llms.txt > Use this file to discover all available pages before exploring further. Path: revenoo API › Valuation `GET /api/valuation/{egrid}/land-value` Land value by initial yield on cost, by the residual method's DCF application and by its basic (static) application, with the development costs they share. ## Path parameters - `egrid` (`getRevenooLandValue.path.egrid`; string, required): Swiss parcel identifier: "CH" followed by 12 characters. Spaces are ignored, letters may be lower case. - pattern `^[Cc][Hh][0-9A-Za-z]{12}$` ## Code samples ### cURL ```bash curl --request GET \ --url https://revenoo.aireon.ch/api/valuation/CH427777450687/land-value ``` ### TypeScript ```typescript const url = 'https://revenoo.aireon.ch/api/valuation/CH427777450687/land-value'; const options = {method: 'GET'}; fetch(url, options) .then(res => res.json()) .then(json => console.log(json)) .catch(err => console.error(err)); ``` ### Python ```python import requests url = "https://revenoo.aireon.ch/api/valuation/CH427777450687/land-value" response = requests.get(url) print(response.text) ``` ## Responses ### 200 Residual land values #### Example ```json { "api_version": "2.0.0", "valuation_date": "2026-11-03", "parcel": { "egrid": "CH427777450687", "address": "Hausmattweg 1", "zip": "4663", "municipality": "Aarburg", "bfs_number": 4271, "canton": "AG", "zone": "Wohnzone W3", "lat": 47.322534, "lng": 7.898823, "land_area_m2": 2276, "buildable_gfa_m2": 1707, "rentable_area_m2": 1366 }, "data": { "market_data": "missing", "market_data_date": null, "municipality_rent_per_m2_year": null, "zurich_reference_rent_per_m2_year": null }, "links": { "app": "https://revenoo.aireon.ch/?lat=47.322534&lng=7.898823&parcel_id=CH427777450687", "docs": "https://revenoo.aireon.ch/api/openapi.json" }, "land_value": { "gross_development_value": 16464966, "yield_on_cost": { "land_value": 2431836, "per_m2_land": 1068, "per_m2_nia": 1780, "target_initial_yield_on_cost_pct": 5, "income_basis": "gross_rent", "annual_income": 462554, "max_total_development_cost": 9251071, "method": "Land value at which the initial yield on cost (annual income on completion ÷ total development cost incl. finance) meets the target.", "sources": [ { "source": "rics_development", "title": "RICS, Valuation of development property (1st ed., 2019)", "paragraphs": "B2.2.3.4, B2.2.2" } ] }, "dcf": { "land_value": 6462216, "per_m2_land": 2839, "per_m2_nia": 4731, "target_rate_of_return_pct": 15, "pv_ndv": 12200882, "pv_development_costs": 5577110, "method": "Residual land value, discounted cash flow application: the land price at which the monthly development cash flow has an NPV of zero at the target rate of return (a project IRR before finance).", "sources": [ { "source": "rics_development", "title": "RICS, Valuation of development property (1st ed., 2019)", "paragraphs": "§6.2, Appendix B1, §7.2.4" } ] }, "static": { "land_value": 7269027, "per_m2_land": 3194, "per_m2_nia": 5321, "developers_profit_pct": 10, "finance_rate_pct": 3, "implied_irr_pct": 10.3364, "method": "Residual land value, basic application: NDV less development costs, finance and developer's profit, discounted for the development period.", "sources": [ { "source": "rics_development", "title": "RICS, Valuation of development property (1st ed., 2019)", "paragraphs": "§6.3, Appendix B2" } ] }, "development_costs": { "net_development_value": 16135666, "construction_costs": 5464000, "professional_fees": 655680, "contingency": 273200, "development_costs": 6392880, "development_period_months": 24 } }, "assumptions": { "asking_land_price": null, "rentable_area_m2": 1366, "residential_rent_per_m2_year": 281.52, "vacancy_pct": 3, "discount_rate_real_pct": 2.1, "macro_premium_pct": 0, "micro_rating": "average", "micro_premium_bp": null, "usage_rating": "residential", "condition_rating": "new", "special_premium_pct": 0, "inflation_pct": 1, "forecast_years": 10, "rent_growth_real_pct": 0, "discount_timing": "mid_year", "exit_cap_rate_pct": null, "exit_sale_costs_pct": 2, "lease_up": true, "initial_occupancy_pct": 75, "lease_up_months": 12, "cap_rate_pct": 2.95, "noi_convention": "after_capex", "gdv_source": "dcf", "gdv_manual": 0, "construction_cost_per_m2_nia": 4000, "professional_fees_pct": 12, "contingency_pct": 5, "sale_costs_pct": 2, "site_acquisition_costs_pct": 2.5, "development_period_months": 24, "target_irr_pct": 15, "finance_rate_pct": 3, "developers_profit_pct": 10, "target_yield_on_cost_pct": 5, "yield_on_cost_basis": "gross_rent" } } ``` - `api_version` (`getRevenooLandValue.response.200.api_version`; string, required) - `valuation_date` (`getRevenooLandValue.response.200.valuation_date`; string, required) - format `date` - `parcel` (`getRevenooLandValue.response.200.parcel`; object, required): The parcel: EGRID, address, municipality, BFS number, canton, zone, coordinates and areas. - `data` (`getRevenooLandValue.response.200.data`; object, required): Provenance: market data status and date, municipal and Zürich reference rents. - `links` (`getRevenooLandValue.response.200.links`; object, required): `app` opens this valuation in revenoo; `docs` is this document. - `assumptions` (`getRevenooLandValue.response.200.assumptions`; object, required): Assumptions you can change. Omitted keys keep the defaults the response reports. - `asking_land_price` (`getRevenooLandValue.response.200.assumptions.asking_land_price`; number | null, optional): Asking price of the land. When set, the response appraises it: project IRR, profit on cost and on value, initial yield on cost. - min 0; max 100000000000 - `rentable_area_m2` (`getRevenooLandValue.response.200.assumptions.rentable_area_m2`; number, optional): Rentable area (NIA) in m². The unit mix is rescaled to it. - min 1; max 10000000 - `residential_rent_per_m2_year` (`getRevenooLandValue.response.200.assumptions.residential_rent_per_m2_year`; number, optional): Rent per m² NIA and year for every apartment row of the unit mix (parking keeps its own rent). - min 0; max 5000 - `vacancy_pct` (`getRevenooLandValue.response.200.assumptions.vacancy_pct`; number, optional): Stabilized vacancy, in percent of GPR, applied to every row of the unit mix. - min 0; max 100 - `discount_rate_real_pct` (`getRevenooLandValue.response.200.assumptions.discount_rate_real_pct`; number, optional): Real discount rate in percent. Setting it enters the macro rate at this value and resets the premiums to zero; premium assumptions sent with it add to it. - min 0; max 30 - `macro_premium_pct` (`getRevenooLandValue.response.200.assumptions.macro_premium_pct`; number, optional): Macro premium added to the macro rate, in percent. - min -10; max 10 - `micro_rating` (`getRevenooLandValue.response.200.assumptions.micro_rating`; string, optional): Micro location grade, which sets the micro premium. - one of `"good"`, `"average"`, `"weak"` - `micro_premium_bp` (`getRevenooLandValue.response.200.assumptions.micro_premium_bp`; number | null, optional): Micro premium in basis points; replaces the micro rating while set (e.g. from proove). null returns to the rating. - min -500; max 500 - `usage_rating` (`getRevenooLandValue.response.200.assumptions.usage_rating`; string, optional): Use of the property, which sets the usage premium. - one of `"residential"`, `"office"`, `"retail"`, `"commercial"` - `condition_rating` (`getRevenooLandValue.response.200.assumptions.condition_rating`; string, optional): Condition of the building, which sets the condition premium. - one of `"new"`, `"like_new"`, `"normal_condition"`, `"minor_renovation_needed"`, `"major_renovation_needed"` - `special_premium_pct` (`getRevenooLandValue.response.200.assumptions.special_premium_pct`; number, optional): Special premium for risks no other factor covers, in percent. - min -10; max 10 - `inflation_pct` (`getRevenooLandValue.response.200.assumptions.inflation_pct`; number, optional): Expected inflation in percent; real rate plus inflation gives the nominal rate, shown for reference (the cash flows are real). - min -5; max 20 - `forecast_years` (`getRevenooLandValue.response.200.assumptions.forecast_years`; integer, optional): Explicit forecast period in years (RICS §4.65: markets often default to about ten). - min 1; max 50 - `rent_growth_real_pct` (`getRevenooLandValue.response.200.assumptions.rent_growth_real_pct`; number, optional): Real rent growth per year, in percent. Must stay below the real discount rate. - min -10; max 10 - `discount_timing` (`getRevenooLandValue.response.200.assumptions.discount_timing`; string, optional): Discount each year from its middle or its end. - one of `"mid_year"`, `"end_year"` - `exit_cap_rate_pct` (`getRevenooLandValue.response.200.assumptions.exit_cap_rate_pct`; number | null, optional): Exit capitalization rate in percent. null lets it follow the discount rate (RICS §4.59 with no real growth). - min 0.1; max 30 - `exit_sale_costs_pct` (`getRevenooLandValue.response.200.assumptions.exit_sale_costs_pct`; number, optional): Sale costs deducted from the terminal value, in percent (RICS §4.63). - min 0; max 20 - `lease_up` (`getRevenooLandValue.response.200.assumptions.lease_up`; boolean, optional): Model a lease-up: occupancy rises from the initial level to stabilized over the lease-up months. - `initial_occupancy_pct` (`getRevenooLandValue.response.200.assumptions.initial_occupancy_pct`; number, optional): Occupancy at the start of the lease-up, in percent. - min 0; max 100 - `lease_up_months` (`getRevenooLandValue.response.200.assumptions.lease_up_months`; integer, optional): Months until stabilized occupancy. - min 0; max 60 - `cap_rate_pct` (`getRevenooLandValue.response.200.assumptions.cap_rate_pct`; number, optional): Capitalization rate in percent: direct cap value = stabilized NOI ÷ cap rate. - min 0.1; max 30 - `noi_convention` (`getRevenooLandValue.response.200.assumptions.noi_convention`; string, optional): Which NOI is capitalized. - one of `"after_capex"`, `"before_capex"`, `"custom_factor"` - `gdv_source` (`getRevenooLandValue.response.200.assumptions.gdv_source`; string, optional): Where the gross development value (GDV) comes from. - one of `"dcf"`, `"direct_cap"`, `"manual"` - `gdv_manual` (`getRevenooLandValue.response.200.assumptions.gdv_manual`; number, optional): GDV amount when gdv_source is manual. - min 0; max 100000000000 - `construction_cost_per_m2_nia` (`getRevenooLandValue.response.200.assumptions.construction_cost_per_m2_nia`; number, optional): Construction costs per m² NIA. - min 0; max 50000 - `professional_fees_pct` (`getRevenooLandValue.response.200.assumptions.professional_fees_pct`; number, optional): Professional fees, in percent of construction costs (RICS B1.2.6). - min 0; max 50 - `contingency_pct` (`getRevenooLandValue.response.200.assumptions.contingency_pct`; number, optional): Contingency, in percent of construction costs (RICS B1.2.5). - min 0; max 50 - `sale_costs_pct` (`getRevenooLandValue.response.200.assumptions.sale_costs_pct`; number, optional): Sale costs, in percent of GDV (GDV less sale costs is the NDV). - min 0; max 20 - `site_acquisition_costs_pct` (`getRevenooLandValue.response.200.assumptions.site_acquisition_costs_pct`; number, optional): Site acquisition costs, in percent of the land price (RICS B1.2.2). - min 0; max 20 - `development_period_months` (`getRevenooLandValue.response.200.assumptions.development_period_months`; integer, optional): Development period from land purchase to completion, in months. - min 1; max 240 - `target_irr_pct` (`getRevenooLandValue.response.200.assumptions.target_irr_pct`; number, optional): Target rate of return of the DCF application: a project IRR before finance, real (RICS §6.2.4, §7.2.4). - min 0; max 100 - `finance_rate_pct` (`getRevenooLandValue.response.200.assumptions.finance_rate_pct`; number, optional): Cost of finance per year, on 100% of land and building costs (RICS B2.2.2). - min 0; max 30 - `developers_profit_pct` (`getRevenooLandValue.response.200.assumptions.developers_profit_pct`; number, optional): Developer's profit, in percent of GDV (RICS B2.2.3). - min 0; max 100 - `target_yield_on_cost_pct` (`getRevenooLandValue.response.200.assumptions.target_yield_on_cost_pct`; number, optional): Target initial yield on cost: annual income over total development cost, in percent (RICS B2.2.3.4). - min 0.1; max 50 - `yield_on_cost_basis` (`getRevenooLandValue.response.200.assumptions.yield_on_cost_basis`; string, optional): The annual income the yield on cost is read on: GPR, or NOI before or after the capex reserve. - one of `"gross_rent"`, `"noi_before_capex"`, `"noi_after_capex"` ### 400 Invalid EGRID or assumptions. `details` lists each invalid assumption. #### Example ```json { "error": "string", "details": null } ``` - `error` (`getRevenooLandValue.response.400.error`; string, required) - `details` (`getRevenooLandValue.response.400.details`; unknown, optional): For invalid assumptions: one { key, message } per problem. ### 404 No parcel with this EGRID, or an unknown part. #### Example ```json { "error": "string", "details": null } ``` - `error` (`getRevenooLandValue.response.404.error`; string, required) - `details` (`getRevenooLandValue.response.404.details`; unknown, optional): For invalid assumptions: one { key, message } per problem. ### 429 Too many uncached requests from this client; retry after the Retry-After seconds. #### Example ```json { "error": "string", "details": null } ``` - `error` (`getRevenooLandValue.response.429.error`; string, required) - `details` (`getRevenooLandValue.response.429.details`; unknown, optional): For invalid assumptions: one { key, message } per problem. ### 502 The data service (RES) failed. #### Example ```json { "error": "string", "details": null } ``` - `error` (`getRevenooLandValue.response.502.error`; string, required) - `details` (`getRevenooLandValue.response.502.details`; unknown, optional): For invalid assumptions: one { key, message } per problem. ### 503 The data service is not configured. #### Example ```json { "error": "string", "details": null } ``` - `error` (`getRevenooLandValue.response.503.error`; string, required) - `details` (`getRevenooLandValue.response.503.details`; unknown, optional): For invalid assumptions: one { key, message } per problem. Source: https://docs.aireon.ch/revenoo/get-revenoo-land-value/index.md