Commercial real estate valuation and cash-flow modelling

Recurring valuations,
made more efficient.

Produce recurring valuations with less repetitive work, explain changes in value and keep the work connected—from rent-roll inputs to reporting.

Discuss EVa with us Explore EVa

Build DCF valuations fasterSet up multiple valuations at once, import rent rolls and apply shared assumptions across the portfolio.

Understand changes in valueIdentify the drivers behind valuation movements and examine the underlying figures.

Prepare for portfolio analysisKeep valuation data consistent across cycles, ready for aggregation and reporting.

01 / PRODUCE · FOR VALUERS

Less admin.
More time for the valuation.

Search clients, funds, assets, valuations…

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New Valuation

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Roll Forward ExistingBased on prior period

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Property Investment Corporation

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European Core Fund

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Valuation Date *

30/09/2026

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Berlin Office

Stuttgart Warehouse

Milan Shopping Centre

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Product demonstration · illustrative data

Set up portfolios in a few clicks

Create multiple valuations from one screen, without setting up every asset individually.

Import rent rolls · Apply shared assumptions

Berlin OfficeSeptember 30, 2026

v1v2▾

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InputsAuditReportsMembersHistory

History

Change HistoryAll fields ⌄

September 22, 2026

⊕ CREATEDValuation ← from v1

15:32:20 → 15:32:20John Galt

Area6,982.0StatusDraftVersion2CurrencyEUR

← View source (v1)

September 22, 2026

UPDATEDValuation

12:31:31 → 12:32:06John Galt

Discount Rate

~~6.5%~~→6.6%

UPDATEDValuation

12:30:07 → 12:30:39John Galt

Exit Cap Rate

~~5.1%~~→5.2%

Product demonstration · illustrative data

Every change has a history

Keep prior versions accessible and see what changed, when and by whom.

Version history · Audit logs · Change tracking

Platform Settings

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Rounding Policy

Define how an unrounded valuation result is converted into the rounded value reported for a property.

Lower Limit	Upper Limit	Round to the Nearest
0	Below1,000,000	1,000
1,000,000	Below15,000,000	5,000
15,000,000	Below100,000,000	10,000
100,000,000	No upper limit	100,000

+ Add Range

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Berlin Office30 September 2026

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General

Asset Information

Asset name

Berlin Office

Property Type

Office

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Downloaded report · Berlin OfficePDF

Product demonstration · illustrative data

Your settings, applied consistently

Reuse rounding policies, branding and reporting preferences across valuations.

Rounding policy · Saved preferences · Branded reports

02 / REVIEW · FOR VALUATION REVIEWERS

Less guesswork.
More clarity.

Cash FlowFeature preview

Cash Flow	Year 1Dec 2025	Year 2Dec 2026	Year 3Dec 2027	Year 4Dec 2028	Year 5Dec 2029	Year 6Dec 2030	Year 7Dec 2031	Year 8Dec 2032
Rental Revenue
Headline Rent	5,750,000	5,750,000	5,750,000	5,750,000	5,750,000	5,750,000	6,909,514	8,514,995
Tenant A	2,500,000	2,500,000	2,500,000	2,500,000	2,500,000	2,500,000	3,011,213	3,719,048
Tenant B	3,250,000	3,250,000	3,250,000	3,250,000	3,250,000	3,250,000	3,898,300	4,795,947
Vacancy Loss	—	—	—	—	—	—	—	—
Rent Free Deduction	—	—	—	—	—	—	−2,128,749	—
Passing Rent	5,750,000	5,750,000	5,750,000	5,750,000	5,750,000	5,750,000	4,780,765	8,514,995
Indexation	115,000	331,806	515,583	673,739	824,675	975,893	623,666	97,922
Total Rental Revenue	5,865,000	6,081,806	6,265,583	6,423,739	6,574,675	6,725,893	5,404,431	8,612,917
Reimbursement Income
Total Expense Recoveries	—	—	—	—	—	—	—	—
Effective Gross Income	5,865,000	6,081,806	6,265,583	6,423,739	6,574,675	6,725,893	5,404,431	8,612,917
Operating Expenses
Art 606	−213,154	−219,549	−226,135	−232,919	−239,907	−247,104	−254,517	−262,152

Cash Flow	Jul 2031	Aug 2031	Sep 2031	Oct 2031	Nov 2031	Dec 2031
Rental Revenue
Headline Rent	486,599	709,583	709,583	709,583	709,583	709,583
Tenant A	211,610	309,921	309,921	309,921	309,921	309,921
Tenant B	274,989	399,662	399,662	399,662	399,662	399,662
Vacancy Loss	—	—	—	—	—	—
Rent Free Deduction	−22,890	−709,583	−709,583	−686,693	—	—
Passing Rent	463,710	—	—	22,890	709,583	709,583
Indexation	97,485	—	—	—	—	—
Total Rental Revenue	561,195	—	—	22,890	709,583	709,583

Headline RentYear 7

6,909,513.80

Summary

Tenant A and Tenant B leases end on 30/07/2031; MLA starts.

Show affected rows

Tenant A

Contracted Rent

Payment periods recognised7

Scheduled rent before proration1,458,333.33

Net proration adjustment−6,720.45

View details

Contracted rent recognised1,451,612.88

Gross MLA (Cycle #1)

Payment buckets recognised7

Total before proration2,169,444.41

Proration / stub adjustments−609,843.82

MLA income recognised1,559,600.59

Headline Rent3,011,213.47

Contracted Rent

Full-period rent208,333.33

Recognised days30 / 31

Contracted rent recognised201,612.90

Gross MLA (Cycle #1)

Full-bucket rent309,920.63

Recognised days1 / 31

MLA income recognised9,997.44

Headline Rent211,610.34

Feature preview · illustrative data

Opening value€50,090,00030 June 2026

Movement+€1,890,000+3.77%

Closing value€51,980,00030 September 2026

Value BridgeLargest driver: Valuation & exit

OpeningTimeIncomeERVCostsRatesFeesSharedOtherClosing

Driver Analysis

Valuation Date Roll-Forward+€98,885

Lease Income & Terms+€959,717

Market Rent & MLA−€988,987

Market rent growth−€1,399,529

Market Rent Growth Rate: Growth curve Y1 - Y11 : 4.00% → Y1: 4.00%; Y2: 3.75%; Y3: 3.50%; Y4+: 3.25%

Re-letting assumptions+€410,542

Void: 12m → 9m

Rent Free (New): 12m → 9m

Operating Costs & Capex−€167,925

Valuation & Exit Assumptions+€1,862,331

Discount Rate6.60% → 6.40%+€783,485

Exit Cap Rate4.85% → 4.70%+€1,078,846

Transaction Costs+€91,627

Shared Assumptions+€18,193

Reconciliation+€16,159

Product demonstration · illustrative data

Explain the movement

See how individual valuation drivers contribute to changes in value.

Value Bridge · Driver attribution

03 / FOR PORTFOLIO TEAMS

Less manual collation.
More portfolio insight.

EVa keeps valuation information structured today, creating the foundation for portfolio analysis and reporting.

A structured record for every valuation

Keep each valuation’s rent roll, assumptions, cash flow and report connected in one structured record.

Built by Mercurion

Valuation experience behind the product.

Mercurion was founded by Daniil Nigmatullin MRICS, drawing on experience reviewing commercial property valuations across Europe and Asia-Pacific, particularly for real estate funds.

First-hand experience with the limitations of legacy valuation software—from repetitive processes to difficult-to-trace changes and manual data gathering—helped shape EVa’s focus on faster valuation workflows, clearer reviews and more useful valuation information.

See EVa in context

Discuss EVa with us.

Discuss your valuation process and see EVa in action.

Email us atenquiry@mercurion.co.uk

Recurring valuations,
made more efficient.

Less admin.
More time for the valuation.

Set up portfolios in a few clicks

Every change has a history

Your settings, applied consistently

Less guesswork.
More clarity.

Explain the movement

Look behind the cash flow

Keep the valuation history in view

Less manual collation.
More portfolio insight.

A structured record for every valuation

From valuation data to portfolio insight

Recurring reporting, with less manual work

Valuation experience behind the product.

Discuss EVa with us.

Recurring valuations,made more efficient.

Less admin.More time for the valuation.

Set up portfolios in a few clicks

Less guesswork.More clarity.

Explain the movement

Less manual collation.More portfolio insight.

A structured record for every valuation

Valuation experience behind the product.

Discuss EVa with us.

Recurring valuations,
made more efficient.

Less admin.
More time for the valuation.

Less guesswork.
More clarity.

Less manual collation.
More portfolio insight.