If possible, please do this on excel and show the calculations and formulas used.

Consider a retail culinary space available for lease in a high foot-traffic area (shopping centre). A contract currently being negotiated that has not yet been signed is a 7-year net lease, starting at $520/m2 in arrears, graduated at 7%. Operating expenses are estimated to be 23% of gross rent. The tenant applicate wishes to include a tenant improvement of refitting the space with better ventilation, which is expected to cost $160/m2, to be completed as soon as the contract is signed and to be paid by the landlord. The landlords discount rate is 15%.

From the perspective of the Landlord, what is the effective rent of this agreement with tenant improvement?

(2) From the perspective of the Tenant, what is the effective rent of this agreement with tenant improvement? The tenants discount rate is 23%.

(3) In exchange for the tenant improvements, the landlord wishes to include an option to change rent structure from graduated at 7% to indexed at inflation after year 2. Forecasts at the end of year 2 show there is:

• 30% probability inflation will be at 5.5%
• 40% probability inflation will be at 7.5%
• 30% probability inflation will be at 9.0%

From the perspective of the Landlord, what is the effective rent of this agreement with option? What is the price of the option?

(4) Assuming the tenant values the option the same as the landlord, is the tenant better off agreeing to the customised lease, or removing both the improvements and option?

(5) Define inter-lease risk and discuss whether they tend to extend or shorten tenant and landlord consideration of the lease term, if both are risk-averse.