Raffles Holdings Limited - Valuation of a Divestiture Net Present Value (NPV) / MBA Resources

Introduction to Net Present Value (NPV) - What is Net Present Value (NPV) ? How it impacts financial decisions regarding project management?

NPV solution for Raffles Holdings Limited - Valuation of a Divestiture case study

At Oak Spring University, we provide corporate level professional Net Present Value (NPV) case study solution. Raffles Holdings Limited - Valuation of a Divestiture case study is a Harvard Business School (HBR) case study written by Siriwan Chutikamoltham, Wilfred Chua. The Raffles Holdings Limited - Valuation of a Divestiture (referred as “Raffles Capitaland” from here on) case study provides evaluation & decision scenario in field of Finance & Accounting. It also touches upon business topics such as - Value proposition, .

The net present value (NPV) of an investment proposal is the present value of the proposal’s net cash flows less the proposal’s initial cash outflow. If a project’s NPV is greater than or equal to zero, the project should be accepted.

NPV = Present Value of Future Cash Flows LESS Project’s Initial Investment

Case Description of Raffles Holdings Limited - Valuation of a Divestiture Case Study

In 2005, CapitaLand announced the sale of the hotel business under its subsidiary Raffles Holdings Limited for US$1.45 billion. This included the sale of landmark Raffles Hotel as well as 40 other hotels, including the SwissA´tel international hotel chain. The case focuses on the financial and the strategic aspects of the sale from the perspective of CapitaLand and includes the following: a€¢ What should be an appropriate valuation for Raffles Holdings? a€¢ How should the value of intangible assets such as brand name be incorporated? a€¢ Was there strategic justification for CapitaLand to pursue a divestiture that would translate into loss of the iconic Raffles Hotel - a national monument of Singapore?

Case Authors : Siriwan Chutikamoltham, Wilfred Chua

Topic : Finance & Accounting

Related Areas :

Calculating Net Present Value (NPV) at 6% for Raffles Holdings Limited - Valuation of a Divestiture Case Study

Years              Cash Flow     Net Cash Flow     Cumulative    
Cash Flow
Discount Rate
@ 6 %
Cash Flows
Year 0 (10007968) -10007968 - -
Year 1 3445305 -6562663 3445305 0.9434 3250288
Year 2 3976734 -2585929 7422039 0.89 3539279
Year 3 3968692 1382763 11390731 0.8396 3332190
Year 4 3250892 4633655 14641623 0.7921 2575011
TOTAL 14641623 12696768

The Net Present Value at 6% discount rate is 2688800

In isolation the NPV number doesn't mean much but put in right context then it is one of the best method to evaluate project returns. In this article we will cover -

Different methods of capital budgeting

What is NPV & Formula of NPV,
How it is calculated,
How to use NPV number for project evaluation, and
Scenario Planning given risks and management priorities.

Capital Budgeting Approaches

Methods of Capital Budgeting

There are four types of capital budgeting techniques that are widely used in the corporate world –

1. Net Present Value
2. Payback Period
3. Internal Rate of Return
4. Profitability Index

Apart from the Payback period method which is an additive method, rest of the methods are based on Discounted Cash Flow technique. Even though cash flow can be calculated based on the nature of the project, for the simplicity of the article we are assuming that all the expected cash flows are realized at the end of the year.

Discounted Cash Flow approaches provide a more objective basis for evaluating and selecting investment projects. They take into consideration both –

1. Magnitude of both incoming and outgoing cash flows – Projects can be capital intensive, time intensive, or both. Raffles Capitaland shareholders have preference for diversified projects investment rather than prospective high income from a single capital intensive project.
2. Timing of the expected cash flows – stockholders of Raffles Capitaland have higher preference for cash returns over 4-5 years rather than 10-15 years given the nature of the volatility in the industry.

Formula and Steps to Calculate Net Present Value (NPV) of Raffles Holdings Limited - Valuation of a Divestiture

NPV = Net Cash In Flowt1 / (1+r)t1 + Net Cash In Flowt2 / (1+r)t2 + … Net Cash In Flowtn / (1+r)tn
Less Net Cash Out Flowt0 / (1+r)t0

Where t = time period, in this case year 1, year 2 and so on.
r = discount rate or return that could be earned using other safe proposition such as fixed deposit or treasury bond rate. Net Cash In Flow – What the firm will get each year.
Net Cash Out Flow – What the firm needs to invest initially in the project.

Step 1 – Understand the nature of the project and calculate cash flow for each year.
Step 2 – Discount those cash flow based on the discount rate.
Step 3 – Add all the discounted cash flow.
Step 4 – Selection of the project

Why Finance & Accounting Managers need to know Financial Tools such as Net Present Value (NPV)?

In our daily workplace we often come across people and colleagues who are just focused on their core competency and targets they have to deliver. For example marketing managers at Raffles Capitaland often design programs whose objective is to drive brand awareness and customer reach. But how that 30 point increase in brand awareness or 10 point increase in customer touch points will result into shareholders’ value is not specified.

To overcome such scenarios managers at Raffles Capitaland needs to not only know the financial aspect of project management but also needs to have tools to integrate them into part of the project development and monitoring plan.

Calculating Net Present Value (NPV) at 15%

After working through various assumptions we reached a conclusion that risk is far higher than 6%. In a reasonably stable industry with weak competition - 15% discount rate can be a good benchmark.

Years              Cash Flow     Net Cash Flow     Cumulative    
Cash Flow
Discount Rate
@ 15 %
Cash Flows
Year 0 (10007968) -10007968 - -
Year 1 3445305 -6562663 3445305 0.8696 2995917
Year 2 3976734 -2585929 7422039 0.7561 3006982
Year 3 3968692 1382763 11390731 0.6575 2609479
Year 4 3250892 4633655 14641623 0.5718 1858708
TOTAL 10471087

The Net NPV after 4 years is 463119

(10471087 - 10007968 )

Calculating Net Present Value (NPV) at 20%

If the risk component is high in the industry then we should go for a higher hurdle rate / discount rate of 20%.

Years              Cash Flow     Net Cash Flow     Cumulative    
Cash Flow
Discount Rate
@ 20 %
Cash Flows
Year 0 (10007968) -10007968 - -
Year 1 3445305 -6562663 3445305 0.8333 2871088
Year 2 3976734 -2585929 7422039 0.6944 2761621
Year 3 3968692 1382763 11390731 0.5787 2296697
Year 4 3250892 4633655 14641623 0.4823 1567753
TOTAL 9497158

The Net NPV after 4 years is -510810

At 20% discount rate the NPV is negative (9497158 - 10007968 ) so ideally we can't select the project if macro and micro factors don't allow financial managers of Raffles Capitaland to discount cash flow at lower discount rates such as 15%.

Acceptance Criteria of a Project based on NPV

Simplest Approach – If the investment project of Raffles Capitaland has a NPV value higher than Zero then finance managers at Raffles Capitaland can ACCEPT the project, otherwise they can reject the project. This means that project will deliver higher returns over the period of time than any alternate investment strategy.

In theory if the required rate of return or discount rate is chosen correctly by finance managers at Raffles Capitaland, then the stock price of the Raffles Capitaland should change by same amount of the NPV. In real world we know that share price also reflects various other factors that can be related to both macro and micro environment.

In the same vein – accepting the project with zero NPV should result in stagnant share price. Finance managers use discount rates as a measure of risk components in the project execution process.

Sensitivity Analysis

Project selection is often a far more complex decision than just choosing it based on the NPV number. Finance managers at Raffles Capitaland should conduct a sensitivity analysis to better understand not only the inherent risk of the projects but also how those risks can be either factored in or mitigated during the project execution. Sensitivity analysis helps in –

Understanding of risks involved in the project.

What are the uncertainties surrounding the project Initial Cash Outlay (ICO’s). ICO’s often have several different components such as land, machinery, building, and other equipment.

What can impact the cash flow of the project.

What will be a multi year spillover effect of various taxation regulations.

What are the key aspects of the projects that need to be monitored, refined, and retuned for continuous delivery of projected cash flows.

Some of the assumptions while using the Discounted Cash Flow Methods –

Projects are assumed to be Mutually Exclusive – This is seldom the came in modern day giant organizations where projects are often inter-related and rejecting a project solely based on NPV can result in sunk cost from a related project.

Independent projects have independent cash flows – As explained in the marketing project – though the project may look independent but in reality it is not as the brand awareness project can be closely associated with the spending on sales promotions and product specific advertising.

References & Further Readings

Siriwan Chutikamoltham, Wilfred Chua (2018), "Raffles Holdings Limited - Valuation of a Divestiture Harvard Business Review Case Study. Published by HBR Publications.