It does this within a definitional and measurement framework that allows the evidence about returns to be compared with alternative investments, both commercial property and non-property. Joyce returns to the planning and development team where he will focus on developing further the firm's planning business. The demand for private renting has also increased because of the growth of higher education, with the number of full time students doubling in the 1990s.

In general, most methods make pre-tax calculations and do not take account of fund management costs. Hence they are property-based returns, not investor returns. That is, they measure the returns landlords receive from rents and from real, or alternatively, nominal capital gains in the year in question, net of the costs incurred in order to receive these rents and capital gains. In calculating capital gains, therefore, account is taken of accrual and not of realisation.

The site is on the A1214 London Road, next to a Tesco superstore and in an established out-of-town retail location. Children's World, Toys 'R' Us and Burger King all have units nearby. Conveyancing makes the process done easily and without any problem in the process. The land had been designated in the Local Plan for a Park & Ride scheme, but Bidwells negotiated on behalf of the developers both to buy the land from Suffolk County Council and to develop the Park & Ride on an alternative site behind the proposed retail development.

Shepherd, whose clients include the City Corporation, the Bank of England, Christ's Hospital, Hammerson and the Royal Bank of Scotland, will take over from Rory Joyce, who has completed his three-year term as managing partner. It was also agreed to measure returns to as close an approximation to the IPD method as possible in order to facilitate intra-industry comparisons. Hence nominal as well as real capital growth was employed in calculating total returns. Which reveal that, despite the economic slow down and its impact on the property market, profits are up by 16% on last year.