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Visual-Audio Systems (VAS) Ltd is a video production company and currently rents the building in which its production equipment is located at an annual cost of 150,000, including all service charges. The company is considering purchasing an alternative building in which to undertake its video business. These alternative premises are due to be demolished by the local council in 4 years' time, to make way for a new road and it is known that the council will purchase the building at that time for 100,000. Because of the instability caused by the council's plans, VAS can purchase the building at a knock-down price of 250,000 Otherwise, since the building is located in a prime residential area, the land on which the building stands would be worth 1.8 million. Currently the building is in a state of disrepair, but a structural survey which has already been undertaken by VAS costing 3,000, recommends that the building must be upgraded at a cost of 50,000 before VAS moves in. The annual heating and lighting expenses on the new building will be 40,000, but VAS will save the annual rents on its current premises. The removal costs of moving its equipment into the new building, and the cost of moving out again in five years' time will be 25,000 on each occasion. VAS pays corporation tax on its profits at 30%, and the tax authorities allows VAS to offset its corporate tax liabilities by using straight line depreciation on its fixed assets. You may assume that VAS has sufficient taxable profits to take full advantage of any tax shields from purchasing the building. VAS applies an opportunity cost of capital of 10 per cent to all future cash flows. Assume all annual cash-flows occur at the end of the year to which they relate. Required: (a) Calculate the NPV of the investment in the new building, explaining your treatment of costs and depreciation allowances. (10 marks) (b) Estimate the IRR of this investment (use 15% discount rate as one of your guesses). (5 marks) (c) VAS approaches you for advice on whether it should purchase the new building, and asks for your opinion on payback and accounting rate of return as methods of investment appraisal. Advise VAS by comparing and contrasting four alternative investment criteria. (5 marks) (d) Suppose that there is a small probability that the council might change its decision to build a road, allowing the owner to sell the land for residential development. Outline how this would change your valuation of the project