natgillin/translations-raw huggingface dataset:
This initial study also estimated the value of land for tower blocks at between EUR 60 and EUR 75/m2.
Poleg tega je bila v tej prvi študiji vrednost zemljišč za stanovanjske bloke ocenjena na od 60 EUR/m2 do 75 EUR/m2.
The second study (Study B) explains that the price paid corresponds to the market price without providing any additional information.
V drugi študiji (študija B) je bilo razloženo, da je cena, ki je bila plačana, ustrezala tržni ceni, niso pa bile navedene nobene podrobnejše informacije.
The KP & P report (Study C) concludes that the price of EUR 79,56/m2 corresponds to the market price, since it is far below the prices paid in the three neighbouring municipalities.
V poročilu KP & P (študija C) pa je ugotovljeno, da cena 79,56 EUR/m2 ustreza tržni ceni, ker je precej nižja od cen, plačanih v treh sosednjih občinah.
In the absence of any further benchmarks, these studies provide some guidance on real estate prices in the areas surrounding Helsinki at the time of the transaction.
Ker ni nobenih drugih meril za primerjavo, te študije zagotavljajo nekaj smernic glede cen nepremičnin v območjih v bližini Helsinkov v času transakcije.
The Commission therefore verified the data contained in those studies and supplemented them with its own assessment.
Komisija je zato preverila podatke iz teh študij in jih dopolnila s svojo oceno.
The Asemanranta area enjoys a very good location on the shores of a lake, 200m away from the city centre.
Območje Asemanranta ima zelo dobro lokacijo ob obali jezera, 200 m daleč od središča mesta.
According to Finland, the value of the area is exceptionally high because it benefits from direct lake view and access.
Po trditvah Finske je vrednost območja izredno velika, ker ima neposreden razgled na jezero in dostop do njega.
A comparable plot was sold in 2006 for EUR 92,35/m2.
Primerljiva parcela je bila leta 2006 prodana po 92,35 EUR/m2.
Karkkila actually considered the value of the property high enough to raise the sales price to EUR 105/m2 in January 2008.
Karkkila je dejansko menila, da je vrednost posesti dovolj velika, da je januarja 2008 dvignila prodajne cene na 105 EUR/m2.
A second important factor in assessing the value of this area is the surface area to which the price is applied.
Drugi pomemben dejavnik za oceno vrednosti tega območja je površina območja, za katero velja cena.
The sales valuation was conservatively based on the minimum planning permission of 29640 m2, whereas maximum planning permission could go up to 39590 m2.
Vrednotenje prodaje je previdno temeljilo na najmanjšem obsegu lokacijskih dovoljenj za 29640 m2, medtem ko bi lahko največji obseg lokacijskih dovoljenj zajemal do 39590 m2.
Given the expected population increase, Karkkila counted on a long-term business case for maximum planning permission.
Glede na pričakovano povečanje števila prebivalcev je Karkkila računala na dolgoročne poslovne priložnosti za največji obseg lokacijskih dovoljenj.
Despite the fact that no land for tower blocks had been sold in Karkkila before the transaction, the city could reasonably expect that there was an emerging market for this type of building.
Čeprav v Karkkili pred transakcijo ni bilo prodano nobeno zemljišče za stanovanjske bloke, je lahko mesto razumno pričakovalo, da nastaja nov trg za take vrste objektov.
In 2003, four building permits for tower blocks were granted.
Leta 2003 so bila izdana štiri gradbena dovoljenja za stanovanjske bloke.
Developments after the transaction confirm that the forecast was not unreasonable, given that six further permits were requested and granted up to 2007, and seven tower blocks were built between 2007 and mid-2010.
Dogodki po transakciji potrjujejo, da napoved ni bila neutemeljena, saj so bile do leta 2007 vložene prošnje za dodatnih šest gradbenih dovoljenj, ki so bila tudi izdana, od leta 2007 do sredine leta 2010 pa je bilo zgrajenih sedem stanovanjskih blokov.
Prices paid in the neighbouring municipalities went up to EUR 133,6/m2 in 2003 in Hyvinkää and even reached a peak of EUR 312,6/m2 for a sale in Vihti in 2004.
Cene, ki so bile plačane v sosednjih občinah, so v mestu Hyvinkää leta 2003 dosegle 133,60 EUR/m2, v mestu Vihti pa so leta 2004 dosegle celo najvišjo raven, tj. 312,60 EUR/m2.
The Commission considers that the three studies provide values that are broadly comparable and do not appear manifestly wrong if compared with the prices paid for similar land at the time of the transaction.
Komisija meni, da vse tri študije zagotavljajo vrednosti, ki so na splošno primerljive in se ne zdijo očitno nepravilne, če se primerjajo s cenami, plačanimi za podobna zemljišča v času transakcije.
There is no need to establish which of the studies is the most reliable, since the price paid for the shares remains below the market value even under the most conservative estimate (see overall market value calculation in paragraph 84 et seq.).
Ni potrebe po ugotavljanju, katera od treh študij je najzanesljivejša, saj cena, plačana za delnice, ostaja pod tržno vrednostjo celo po najbolj previdni oceni (glej izračun celotne tržne vrednosti v odstavku 84 in naslednjem).
The lowest possible value has been estimated by the Commission as follows: considering the prime location of the land in Asemanranta, the market price was at least in the upper segment of the range provided by the most conservative of the consultants, i.e. EUR 75/m2.
Komisija je najnižjo možno vrednost ocenila takole: glede na najboljšo lokacijo zemljišč v območju Asemanranta je bila tržna cena vsaj v zgornjem delu vrednosti, ki so jih navedli najprevidnejši svetovalci, tj. 75 EUR/m2.
Working on the conservative assumption that the land is sold for the minimum planning permission only, the minimum market value would be EUR 2223000.
Na podlagi previdne predpostavke, da se zemljišča prodajo le za najmanjši obseg lokacijskih dovoljenj, bi bila najmanjša tržna vrednost 2223000 EUR.
The maximum value in the case of overestimation — if any — could thus be considered to be EUR 135158,4, which would correspond to EUR 67579,2 for 50 %.
Največja vrednost v primeru previsoke ocene, če bi bila podana, bi tako lahko bila 135158,40 EUR, kar bi pomenilo 67579,20 EUR za 50 %.
The Commission notes that this value includes the 8-9 hectares also belonging to the Asemanranta area, which will remain as streets, parks, etc. For example, in the partial master plan, the shore area is earmarked for recreational purposes and as a nature protection area.
Komisija ugotavlja, da ta vrednost vključuje osem do devet hektarov, ki prav tako pripadajo območju Asemanranta in ki bodo ostali namenjeni za ceste, parke itd. Na primer, v delnem urbanističnem načrtu je obalno območje namenjeno za rekreacijske namene in kot zaščiteno naravno območje.
Therefore these 8-9 hectares contribute to the high price of the residential part of the area but they have not been priced separately.
Teh osem do devet hektarov zato prispeva k visoki ceni stanovanjskega dela območja, vendar njihove cene niso posebej določene.
Haapala and Uusitalo area
Območji Haapala in Uusitalo
Most of the land in KK’s real estate portfolio was located in the Haapala/Uusitalo area, which is some 2,5 km to the south-west of the city centre.
Večina zemljišč v nepremičninskem portfelju KK je bila v območju Haapala/Uusitalo, ki leži približno 2,5 km jugozahodno od središča mesta.
These two adjacent areas were earmarked for detached residential houses and terraced houses but had not yet been developed.
Ti sosednji območji sta bili namenjeni za samostojne stanovanjske hiše in vrstne hiše, vendar še nista bili razviti.
As development had not yet begun, prices were low, as was the number of sales.
Ker se razvoj še ni začel, so bile cene nizke, malo je bilo tudi prodanega.
KK owned virtually the entire area.
KK je imel v lasti dejansko celotno območje.
For the purposes of the transaction, the land was valued at EUR 1612059 for all types of plot, with a price of EUR 10,19/m2 for detached houses and EUR 74,02/m2 for terraced houses, in accordance with the city’s standard prices.
Za namene transakcije je bila vrednost zemljišč v skladu s standardnimi cenami v mestu ocenjena na 1612059 EUR za vse vrste parcel, pri čemer je bila cena za samostojne hiše 10,19 EUR/m2, za vrstne hiše pa 74,02 EUR/m2.
The total value of the land for detached houses was EUR 973268 and EUR 811209 for terraced houses.
Skupna vrednost zemljišč za samostojne hiše je bila 973268 EUR, zemljišč za vrstne hiše pa 811209 EUR.
Prices for detached houses
Cene za samostojne hiše
All three studies state that the prices for detached houses corresponded to market prices.
V vseh treh študijah je navedeno, da cene za samostojne hiše ustrezajo tržnim cenam.
The KP & P report (Study C) explains that market prices were 15-20 % higher than the prices applied by Karkkila.
V poročilu KP & P (študija C) je pojasnjeno, da so bile tržne cene za 15‒20 % višje od cen, ki jih je uporabila Karkkila.
All three studies referred to average sales prices, whereas the data submitted by Finland revealed significant differences between neighbourhoods, with Haapala/Uusitalo apparently situated at the lower end of the price range.
Vse tri študije so se sklicevale na povprečne prodajne cene, medtem ko so iz podatkov, ki jih je predložila Finska, razvidne znatne razlike med soseskami, pri čemer je območje Haapala/Uusitalo očitno v nižjem delu cenovnega razpona.
In 2003, two plots were sold in Haapala (private company to private individual): in April 2003, a plot had been sold for EUR 9,25/m2, and in August another one for EUR 10,06/m2.
Leta 2003 sta bili v območju Haapala prodani dve parceli (zasebno podjetje fizični osebi): aprila 2003 je bila prodana parcela za 9,25 EUR/m2, avgusta pa še ena parcela za 10,06 EUR/m2.
This would correspond to a price increase of 8,8 % over four months.
To bi ustrezalo 8,8-odstotnemu zvišanju cen v štirih mesecih.
Considering general price developments in Karkkila, where prices rose by 12,6 % between 2001 and 2002, and 42,7 % between 2002 and 2003, a 1,3 % price increase over the last four months of 2003 can be considered in line with the general trend.
Glede na splošna gibanja cen v Karkkili, pri čemer so se cene med letoma 2001 in 2002 zvišale za 12,6 %, med letoma 2002 in 2003 pa za 42,7 %, se lahko šteje, da je 1,3-odstotno zvišanje cen v zadnjih štirih mesecih leta 2003 v skladu s splošnim trendom.
In view of these circumstances, the Commission sees no reason why a price of EUR 10,19/m2 in December 2003 could not be accepted as the market price.
Glede na te okoliščine Komisija ne vidi nobenega razloga, zakaj se cena v višini 10,19 EUR/m2 iz decembra 2003 ne bi mogla sprejeti kot tržna cena.
Prices for terraced houses
Cene za vrstne hiše
As regards the prices for terraced houses, there are no reference sales in the area which would provide a direct benchmark.
Kar zadeva cene za vrstne hiše, v zadevnem območju ni bilo nobenih referenčnih prodaj, ki bi omogočile neposredno primerjavo.
The initial expert had estimated a market value ranging between EUR 70 and EUR 80/m2, the KP & P report (Study C) only refers to the much higher prices for plots for terraced houses in the neighbouring municipalities.
V prvi izvedenski študiji je tržna vrednost ocenjena v razponu od 70 EUR/m2 do 80 EUR/m2, medtem ko so v poročilu KP & P (študija C) navedene le precej višje cene za parcele za vrstne hiše v sosednjih občinah.
Since all three studies conclude that the price paid corresponded to the market price and since there are no indicators that these conclusions are not correct for the Haapala/Uusitalo area, the Commission can accept that the price of EUR 74,2/m2 corresponded to the market price.
Ker je v vseh treh študijah ugotovljeno, da je cena, ki je bila plačana, ustrezala tržni ceni, in ker ni nobenih znakov, da te ugotovitve niso pravilne za območje Haapala/Uusitalo, lahko Komisija soglaša, da je cena 74,20 EUR/m2 ustrezala tržni ceni.
Full ownership of entire area
Popolno lastništvo nad celotnim območjem
The Commission asked Finland to explain why Karkkila had an interest in acquiring full ownership of this entire area, considering that past sales figures seemed to indicate that buyers were not interested in this neighbourhood and obviously preferred other city areas, despite the higher prices.
Komisija je prosila Finsko, naj razloži, zakaj je bilo v interesu Karkkile pridobiti popolno lastništvo nad celotnim območjem, saj se zdi, da so podatki o prodaji kazali, da se kupci niso zanimali za to sosesko in so očitno kljub višjim cenam dajali prednost drugim mestnim območjem.
Finland explained that already in previous years, KK had followed a targeted investment strategy, consisting of developing Haapala/Uusitalo as the future residential neighbourhood of Karkkila.
Finska je razložila, da je KK že v preteklih letih sledil ciljni naložbeni strategiji, ki je vključevala razvoj območja Haapala/Uusitalo kot prihodnje stanovanjske soseske Karkkile.
Other residential areas in the city were already starting to be saturated and, based on population growth, it was expected that new areas would need to be developed.
Druga stanovanjska območja v mestu so že postajala zasičena in glede na rast prebivalstva se je pričakovalo, da bo treba razviti nova območja.
The Haapala/Uusitalo area came under the town planning but development had not yet started.
Območje Haapala/Uusitalo je bilo vključeno v urbanistično načrtovanje, vendar se razvoj še ni začel.
This included a new subdivision of the land into individual and more suitably shaped plots, the connection of the sites to the utility networks and the construction of amenities.
To je vključevalo razdelitev zemljišč na posamezne in ustrezneje oblikovane parcele, povezavo zemljišč s komunalno infrastrukturo in gradnjo javnih objektov.
Karkkila had already successfully followed the same strategy in other neighbourhoods: it had extended public utilities to the areas of Tuorila, Nikkimäki and Pumminmäki.
Karkkila je enako strategijo že uspešno izvajala v drugih soseskah: storitve javnih služb je tako podaljšala do območij Tuorila, Nikkimäki in Pumminmäki.
In 2003, the average sales price in Pumminmäki was already EUR 14,28, and Karkkila successfully sold plots at the new standard price of EUR 14 in 2004, with prices rising further in subsequent years (up to EUR 18,5/m2 in 2005).
Leta 2003 je bila povprečna prodajna cena v Pumminmäki že 14,28 EUR, Karkkila pa je leta 2004 uspešno prodala parcele po novi standardni ceni 14 EUR, pri čemer so se cene v naslednjih letih še naprej višale (do 18,5 EUR/m2 leta 2005).
The expectation was that the value of real estate in Haapala/Uusitalo would reach that of similarly developed residential areas and in addition follow the general price increase trends.
Pričakovalo se je, da bo vrednost nepremičnin v območju Haapala/Uusitalo dosegla vrednost podobno razvitih stanovanjskih območij ter sledila tudi splošnim trendom višanja cen.
A value increase of at least 40-50 % after development (i.e. within three to four years) therefore seemed justified, plus additional increases in the medium to long term.
Povečanje vrednosti za vsaj 40‒50 % po razvoju (tj. v treh do štirih letih) ter dodatna srednje- do dolgoročna povečanja so se zato zdela utemeljena.
It was in Karkkila’s interests to develop the area under one infrastructure project covering the whole area.
V interesu Karkkile je bilo, da se območje razvije na podlagi enega infrastrukturnega projekta, ki zajema celotno območje.
A single coordinated development approach would be much cheaper than development site by site (the municipality is obliged by law to connect real estate to the utility networks, which is normally done upon request by owners intending to build).
Enoten usklajen razvoj bi bil veliko cenejši kot razvoj vsake lokacije posebej (občina je po zakonu zavezana povezati nepremičnino s komunalno infrastrukturo, kar se običajno izvede na zahtevo lastnikov, ki nameravajo graditi).
Karkkila emphasised that operations ran much more smoothly under its sole ownership and control.
Karkkila je poudarila, da so dejavnosti potekale mnogo bolj nemoteno pod njenim popolnim lastništvom in nadzorom.
A large number of individual decisions had to be adopted for each plot and each engineering measure.
Za vsako parcelo in vsak ukrep komunalne gradnje je bilo treba sprejeti veliko posameznih odločitev.
Since real estate development was not Componenta’s core business (it was a steel producer), it had already become clear that these development activities were harder for it.
Ker nepremičninski razvoj ni bila osnovna dejavnost Componente (ki je bila proizvajalka jekla), je že postalo jasno, da so bile zanjo te razvojne dejavnosti težavnejše.
Due to its long-term development strategy and its intention to carry out all the engineering works at once, Karkkila had no interest in selling the land before it was developed.
Ker je Karkkila izvajala dolgoročno razvojno strategijo in je bil njen namen, da izvede vsa komunalna gradbena dela naenkrat, ni bilo v njenem interesu, da proda zemljišča, preden jih razvije.
This was why there had been virtually no sales at all prior to the transaction.
Zato ni bilo pred transakcijo skoraj nič prodanega.
The Commission can accept that on the basis of the long-term strategy followed by Karkkila for the Haapala/Uusitalo area, a market economy investor that already owned 50 % of the shares in that area could also have an economic interest in acquiring the remaining 50 % of the shares.
Komisija se lahko strinja, da bi glede na dolgoročno strategijo, ki jo je Karkkila izvajala za območje Haapala/Uusitalo, vlagatelj pod tržnimi pogoji, ki je že imel v lasti 50 % delnic v tem območju, lahko imel gospodarski interes za pridobitev preostalih 50 % delnic.
The prospect of owning the whole of the future new residential area, the low risk in price terms, and good prospects of selling most of the plots over the next 10 years and the remainder over the following 10 years, can be considered a business strategy that a market economy investor would have pursued.
Možnost lastništva nad celotnim prihodnjim novim stanovanjskim območjem, majhno cenovno tveganje in dobri obeti glede prodaje večine parcel v naslednjih desetih letih ter preostalih parcel v nadaljnjih desetih letih se lahko štejejo za poslovno strategijo, ki bi jo izvajal vlagatelj pod tržnimi pogoji.
Other land intended for housing
Druga zemljišča, namenjena za stanovanjske objekte
A few plots for detached houses are located in other areas.
Nekaj parcel za samostojne hiše leži v drugih območjih.
The valuation (EUR 43000) was based on Karkkila’s official unit sales price of EUR 10,19/m2 for land of this type.
Vrednotenje (43000 EUR) je temeljilo na uradni prodajni ceni Karkkile na enoto za takšno zemljišče, ki je bila 10,19 EUR/m2.
For the reasons given above (recitals 65-66), the Commission considers that the December 2003 price can be accepted as the market price.
Zaradi zgoraj navedenih razlogov (uvodni izjavi 65–66) Komisija meni, da se lahko cena iz decembra 2003 sprejme kot tržna cena.
KK’s portfolio also includes two plots of land for tower blocks located in the Takko I area. The total value of this real estate is EUR 110191. Takko I is also located in the city centre.
Portfelj KK vključuje tudi dve parceli za stanovanjske bloke v območju Takko I. Skupna vrednost te nepremičnine je 110191 EUR. Takko I prav tako leži v središču mesta.
According to Study A the market price ranged between EUR 60 to EUR 75/m2.
Po študiji A je tržna cena segala od 60 EUR/m2 do 75 EUR/m2.
The KP & P report (Study C) came to the same conclusion as regards the tower block sites, namely that the price corresponded to the market rate by reference to the sales prices paid in neighbouring municipalities.
V poročilu KP & P (študija C) je navedena enaka ugotovitev glede lokacij za stanovanjske bloke, in sicer da je cena ustrezala tržni stopnji glede na prodajne cene, plačane v sosednjih občinah.
In the Commission’s view there is no need to establish which expert study is the most reliable.
Po mnenju Komisije ni potrebe po ugotavljanju, katera izvedenska študija je najzanesljivejša.
Even if the lowest possible market price of EUR 60/m2 were applied to the transaction, the corrected total value of the shares would still exceed the price paid by Karkkila (see calculation of minimum share value below).
Tudi če bi se za transakcijo uporabila najnižja možna tržna cena 60 EUR/m2, bi popravljena skupna vrednost delnic še vedno presegala ceno, ki jo je plačala Karkkila (glej izračun najmanjše vrednosti delnice spodaj).
Under this lowest possible market value assumption, the land in Takko I would have been overvalued by EUR 19,65/m2.
Na podlagi te predpostavke o najmanjši možni tržni vrednosti bi bila zemljišča v območju Takko I precenjena za 19,65 EUR/m2.
This would correspond to a total of EUR 27212, i.e. EUR 13606 for 50 % of the shares.
To bi ustrezalo skupni vrednosti 27212 EUR oziroma 13606 EUR za 50 % delnic.
Parks
Parki
The value attributed to land earmarked for parks is EUR 456601. This was based on the standard price of EUR 1,18/m2 which Karkkila normally pays for such land.
Vrednost zemljišč, namenjenih za parke, je ocenjena na 456601 EUR. Temeljila je na standardni ceni 1,18 EUR/m2, ki jo Karkkila običajno plačuje za taka zemljišča.
These are areas which the town has the right to redeem at the going price [15].
To so območja, ki jih ima mesto pravico odkupiti po dejanski ceni [15].
As these areas are not intended to be built on according to the town plan, they have used the same pricing basis as for unzoned raw land (see paragraph 79).
Ker ta območja v skladu z urbanističnim načrtom niso namenjena pozidavi, se je za določanje cene uporabila enaka podlaga kot za nepozidana zemljišča, ki niso razvrščena v cone (glej uvodno izjavo 79).
The Commission therefore concluded that this part of the land was not overvalued.
Komisija je zato ugotovila, da ta del zemljišč ni bil precenjen.
Land outside the town plan
Zemljišča, ki niso zajeta v urbanističnem načrtu
The other data submitted by Finland contain a list of sales of undeveloped land in sparsely populated areas in Karkkila sold at an average of EUR 1,86/m2.
Drugi podatki, ki jih je predložila Finska, vsebujejo seznam prodanih nerazvitih zemljišč v redko naseljenih območjih Karkkile, ki so prodana po povprečni ceni 1,86 EUR/m2.
On this basis, the Commission can accept that EUR 1,18 did not exceed the market price.
Na tej podlagi se lahko Komisija strinja, da cena 1,18 EUR ni presegala tržne cene.
According to the calculations made by Finland on the basis of the standard prices at which KK sold its property, the value of KK’s real estate amounted to EUR 5067988. After deducting the amounts in respect of a potential overvaluation of the land for tower blocks in Asemanranta (EUR 135158) and in Takko I (EUR 27212), the minimum value of the land comes to EUR 4905618.
V skladu z izračuni, ki jih je opravila Finska na podlagi standardnih cen, po katerih je KK prodal svoje premoženje, je bila vrednost nepremičnin KK 5067988 EUR. Ko se odštejejo zneski morebitne precenitve zemljišč za stanovanjske bloke v območjih Asemanranta (135158 EUR) in Takko I (27212 EUR), je najmanjša vrednost zemljišč 4905618 EUR.
The loan repayment
Odplačilo posojila
In 1996 both Componenta and Karkkila had granted, on equal terms (pari passu), an interest-free shareholder loan of EUR 1670814 to KK. Componenta’s withdrawal from KK went ahead with the reimbursement of the shareholder loan by KK.
Leta 1996 sta Componenta in Karkkila pod enakimi pogoji (pari passu) KK odobrili brezobrestno posojilo delničarjev v višini 1670814 EUR. Umik Componente iz KK je potekal hkrati z vračilom posojila delničarjev, ki ga je opravil KK.
Since KK would have had to sell a significant amount of property to generate these funds, and since, as described above, this would jeopardise the mid- to long-term business strategy, Karkkila decided to grant a further interest-free loan to KK for the same amount, which KK used for the reimbursement.
Ker bi KK moral prodati znaten del premoženja, da bi pridobil ta sredstva, in ker bi, kot je opisano zgoraj, to ogrozilo srednje- do dolgoročno poslovno strategijo, je Karkkila sklenila KK odobriti dodatno brezobrestno posojilo v enakem znesku, ki ga je KK porabil za vračilo.