Contents
INTERNATIONAL ACCOUNTING STANDARD 40
INVESTMENT PROPERTY
OBJECTIVE
1
SCOPE
2
DEFINITIONS
5
CLASSIFICATION OF PROPERTY AS INVESTMENT PROPERTY OR OWNER‑OCCUPIED PROPERTY
6
RECOGNITION
16
MEASUREMENT AT RECOGNITION
20
MEASUREMENT AFTER RECOGNITION
30
Accounting policy
30
Fair value model
33
Cost model
56
TRANSFERS
57
DISPOSALS
66
DISCLOSURE
74
Fair value model and cost model
74
TRANSITIONAL PROVISIONS
80
Fair value model
80
Cost model
83
Business Combinations
84A
84B
Transfers of investment property
84C
EFFECTIVE DATE
85
WITHDRAWAL OF IAS 40 (2000)
86
APPROVAL BY THE BOARD OF IAS 40 ISSUED IN DECEMBER 2003
APPROVAL BY THE BOARD OF
TRANSFERS OF INVESTMENT PROPERTY
(AMENDMENTS TO IAS 40) ISSUED IN DECEMBER 2016
FOR THE BASIS FOR CONCLUSIONS, SEE PART C OF THIS EDITION
IASB BASIS FOR CONCLUSIONS ON IAS 40 (AS REVISED IN 2003)
IASC BASIS FOR CONCLUSIONS ON IAS 40 (2000)
International Accounting Standard 40
Investment Property
(IAS 40) is set out in
paragraphs 1–86
. All the paragraphs have equal authority but retain the IASC format of the Standard when it was adopted by the IASB. IAS 40 should be read in the context of its
objective
and the
IASB’s Basis for Conclusions
, the
Preface to IFRS Accounting Standards
and the
Conceptual Framework for Financial Reporting
.
Basis of Preparation of Financial Statements
provides a basis for selecting and applying accounting policies in the absence of explicit guidance.
[
Refer:
IAS 8 paragraphs 10–12
]
International Accounting Standard 40
Investment Property
Objective
1
The objective of this Standard is to prescribe the accounting treatment for
investment property
and related disclosure requirements.
Scope
2
This Standard shall be applied in the recognition, measurement and disclosure of
investment property
.
3
[Deleted]
4
This Standard does not apply to:
(a)
biological assets related to agricultural activity (see
Agriculture
and
Property, Plant and Equipment
); and
(b)
mineral rights and mineral reserves such as oil, natural gas and similar non‑regenerative resources.
Definitions
5
The following terms are used in this Standard with the meanings specified:
Carrying amount
is the amount at which an asset is recognised in the statement of financial position.
Cost
is the amount of cash or cash equivalents paid or the
fair value
of other consideration given to acquire an asset at the time of its acquisition or construction or, where applicable, the amount attributed to that asset when initially recognised in accordance with the specific requirements of other IFRSs, eg
Share‑based Payment
.
Fair value
is the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. (See
Fair Value Measurement
).
[
Refer:
paragraphs 40–41
Basis for Conclusions paragraphs B52–B56
]
Investment property
is property (land or a building—or part of a building—or both) held (by the owner or by the lessee as a right-of-use asset
[
Refer:
Basis for Conclusions paragraph BC10A
and
IFRS 16 Basis for Conclusions paragraphs BC295
and
BC178
]
) to earn rentals or for capital appreciation or both, rather than for:
(a)
use in the production or supply of goods or services or for administrative purposes;
[
Refer:
definition of owner-occupied property
]
or
(b)
sale in the ordinary course of business.
[
Refer:
paragraph 9(a)
]
[
Refer:
Basis for Conclusions paragraphs B30–B39
]
Owner‑occupied property
is property held (by the owner or by the lessee as a right-of-use asset) for use in the production or supply of goods or services or for administrative purposes.
[
Refer:
Basis for Conclusions paragraphs B30
,
B31
,
B34
and
B37–B39
]
Classification of property as investment property or owner‑occupied property
6
[Deleted]
7
Investment property
is held to earn rentals or for capital appreciation or both. Therefore, an investment property generates cash flows largely independently of the other assets held by an entity. This distinguishes investment property from
owner‑occupied property.
The production or supply of goods or services (or the use of property for administrative purposes) generates cash flows that are attributable not only to property, but also to other assets used in the production or supply process.
applies to owned owner‑occupied property
[
Refer:
IAS 16 paragraph 2
]
and
Leases
applies to owner-occupied property held by a lessee as a right-of-use asset
[
Refer:
IFRS 16 paragraph 3
]
.
8
The following are examples of
investment property
:
(a)
land held for long‑term capital appreciation rather than for short‑term sale in the ordinary course of business.
[
Refer:
paragraph 9(a)
]
(b)
land held for a currently undetermined future use. (If an entity has not determined that it will use the land as
owner‑occupied property
or for short‑term sale in the ordinary course of business,
[
Refer:
paragraph 9(a)
]
the land is regarded as held for capital appreciation.)
[
Refer:
Basis for Conclusions paragraph B67(b)(ii)
]
(c)
a building owned by the entity (or a right-of-use asset relating to a building held by the entity) and leased out under one or more operating leases.
(d)
a building that is vacant but is held to be leased out under one or more operating leases.
(e)
property that is being constructed or developed for future use as investment property.
9
The following are examples of items that are not
investment property
and are therefore outside the scope of this Standard:
(a)
property intended for sale in the ordinary course of business or in the process of construction or development for such sale (see
Inventories
), for example, property acquired exclusively with a view to subsequent disposal in the near future or for development and resale.
(b)
[deleted]
(c)
owner‑occupied property
(see
and
), including (among other things) property held for future use as owner‑occupied property, property held for future development and subsequent use as owner‑occupied property, property occupied by employees (whether or not the employees pay rent at market rates) and owner‑occupied property awaiting disposal.
(d)
[deleted]
(e)
property that is leased to another entity under a finance lease.
10
Some properties comprise a portion that is held to earn rentals or for capital appreciation and another portion that is held for use in the production or supply of goods or services or for administrative purposes. If these portions could be sold separately (or leased out separately under a finance lease), an entity accounts for the portions separately. If the portions could not be sold separately, the property is
investment property
only if an insignificant portion
[
Link to
Basis for Conclusions paragraph B39
for why quantitative guidance has not been given]
is held for use in the production or supply of goods or services or for administrative purposes.
11
In some cases, an entity provides ancillary services to the occupants of a property it holds. An entity treats such a property as
investment property
if the services are insignificant to the arrangement as a whole. An example is when the owner of an office building provides security and maintenance services to the lessees who occupy the building.
12
In other cases, the services provided are significant. For example, if an entity owns and manages a hotel, services provided to guests are significant to the arrangement as a whole. Therefore, an owner‑managed hotel is
owner‑occupied property
, rather than
investment property
.
13
It may be difficult to determine whether ancillary services are so significant
[
Link to
Basis for Conclusions paragraph B39
for why quantitative guidance has not been given]
that a property does not qualify as
investment property
. For example, the owner of a hotel sometimes transfers some responsibilities to third parties under a management contract. The terms of such contracts vary widely. At one end of the spectrum, the owner’s position may, in substance, be that of a passive investor. At the other end of the spectrum, the owner may simply have outsourced day‑to‑day functions while retaining significant exposure to variation in the cash flows generated by the operations of the hotel.
[
Refer:
Basis for Conclusions paragraphs B37 and B38
]
14
Judgement is needed to determine whether a property qualifies as investment property. An entity develops criteria so that it can exercise that judgement consistently in accordance with the definition of
investment property
and with the related guidance in
paragraphs 7–13
.
Paragraph 75(c)
requires an entity to disclose these criteria when classification is difficult.
14A
Judgement is also needed to determine whether the acquisition of
investment property
is the acquisition of an asset or a group of assets or a business combination within the scope of
Business Combinations
. Reference should be made to IFRS 3 to determine whether it is a business combination. The discussion in
paragraphs 7–14
of this Standard relates to whether or not property is owner‑occupied property or investment property and not to determining whether or not the acquisition of property is a business combination as defined in IFRS 3. Determining whether a specific transaction meets the definition of a business combination as defined in IFRS 3 and includes an investment property as defined in this Standard requires the separate application of both Standards.
[
Refer:
Basis for Conclusions paragraphs BC18–BC21
]
15
In some cases, an entity owns property that is leased to, and occupied by, its parent or another subsidiary. The property does not qualify as
investment property
in the consolidated financial statements, because the property is
owner‑occupied
from the perspective of the group. However, from the perspective of the entity that owns it, the property is investment property if it meets the definition in
paragraph 5
. Therefore, the lessor treats the property as investment property in its individual financial statements.
[
Refer:
Basis for Conclusions paragraphs B21–B24
]
Recognition
16
An owned
investment property
shall be recognised
[
Refer:
Conceptual Framework
paragraph 5.1
]
as an asset when, and only when:
(a)
it is probable that the future economic benefits that are associated with the investment property will flow to the entity; and
(b)
the
cost
of the investment property can be measured reliably.
17
An entity evaluates under this recognition principle
[
Refer:
paragraph 16
]
all its
investment property
costs at the time they are incurred. These costs include costs incurred initially to acquire an investment property and costs incurred subsequently
[
Refer:
Basis for Conclusions paragraphs B40–B42
]
to add to, replace part of, or service a property.
18
Under the recognition principle in
paragraph 16
, an entity does not recognise in the
carrying amount
of an
investment property
the costs of the day‑to‑day servicing of such a property. Rather, these costs are recognised in profit or loss as incurred. Costs of day‑to‑day servicing are primarily the cost of labour and consumables, and may include the cost of minor parts. The purpose of these expenditures is often described as for the ‘repairs and maintenance’ of the property.
19
Parts of investment properties may have been acquired through replacement. For example, the interior walls may be replacements of original walls. Under the recognition principle, an entity recognises in the
carrying amount
of an
investment property
the cost of replacing part of an existing investment property at the time that cost is incurred if the recognition criteria
[
Refer:
paragraph 16
]
are met. The carrying amount of those parts that are replaced is derecognised in accordance with the derecognition provisions of this Standard.
[
Refer:
paragraphs 66–73 (particularly paragraph 68)
]
19A
An
investment property
held by a lessee as a right-of-use asset shall be recognised in accordance with
.
[
Refer:
IFRS 16 paragraph 22
]
Measurement at recognition
20
An owned
investment property
shall be measured initially at its
cost
. Transaction costs shall be included in the initial measurement.
21
The
cost
of a purchased
investment property
comprises its purchase price and any directly attributable expenditure. Directly attributable expenditure includes, for example, professional fees for legal services, property transfer taxes and other transaction costs.
22
[Deleted]
23
The
cost
of an
investment property
is not increased by:
(a)
start‑up costs (unless they are necessary to bring the property to the condition necessary for it to be capable of operating in the manner intended by management),
(b)
operating losses incurred before the investment property achieves the planned level of occupancy, or
(c)
abnormal amounts of wasted material, labour or other resources incurred in constructing or developing the property.
24
If payment for an
investment property
is deferred, its
cost
is the cash price equivalent. The difference between this amount and the total payments is recognised as interest expense over the period of credit.
25
[Deleted]
26
[Deleted]
27
One or more
investment properties
may be acquired in exchange for a non‑monetary asset or assets, or a combination of monetary and non‑monetary assets. The following discussion refers to an exchange of one non‑monetary asset for another, but it also applies to all exchanges described in the preceding sentence. The cost of such an investment property is measured at fair value unless (a) the exchange transaction lacks commercial substance
[
Refer:
paragraph 28
]
or (b) the fair value of neither the asset received nor the asset given up is reliably measurable
[
Refer:
paragraph 29
]
. The acquired asset is measured in this way even if an entity cannot immediately derecognise the asset given up. If the acquired asset is not measured at fair value, its cost is measured at the
carrying amount
of the asset given up.
28
An entity determines whether an exchange transaction has commercial substance by considering the extent to which its future cash flows are expected to change as a result of the transaction. An exchange transaction has commercial substance if:
(a)
the configuration (risk, timing and amount) of the cash flows of the asset received differs from the configuration of the cash flows of the asset transferred, or
(b)
the entity‑specific value of the portion of the entity’s operations affected by the transaction changes as a result of the exchange, and
(c)
the difference in (a) or (b) is significant relative to the
fair value
of the assets exchanged.
For the purpose of determining whether an exchange transaction has commercial substance, the entity‑specific value of the portion of the entity’s operations affected by the transaction shall reflect post‑tax cash flows. The result of these analyses may be clear without an entity having to perform detailed calculations.
29
The
fair value
of an asset is reliably measurable if (a) the variability in the range of reasonable fair value measurements is not significant for that asset or (b) the probabilities of the various estimates within the range can be reasonably assessed and used when measuring fair value. If the entity is able to measure reliably the fair value of either the asset received or the asset given up, then the fair value of the asset given up is used to measure
cost
unless the fair value of the asset received is more clearly evident.
29A
An investment property held by a lessee as a right-of-use asset shall be measured initially at its cost in accordance with
.
[
Refer:
IFRS 16 paragraphs 23–25
]
Measurement after recognition
Accounting policy
30
With the exception noted in
paragraph 32A
, an entity shall choose as its accounting policy either the fair value model in
paragraphs 33–55
or the cost model in
paragraph 56
and shall apply that policy to all of its
investment property
.
[
Refer:
Basis for Conclusions paragraphs BC11–BC14
,
B4
and
B43–B51
]
31
Basis of Preparation of Financial Statements
states
[
Refer:
IAS 8 paragraph 14(b)
]
that a voluntary change in accounting policy shall be made only if the change results in the financial statements providing reliable
E1
and more relevant
[
Refer:
Conceptual Framework
paragraphs 2.6-2.11
]
information about the effects of transactions, other events or conditions on the entity’s financial position, financial performance or cash flows. It is highly unlikely that a change from the fair value model
[
Refer:
paragraphs 33–55
]
to the cost model
[
Refer:
paragraph 56
]
will result in a more relevant presentation.
[
Refer:
Basis for Conclusions paragraph B50
]
E1
[The term ‘faithful representation’, which was used in the
Conceptual Framework
issued in 2018, encompasses the main characteristics that the
Framework
called ‘reliability’ (refer
Conceptual Framework
paragraphs 2.12–2.19
and
Basis for Conclusions paragraphs BC2.21–BC2.31
).]
32
This Standard requires all entities to measure the
fair value
of
investment property
, for the purpose of either measurement (if the entity uses the fair value model
[
Refer:
paragraph 33
]
) or disclosure
[
Refer:
paragraph 79(e)
]
(if it uses the cost model
[
Refer:
paragraph 56
]
). An entity is encouraged, but not required, to measure the fair value of investment property on the basis of a valuation by an independent valuer who holds a recognised and relevant professional qualification and has recent experience in the location and category of the investment property being valued.
[
Refer:
Basis for Conclusions paragraphs B55
and
B56
]
32A
An entity may:
(a)
choose either the fair value model
[
Refer:
paragraphs 33–55
]
or the cost model
[
Refer:
paragraph 56
]
for all
investment property
backing liabilities that pay a return linked directly to the fair value of, or returns from, specified assets including that investment property; and
(b)
choose either the fair value model or the cost model for all other investment property, regardless of the choice made in (a).
32B
Some entities operate, either internally or externally, an investment fund that provides investors with benefits determined by units in the fund. Similarly, some entities issue insurance contracts with direct participation features, for which the underlying items include investment property. For the purposes of
paragraphs 32A–32B
only, insurance contracts include investment contracts with discretionary participation features.
Paragraph 32A
does not permit an entity to measure property held by the fund (or property that is an underlying item) partly at cost and partly at fair value. (See
Insurance Contracts
for terms used in this paragraph that are defined in that Standard.)
[
Refer:
Basis for Conclusions paragraph B34
and
IFRS 17 Basis for Conclusions paragraph BC65(c)
]
32C
If an entity chooses different models for the two categories described in
paragraph 32A
, sales of
investment property
between pools of assets measured using different models shall be recognised at
fair value
and the cumulative change in fair value shall be recognised in profit or loss. Accordingly, if an investment property is sold from a pool in which the fair value model
[
Refer:
paragraphs 33–55
]
is used into a pool in which the cost model
[
Refer:
paragraph 56
]
is used, the property’s fair value at the date of the sale becomes its deemed cost.
Fair value model
33
After initial recognition, an entity that chooses the fair value model shall measure all of its
investment property
at
fair value
, except in the cases described in
paragraph 53
.
34
[Deleted]
35
A gain or loss arising from a change in the
fair value
of
investment property
shall be recognised in profit or loss for the period in which it arises.
[
Refer:
Basis for Conclusions paragraphs B63–B65
]
36–39
[Deleted]
40
When measuring the
fair value
of
investment property
in accordance with IFRS 13, an entity shall ensure that the fair value reflects, among other things, rental income from current leases and other assumptions that market participants would use when pricing investment property under current market conditions.
40A
When a lessee uses the fair value model to measure an investment property that is held as a right-of-use asset, it shall measure the right-of-use asset, and not the underlying property, at fair value.
41
specifies the basis for initial recognition of the cost of an investment property held by a lessee as a right-of-use asset.
[
Refer:
IFRS 16 paragraphs 23–25
]
Paragraph 33
requires the investment property held by a lessee as a right-of-use asset to be remeasured, if necessary, to
fair value
if the entity chooses the fair value model. When lease payments are at market rates, the fair value of an investment property held by a lessee as a right-of-use asset at acquisition, net of all expected lease payments (including those relating to recognised lease liabilities), should be zero. Thus, remeasuring a right-of-use asset from cost in accordance with IFRS 16 to fair value in accordance with
paragraph 33
(taking into account the requirements in
paragraph 50
) should not give rise to any initial gain or loss, unless fair value is measured at different times. This could occur when an election to apply the fair value model is made after initial recognition.
42–47
[Deleted]
48
In exceptional cases, there is clear evidence when an entity first acquires an
investment property
(or when an existing property first becomes investment property after a change in use) that the variability in the range of reasonable
fair value
measurements will be so great, and the probabilities of the various outcomes so difficult to assess, that the usefulness of a single measure of fair value is negated. This may indicate that the fair value of the property will not be reliably measurable on a continuing basis (see
paragraph 53
).
49
[Deleted]
50
In determining the
carrying amount
of
investment property
under the fair value model, an entity does not double‑count assets or liabilities that are recognised as separate assets or liabilities. For example:
(a)
equipment such as lifts or air‑conditioning is often an integral part of a building and is generally included in the fair value of the investment property, rather than recognised separately as property, plant and equipment.
(b)
if an office is leased on a furnished basis, the fair value of the office generally includes the fair value of the furniture, because the rental income relates to the furnished office. When furniture is included in the fair value of investment property, an entity does not recognise that furniture as a separate asset.
(c)
the fair value of investment property excludes prepaid or accrued operating lease income, because the entity recognises it as a separate liability or asset.
(d)
the fair value of investment property held by a lessee as a right-of-use asset reflects expected cash flows (including variable lease payments that are expected to become payable). Accordingly, if a valuation obtained for a property is net of all payments expected to be made, it will be necessary to add back any recognised lease liability, to arrive at the carrying amount of the investment property using the fair value model.
51
[Deleted]
52
In some cases, an entity expects that the present value of its payments relating to an
investment property
(other than payments relating to recognised liabilities) will exceed the present value of the related cash receipts. An entity applies
Provisions, Contingent Liabilities and Contingent Assets
to determine whether to recognise a liability and, if so, how to measure it.
Inability to measure fair value reliably
[
Refer:
Basis for Conclusions paragraphs B57–B62
and
BC15–BC17
]
53
There is a rebuttable presumption that an entity can reliably measure the
fair value
of an
investment property
on a continuing basis. However, in exceptional cases, there is clear evidence when an entity first acquires an investment property (or when an existing property first becomes investment property after a change in use) that the fair value of the investment property is not reliably measurable on a continuing basis. This arises when, and only when, the market for comparable properties is inactive (eg there are few recent transactions, price quotations are not current or observed transaction prices indicate that the seller was forced to sell) and alternative reliable measurements of fair value (for example, based on discounted cash flow projections) are not available. If an entity determines that the fair value of an investment property under construction is not reliably measurable but expects the fair value of the property to be reliably measurable when construction is complete, it shall measure that investment property under construction at cost until either its fair value becomes reliably measurable or construction is completed (whichever is earlier).
[
Refer:
Basis for Conclusions paragraphs BC15–BC17
]
If an entity determines that the fair value of an investment property (other than an investment property under construction) is not reliably measurable on a continuing basis, the entity shall measure that investment property using the cost model in
for owned investment property
[
Refer:
paragraph 56(c)
]
or in accordance with
for investment property held by a lessee as a right-of-use asset
[
Refer:
paragraph 56(b)
]
. The residual value of the investment property shall be assumed to be zero. The entity shall continue to apply
or IFRS 16 until disposal of the investment property.
53A
Once an entity becomes able to measure reliably the
fair value
of an
investment property
under construction that has previously been measured at cost, it shall measure that property at its fair value. Once construction of that property is complete, it is presumed that fair value can be measured reliably. If this is not the case, in accordance with
paragraph 53
, the property shall be accounted for using the cost model in accordance with
for owned assets
[
Refer:
paragraph 56(c)
]
or
for investment property held by a lessee as a right-of-use asset
[
Refer:
paragraph 56(b)
]
.
53B
The presumption that the
fair value
of
investment property
under construction can be measured reliably can be rebutted only on initial recognition. An entity that has measured an item of investment property under construction at fair value may not conclude that the fair value of the completed investment property cannot be measured reliably.
54
In the exceptional cases when an entity is compelled, for the reason given in
paragraph 53
, to measure an
investment property
using the cost model in accordance with
or
[
Refer:
paragraph 56(b) and (c)
]
, it measures at fair value all its other investment property, including investment property under construction. In these cases, although an entity may use the cost model for one investment property, the entity shall continue to account for each of the remaining properties using the fair value model
[
Refer:
paragraphs 33–55
]
.
55
If an entity has previously measured an
investment property
at
fair value
, it shall continue to measure the property at fair value until disposal (or until the property becomes
owner‑occupied property
or the entity begins to develop the property for subsequent sale in the ordinary course of business
[
Refer:
paragraph 9(a)
]
) even if comparable market transactions become less frequent or market prices become less readily available.
Cost model
56
After initial recognition, an entity that chooses the cost model shall measure
investment property
:
(a)
in accordance with
Non-current Assets Held for Sale and Discontinued Operations
if it meets the criteria to be classified as held for sale (or is included in a disposal group that is classified as held for sale);
[
Refer:
IFRS 5 paragraphs 6–14
(classification) and
15–29
(measurement)]
(b)
in accordance with
[
Refer:
IFRS 16 paragraphs 30–33
]
if it is held by a lessee as a right-of-use asset and is not held for sale in accordance with IFRS 5; and
(c)
in accordance with the requirements in
[
Refer:
IAS 16 paragraphs 30
and
43–66
]
for the cost model in all other cases.
Transfers
57
An entity shall transfer a property to, or from,
investment property
when, and only when, there is a change in use. A change in use occurs when the property meets, or ceases to meet, the definition of investment property and there is evidence of the change in use. In isolation, a change in management’s intentions for the use of a property does not provide evidence of a change in use. Examples of evidence of a change in use include:
(a)
commencement of owner‑occupation, or of development with a view to owner-occupation, for a transfer from investment property to
owner‑occupied property
;
(b)
commencement of development with a view to sale, for a transfer from investment property to inventories;
(c)
end of owner‑occupation, for a transfer from owner‑occupied property to investment property; and
(d)
inception of an operating lease to another party, for a transfer from inventories to investment property.
(e)
[deleted]
[
Refer:
Basis for Conclusions paragraphs BC23–BC29
]
58
When an entity decides to dispose of an investment property without development, it continues to treat the property as an
investment property
until it is derecognised (eliminated from the statement of financial position) and does not reclassify it as inventory. Similarly, if an entity begins to redevelop an existing investment property for continued future use as investment property, the property remains an investment property and is not reclassified as
owner‑occupied property
during the redevelopment.
59
Paragraphs 60–65
apply to recognition and measurement issues that arise when an entity uses the fair value model
[
Refer:
paragraphs 33–55
]
for
investment property
. When an entity uses the cost model,
[
Refer:
paragraph 56
]
transfers between investment property,
owner‑occupied property
and inventories do not change the
carrying amount
of the property transferred and they do not change the cost of that property for measurement or disclosure purposes.
60
For a transfer from
investment property
carried at
fair value
to
owner‑occupied property
or inventories, the property’s deemed cost for subsequent accounting in accordance with
,
or
shall be its fair value at the date of change in use.
61
If an
owner‑occupied property
becomes an
investment property
that will be carried at
fair value
, an entity shall apply
for owned property and
for property held by a lessee as a right-of-use asset up to the date of change in use. The entity shall treat any difference at that date between the
carrying amount
of the property in accordance with
or IFRS 16 and its fair value in the same way as a revaluation in accordance with
.
[
Refer:
paragraph 62(a) and (b)
Basis for Conclusions paragraph B66
]
62
Up to the date when an owner‑occupied property becomes an
investment property
carried at
fair value
, an entity depreciates the property (or the right-of-use asset) and recognises any impairment losses that have occurred. The entity treats any difference at that date between the
carrying amount
of the property in accordance with
or
and its fair value in the same way as a revaluation in accordance with
. In other words:
(a)
any resulting decrease in the carrying amount of the property is recognised in profit or loss. However, to the extent that an amount is included in revaluation surplus for that property, the decrease is recognised in other comprehensive income and reduces the revaluation surplus within equity.
(b)
any resulting increase in the carrying amount is treated as follows:
(i)
to the extent that the increase reverses a previous impairment loss for that property, the increase is recognised in profit or loss. The amount recognised in profit or loss does not exceed the amount needed to restore the carrying amount to the carrying amount that would have been determined (net of depreciation) had no impairment loss been recognised.
(ii)
any remaining part of the increase is recognised in other comprehensive income and increases the revaluation surplus within equity. On subsequent disposal of the investment property, the revaluation surplus included in equity may be transferred to retained earnings. The transfer from revaluation surplus to retained earnings is not made through profit or loss.
63
For a transfer from inventories to
investment property
that will be carried at
fair value
, any difference between the fair value of the property at that date and its previous
carrying amount
shall be recognised in profit or loss.
64
The treatment of transfers from inventories to
investment property
that will be carried at fair value is consistent with the treatment of sales of inventories.
65
When an entity completes the construction or development of a self‑constructed
investment property
that will be carried at
fair value
, any difference between the fair value of the property at that date and its previous
carrying amount
shall be recognised in profit or loss.
Disposals
66
An
investment property
shall be derecognised (eliminated from the statement of financial position) on disposal or when the investment property is permanently withdrawn from use and no future economic benefits are expected from its disposal.
67
The disposal of an
investment property
may be achieved by sale or by entering into a finance lease. The date of disposal for investment property that is sold is the date the recipient obtains control of the investment property in accordance with the requirements for determining when a performance obligation is satisfied in
.
[
Refer:
IFRS 15 paragraph 31
]
applies to a disposal effected by entering into a finance lease and to a sale and leaseback.
[
Refer:
IFRS 16 paragraphs 62–66
and
98–103
]
68
If, in accordance with the recognition principle in
paragraph 16
, an entity recognises in the
carrying amount
of an asset the cost of a replacement for part of an
investment property
, it derecognises the carrying amount of the replaced part. For investment property accounted for using the cost model,
[
Refer:
paragraph 56
]
a replaced part may not be a part that was depreciated separately. If it is not practicable for an entity to determine the carrying amount of the replaced part, it may use the cost of the replacement as an indication of what the cost of the replaced part was at the time it was acquired or constructed. Under the fair value model,
[
Refer:
paragraphs 33–55
]
the fair value of the investment property may already reflect that the part to be replaced has lost its value. In other cases it may be difficult to discern how much fair value should be reduced for the part being replaced. An alternative to reducing fair value for the replaced part, when it is not practical to do so, is to include the cost of the replacement in the carrying amount of the asset and then to reassess the fair value, as would be required for additions not involving replacement.
69
Gains or losses arising from the retirement or disposal of
investment property
shall be determined as the difference between the net disposal proceeds and the
carrying amount
of the asset and shall be recognised in profit or loss (unless
requires otherwise on a sale and leaseback
[
Refer:
IFRS 16 paragraphs 98–103
]
) in the period of the retirement or disposal.
70
The amount of consideration to be included in the gain or loss arising from the derecognition of an
investment property
is determined in accordance with the requirements for determining the transaction price in
paragraphs 47–72 of IFRS 15
. Subsequent changes to the estimated amount of the consideration included in the gain or loss shall be accounted for in accordance with the requirements for changes in the transaction price in
.
[
Refer:
IFRS 15 paragraphs 87–90
]
71
An entity applies
or other Standards, as appropriate, to any liabilities that it retains after disposal of an
investment property
.
72
Compensation from third parties for
investment property
that was impaired, lost or given up shall be recognised in profit or loss when the compensation becomes receivable.
73
Impairments or losses of
investment property
, related claims for or payments of compensation from third parties and any subsequent purchase or construction of replacement assets are separate economic events and are accounted for separately as follows:
(a)
impairments of investment property are recognised in accordance with
;
(b)
retirements or disposals of investment property are recognised in accordance with
paragraphs 66–71
of this Standard;
(c)
compensation from third parties for investment property that was impaired, lost or given up is recognised in profit or loss when it becomes receivable; and
(d)
the cost of assets restored, purchased or constructed as replacements is determined in accordance with
paragraphs 20–29
of this Standard.
Disclosure
Fair value model and cost model
74
The disclosures below apply in addition to those in
. In accordance with IFRS 16, the owner of an
investment property
provides lessors’ disclosures about leases into which it has entered.
[
Refer:
IFRS 16 paragraphs 89–92
and
95–97
]
A lessee that holds an investment property as a right-of-use asset provides lessees’ disclosures as required by IFRS 16
[
Refer:
IFRS 16 paragraphs 51–60
]
and lessors’ disclosures as required by IFRS 16 for any operating leases into which it has entered
[
Refer:
IFRS 16 paragraphs 89–92
and
95–97
]
.
75
An entity shall disclose:
(a)
whether it applies the fair value model
[
Refer:
paragraphs 33–55
]
or the cost model
[
Refer:
paragraph 56
]
.
(b)
[deleted]
(c)
when classification is difficult (see
paragraph 14
), the criteria it uses to distinguish
investment property
from
owner‑occupied property
[
Refer:
paragraph 9(c)
]
and from property held for sale in the ordinary course of business
[
Refer:
paragraph 9(a)
]
.
(d)
[deleted]
(e)
the extent to which the fair value of investment property (as measured or disclosed in the financial statements) is based on a valuation by an independent valuer who holds a recognised and relevant professional qualification and has recent experience in the location and category of the investment property being valued. If there has been no such valuation, that fact shall be disclosed.
(f)
the amounts recognised in profit or loss for:
(i)
rental income from investment property;
(ii)
direct operating expenses (including repairs and maintenance) arising from investment property that generated rental income during the period;
(iii)
direct operating expenses (including repairs and maintenance) arising from investment property that did not generate rental income during the period; and
(iv)
the cumulative change in fair value recognised in profit or loss on a sale of investment property from a pool of assets in which the cost model is used into a pool in which the fair value model is used (see
paragraph 32C
).
(g)
the existence and amounts of restrictions on the realisability of investment property or the remittance of income and proceeds of disposal.
(h)
contractual obligations to purchase, construct or develop investment property or for repairs, maintenance or enhancements.
Fair value model
76
In addition to the disclosures required by
paragraph 75
, an entity that applies the fair value model in
paragraphs 33–55
shall disclose a reconciliation between the
carrying amounts
of
investment property
at the beginning and end of the period, showing the following:
(a)
additions, disclosing separately those additions resulting from acquisitions and those resulting from subsequent expenditure recognised in the carrying amount of an asset;
(b)
additions resulting from acquisitions through business combinations;
(c)
assets classified as held for sale or included in a disposal group classified as held for sale in accordance with
[
Refer:
IFRS 5 paragraphs 6–14
]
and other disposals;
(d)
net gains or losses from
fair value
adjustments;
(e)
the net exchange differences arising on the translation of the financial statements into a different presentation currency, and on translation of a foreign operation into the presentation currency of the reporting entity;
(f)
transfers to and from inventories and
owner‑occupied property
; and
(g)
other changes.
77
When a valuation obtained for
investment property
is adjusted significantly for the purpose of the financial statements, for example to avoid double‑counting of assets or liabilities that are recognised as separate assets and liabilities as described in
paragraph 50
, the entity shall disclose a reconciliation between the valuation obtained and the adjusted valuation included in the financial statements, showing separately the aggregate amount of any recognised lease liabilities that have been added back, and any other significant adjustments.
78
In the exceptional cases referred to in
paragraph 53
, when an entity measures
investment property
using the cost model in
[
Refer:
paragraph 56(c)
and
IAS 16 paragraphs 30
and
43–66
]
or in accordance with
[
Refer:
paragraph 56(b)
and
IFRS 16 paragraphs 23–25
and
30–33
]
, the reconciliation required by
paragraph 76
shall disclose amounts relating to that investment property separately from amounts relating to other investment property. In addition, an entity shall disclose:
(a)
a description of the investment property;
(b)
an explanation of why
fair value
cannot be measured reliably;
(c)
if possible, the range of estimates within which fair value is highly likely to lie; and
(d)
on disposal of investment property not carried at fair value:
(i)
the fact that the entity has disposed of investment property not carried at fair value;
(ii)
the
carrying amount
of that investment property at the time of sale; and
(iii)
the amount of gain or loss recognised.
Cost model
79
In addition to the disclosures required by
paragraph 75
, an entity that applies the cost model in
paragraph 56
shall disclose:
(a)
the depreciation methods used;
[
Refer:
IAS 16 paragraphs 60–62A
and
IFRS 16 paragraph 31
]
(b)
the useful lives or the depreciation rates used;
[
Refer:
IAS 16 paragraphs 6 (definition of useful life)
,
50, 51
and
55–59
and
IFRS 16 paragraph 32
]
(c)
the gross carrying amount and the accumulated depreciation (aggregated with accumulated impairment losses) at the beginning and end of the period;
(d)
a reconciliation of the
carrying amount
of
investment property
at the beginning and end of the period, showing the following:
(i)
additions, disclosing separately those additions resulting from acquisitions and those resulting from subsequent expenditure recognised as an asset;
(ii)
additions resulting from acquisitions through business combinations;
(iii)
assets classified as held for sale or included in a disposal group classified as held for sale in accordance with
[
Refer:
IFRS 5 paragraphs 6–14
]
and other disposals;
(iv)
depreciation;
(v)
the amount of impairment losses recognised, and the amount of impairment losses reversed, during the period in accordance with
;
(vi)
the net exchange differences arising on the translation of the financial statements into a different presentation currency, and on translation of a foreign operation into the presentation currency of the reporting entity;
(vii)
transfers to and from inventories and
owner‑occupied property
; and
(viii)
other changes.
(e)
the
fair value
of
investment property
. In the exceptional cases described in
paragraph 53
, when an entity cannot measure the fair value of the investment property reliably, it shall disclose:
(i)
a description of the investment property;
(ii)
an explanation of why fair value cannot be measured reliably; and
(iii)
if possible, the range of estimates within which fair value is highly likely to lie.
Transitional provisions
Fair value model
80
An entity that has previously applied IAS 40 (2000) and elects for the first time to classify and account for some or all eligible property interests held under operating leases as
investment property
shall recognise the effect of that election as an adjustment to the opening balance of retained earnings for the period in which the election is first made. In addition:
(a)
if the entity has previously disclosed publicly (in financial statements or otherwise) the fair value of those property interests in earlier periods (measured on a basis that satisfies the definition of fair value in IFRS 13), the entity is encouraged, but not required:
(i)
to adjust the opening balance of retained earnings for the earliest period presented for which such fair value was disclosed publicly; and
(ii)
to restate comparative information for those periods; and
(b)
if the entity has not previously disclosed publicly the information described in (a), it shall not restate comparative information and shall disclose that fact.
81
This Standard requires a treatment different from that required by
. IAS 8 requires comparative information to be restated unless such restatement is impracticable.
[
Refer:
IAS 8 paragraphs 22–27
and
50–53
]
82
When an entity first applies this Standard, the adjustment to the opening balance of retained earnings includes the reclassification of any amount held in revaluation surplus for
investment property
.
Cost model
83
applies to any change in accounting policies that is made when an entity first applies this Standard
[
Refer:
IAS 8 paragraph 14(a)
]
and chooses to use the cost model
[
Refer:
paragraph 56
]
. The effect of the change in accounting policies includes the reclassification of any amount held in revaluation surplus for
investment property
.
84
The requirements of
paragraphs 27–29
regarding the initial measurement of an
investment property
acquired in an exchange of assets transaction shall be applied prospectively only to future transactions.
Business Combinations
84A
Annual Improvements Cycle 2011–2013
issued in December 2013 added
paragraph 14A
and a heading before
paragraph 6
. An entity shall apply that amendment prospectively for acquisitions of
investment property
from the beginning of the first period for which it adopts that amendment. Consequently, accounting for acquisitions of investment property in prior periods shall not be adjusted. However, an entity may choose to apply the amendment to individual acquisitions of investment property that occurred prior to the beginning of the first annual period occurring on or after the effective date if, and only if, information needed to apply the amendment to those earlier transactions is available to the entity.
[
Refer:
Basis for Conclusions paragraph BC22
]
84B
An entity applying
, and its related amendments to this Standard, for the first time shall apply the transition requirements in
Appendix C of IFRS 16
to its investment property held as a right-of-use asset.
Transfers of investment property
84C
Transfers of Investment Property
(Amendments to IAS 40), issued in December 2016, amended
paragraphs 57–58
. An entity shall apply those amendments to changes in use that occur on or after the beginning of the annual reporting period in which the entity first applies the amendments (the date of initial application). At the date of initial application, an entity shall reassess the classification of property held at that date and, if applicable, reclassify property applying
paragraphs 7–14
to reflect the conditions that exist at that date.
[
Refer:
Basis for Conclusions paragraphs BC30–BC32
]
84D
Notwithstanding the requirements in
paragraph 84C
, an entity is permitted to apply the amendments to
paragraphs 57–58
retrospectively in accordance with
if, and only if, that is possible without the use of hindsight.
[
Refer:
Basis for Conclusions paragraph BC33
]
84E
If, in accordance with
paragraph 84C
, an entity reclassifies property at the date of initial application, the entity shall:
(a)
account for the reclassification applying the requirements in
paragraphs 59–64
. In applying paragraphs 59–64, an entity shall:
(i)
read any reference to the date of change in use as the date of initial application; and
(ii)
recognise any amount that, in accordance with paragraphs 59–64, would have been recognised in profit or loss as an adjustment to the opening balance of retained earnings at the date of initial application.
(b)
disclose the amounts reclassified to, or from,
investment property
in accordance with
paragraph 84C
. The entity shall disclose those amounts reclassified as part of the reconciliation of the
carrying amount
of investment property at the beginning and end of the period as required by
paragraphs 76
and
79
.
[
Refer:
Basis for Conclusions paragraph BC30–BC32
]
Effective date
85
An entity shall apply this Standard for annual periods beginning on or after 1 January 2005. Earlier application is encouraged. If an entity applies this Standard for a period beginning before 1 January 2005, it shall disclose that fact.
85A
Presentation of Financial Statements
(as revised in 2007)
amended the terminology used throughout IFRSs. In addition it amended
paragraph 62
. An entity shall apply those amendments for annual periods beginning on or after 1 January 2009. If an entity applies
IAS 1 (revised 2007)
for an earlier period, the amendments shall be applied for that earlier period.
1
85B
Paragraphs 8
,
9
,
48
,
53
,
54
and
57
were amended, paragraph 22 was deleted and
paragraphs 53A
and
53B
were added by
Improvements to IFRSs
issued in May 2008. An entity shall apply those amendments prospectively for annual periods beginning on or after 1 January 2009. An entity is permitted to apply the amendments to
investment property
under construction from any date before 1 January 2009 provided that the
fair values
of investment properties under construction were measured at those dates. Earlier application is permitted. If an entity applies the amendments for an earlier period it shall disclose that fact and at the same time apply the amendments to
paragraphs 5
and
81E
of
Property, Plant and Equipment
.
85C
, issued in May 2011, amended the definition of fair value in
paragraph 5
, amended
paragraphs 26
,
29
,
32
,
40
,
48
,
53
,
53B
,
78–80
and
85B
and deleted paragraphs 36–39, 42–47, 49, 51 and 75(d). An entity shall apply those amendments when it applies
.
85D
Annual Improvements Cycle 2011–2013
issued in December 2013 added headings before
paragraph 6
and after
paragraph 84
and added
paragraphs 14A
and
84A
. An entity shall apply those amendments for annual periods beginning on or after 1 July 2014. Earlier application is permitted. If an entity applies those amendments for an earlier period it shall disclose that fact.
[
Refer:
Basis for Conclusions paragraph BC22
]
85E
Revenue from Contracts with Customers
, issued in May 2014, amended
paragraphs 3(b)
,
9
,
67
and
70
. An entity shall apply those amendments when it applies
.
85F
, issued in January 2016, amended the scope of IAS 40 by defining investment property to include both owned investment property and property held by a lessee as a right-of-use asset. IFRS 16 amended paragraphs 5, 7, 8, 9, 16, 20, 30, 41, 50, 53, 53A, 54, 56, 60, 61, 62, 67, 69, 74, 75, 77 and 78, added
paragraphs 19A
,
29A
,
40A
and
84B
and its related heading and deleted paragraphs 3, 6, 25, 26 and 34. An entity shall apply those amendments when it applies IFRS 16.
85G
Transfers of Investment Property
(Amendments to IAS 40), issued in December 2016, amended
paragraphs 57–58
and added
paragraphs 84C–84E
. An entity shall apply those amendments for annual periods beginning on or after 1 January 2018. Earlier application is permitted. If an entity applies those amendments for an earlier period, it shall disclose that fact.
85H
, issued in May 2017, amended paragraph 32B. An entity shall apply that amendment when it applies IFRS 17.
85I
Presentation and Disclosure in Financial Statements
issued in April 2024 amended
paragraph 31
. An entity shall apply those amendments when it applies
.
Withdrawal of IAS 40 (2000)
86
This Standard supersedes IAS 40
Investment Property
(issued in 2000).
Board Approvals
Approval by the Board of IAS 40 issued in December 2003
International Accounting Standard 40
Investment Property
(as revised in 2003) was approved for issue by the fourteen members of the International Accounting Standards Board.
Sir David Tweedie
Chairman
Thomas E Jones
Vice‑Chairman
Mary E Barth
Hans‑Georg Bruns
Anthony T Cope
Robert P Garnett
Gilbert Gélard
James J Leisenring
Warren J McGregor
Patricia L O’Malley
Harry K Schmid
John T Smith
Geoffrey Whittington
Tatsumi Yamada
Approval by the Board of
Transfers of Investment Property
(Amendments to IAS 40) issued in December 2016
Transfers of Investment Property
(Amendments to IAS 40) was approved for issue by all 12 members of the International Accounting Standards Board.
Hans Hoogervorst
Chairman
Suzanne Lloyd
Vice-Chair
Stephen Cooper
Philippe Danjou
Martin Edelmann
Amaro Gomes
Gary Kabureck
Takatsugu Ochi
Darrel Scott
Chungwoo Suh
Mary Tokar
Wei-Guo Zhang
Footnotes
1
In April 2024 the IASB issued
Presentation and Disclosure in Financial Statements
and carried over these requirements in
Presentation of Financial Statements
to
.
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