International GAAP® 2019: Generally Accepted Accounting Practice under International Financial Reporting Standards
Page 275
below), disclosed its approach to this exercise – see Extract 19.7 below.
Extract 19.7: Klépierre (2015)
6.
Consolidated financial statements as of December 31, 2015
6.5. Appendices [extract]
Note 2. Accounting principles and methods [extract]
2.10. Investment
property [extract]
2.10.2
The component method
The component method is applied based on the recommendations of the Fédération des Sociétés Immobilières et
Foncières (French Federation of Property Companies) for components and useful life:
–
for properties developed by the companies themselves, assets are classified by component type and recognized at cost;
–
for other properties, components are broken down into four categories: business premises, shopping centers,
offices and residential properties.
Four components have been identified for each of these asset types (in addition to land):
– structures;
–
facades, cladding and roofing;
–
general and technical installations (GTI);
– fittings.
Components are broken down based on the history and technical characteristics of each building.
Klépierre uses the following matrix to determine components:
Shopping
centers
Retail stores
Period
QP
Period
QP
Structures
30 to 50 years
50%
30 to 40 years
50%
Facades 25
years 15%
15 to 25 years
15%
GTI
20 years
25%
10 to 20 years
25%
Fitting
10 to 15 years
10%
5 to 15 years
10%
A wear and tear ratio is applied when the acquired property is not new. Purchase costs are split between land and
buildings. The proportion allocated to buildings is amortized over the useful life of the structures. The residual value
is equivalent to the current estimate of the amount the Company would achieve if the asset concerned were already
of an age and condition commensurate with the end of its useful life, less disposal expenses.
Given the useful life periods applied, the residual value of components is zero.
The entity is also required to recognise replacement parts and derecognise the replaced
part as described in Chapter 18 at 7.
Investment
property
1395
7.1.2
Identification of intangible parts
IAS 16 sets out that if an entity acquires PP&E subject to an operating lease in which it
is the lessor, it may be appropriate to depreciate separately amounts reflected in the
cost of that item that are attributable to favourable or unfavourable lease terms relative
to market terms. [IAS 16.44]. This will therefore apply to investment property accounted
for under the cost model (see 4.7 above).
7.2
Incidence of use of the cost model
It appears less common for entities to measure investment property using the cost
model than the fair value model.
In previous years, EY real estate financial statement surveys have consistently
found that over 90% of the companies in those surveys used the fair value model.
There also seems to be a general, although not universal, market consensus among
existing IFRS reporters that the fair value model is the more appropriate. For
example, in its latest Best Practices Recommendations issued in November 2016,
the European Public Real Estate Association (‘EPRA’) recommends to its members
that ‘Real estate companies should account for their property investments based
upon the fair value model.’21
Some IFRS reporters have moved from the cost model. For example, Klépierre adopted
the cost model until the middle of 2016 when the fair value model was adopted. It made
the following statement in its 2016 financial statements:
Extract 19.8: Klépierre (2016)
3 FINANCIAL
STATEMENTS
3.1
Consolidated financial statements as of December 31, 2016
3.1.5
Appendices [extract]
NOTE 2 Significant accounting policies [extract]
2.4
Change in accounting policies (IAS 8) – Fair value option according to IAS 40
In the second half of 2016, Klépierre decided to choose the fair value method of IAS 40 for the accounting of its
investment properties. Therefore the group presents comparative financial statements for 2015 (Consolidated
statements of comprehensive income and Consolidated statements of financial position) showing the items affected
by this change in accounting method. The fair value method is the preferential method under the provisions of IAS 40
and also the one recommended by the EPRA (European Public Real Estate Association). The fair value option
facilitates comparisons with the financial statements of other property companies of which the majority applies this
model. The change of accounting method was motivated by these elements.
The use of the cost model (rather than the fair value model) removes the need to
recognise gains from increases in the fair value of property within profit or loss.
However, it is unlikely to insulate an entity from reporting falls in the fair value of
investment property below the depreciated cost of the property – see 7.3 below.
1396 Chapter 19
7.3 Impairment
Investment property measured at cost is subject to the requirements of IAS 36 in respect
of impairment. As set out in Chapter 20, IAS 36 requires a recoverable amount to be
determined as the higher of (i) value in use and (ii) fair value less costs of disposal. [IAS 36.18].
Both value in use calculation and fair value calculation (where there is no price quoted for
identical assets on an active market) are typically based on discounted cash flow models.
The former will typically use entity specific cash flows, whilst the latter would generally
use market expected cash flows. Both would use a market determined discount rate.
For a rental generating asset such as an investment property, the future cash flows to be
taken into account in any projection would, in simple terms, be (i) the rental stream under
the existing lease arrangements and (ii) an estimate of any rental stream thereafter.
The cash flows expected to be generated from the existing lease would be the same
whether the basis was entity specific or market expected cash flows.
The estimate of any rental stream thereafter would also be the same unless the entity
forecast it would outperform the market and achieve superior cash flows. This is
unlikely to be an acceptable basis for a forecast as no entity can realistically expect to
outperform the market for its whole portfolio or do so for more than the short term.
Therefore, a forecast that cash flows from individual properties will outperform the
market would have to be considered with scepticism.
Consequently, we would regard it as being a rare circumstance where the value in use
of an individual investment property could be said to be higher than the fair value of
that property. Ind
eed, in some circumstances – for example, where a fair value is partly
dependent on a gain from planned future development (see 6.8 above) but where that
expenditure is not to be allowed to be considered in a value in use calculation – value
in use may be lower than fair value.
8
IFRS 5 AND INVESTMENT PROPERTY
Investment property measured using the cost model (under IAS 16 or IFRS 16 – see 7
above) which meets the criteria to be classified as held for sale, or is included within a
disposal group classified as held for sale, is measured in accordance with IFRS 5 – Non-
current Assets Held for Sale and Discontinued Operations. [IAS 40.56]. This means that
such property will be held at the lower of carrying amount and fair value less costs to
sell, and depreciation of the asset will cease. [IFRS 5.15, 25].
As set out in Chapter 4 at 2.2.1, investment property measured at fair value is not subject
to the measurement requirements of IFRS 5. However, such property is subject to the
presentation requirements of that standard. Consequently, investment property that
meets the definition of held for sale is required to be presented separately from other
assets in the statement of financial position. This does not necessarily mean that such
property must be presented within current assets (see Chapter 4 at 2.2.4).
Investment
property
1397
An example of an entity applying the presentation requirements of IFRS 5 to investment
property measured at fair value is Land Securities Group PLC in its 2015 financial
statements – see Extract 19.9 below.
Extract 19.9: Land Securities Group PLC (2015)
FINANCIAL STATEMENTS [extract]
BALANCE SHEETS [extract]
at 31 March 2015
Group
2015
Notes £m
Non-current assets
Investment properties
15
12,158.0
Intangible assets
41
34.7
Other property, plant and equipment
20
9.6
Net investment in finance leases
19
185.1
Loan investment
31
49.5
Investments in joint ventures
16
1,433.5
Investments in subsidiary undertakings
32
–
Other investments
12.8
Trade and other receivables
28
54.0
Derivative financial instruments
25
–
Pension surplus
34
7.0
Total non-current assets
13,944.2
Current assets
Trading properties and long-term development contracts
17
222.3
Trade and other receivables
28
402.7
Monies held in restricted accounts and deposits
23
10.4
Cash and cash equivalents
24
14.3
Total current assets
649.7
Non-current assets held for sale
42
283.4
Total assets
14,877.3
NOTES TO THE FINANCIAL STATEMENTS [extract]
42.
Non-current assets held for sale
On 23 March 2015, the Group exchanged contracts for the sale of Times Square, EC4 for consideration of £284.6m.
The risks and returns of ownership had not fully transferred to the buyer as at 31 March 2015. As a result the property
was classified as a Non-current asset held for sale with carrying value of £283.4m.
1398 Chapter 19
Investment property measured using the cost model is subject to both the measurement
and presentation requirements of IFRS 5. Icade, which use the cost model for its
investment property, provides an accounting policy for such property held for sale in
its 2017 financial statements – see Extract 19.10 below.
Extract 19.10: Icade (2017)
2.
Notes to the consolidated financial statements [extract]
Note 1. Accounting principles [extract]
1.10.
Assets held for sale and discontinued operations [extract]
In accordance with IFRS 5, if the Group decides to dispose of an asset or group of assets, it should be classified as
held for sale if:
•
the asset or group of assets is available for immediate sale in its present condition subject only to terms that are
usual and customary for sales of such assets;
•
it is highly likely to be sold within one year.
Consequently, this asset or group of assets is shown separately as “Assets held for sale” on the balance sheet. The
liabilities related to this asset or group of assets are also shown separately on the liabilities side of the balance sheet.
For the Group, only assets meeting the above criteria and subject to a formal disposal decision at the appropriate
management level are classified as assets held for sale. The accounting consequences are as follows::
•
the asset (or group of assets) held for sale is measured at the lower of carrying amount and fair value less costs to sell;
•
the asset stops being depreciated with effect from the date of transfer.
9
TRANSFER OF ASSETS TO OR FROM INVESTMENT
PROPERTY
IAS 40 specifies the circumstances in which a property, including property under
construction or development, becomes, or ceases to be, an investment property. An
entity should ‘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’ (but see 2.3 above). [IAS 40.57].
Extract 19.11 below describes how Land Securities Group PLC dealt with the
requirements of (b) above.
Investment
property
1399
Extract 19.11: Land Securities Group PLC (2018)
Notes to the financial statements [extract]
Section 3 – Properties [extract]
Accounting policy [extract]
Transfers between investment properties and trading properties
When the Group begins to redevelop an existing investment property for continued future use as an investment
property, the property continues to be held as an investment property. When the Group begins to redevelop an existing
investment property with a view to sell, the propert
y is transferred to trading properties and held as a current asset.
The property is re-measured to fair value as at the date of the transfer with any gain or loss being taken to the income
statement. The re-measured amount becomes the deemed cost at which the property is then carried in trading
properties.
Paragraph 57 of IAS 40, as described above, establishes a guiding principle regarding
transfers to or from investment property based on whether there is evidence of a change
in use and provides a non-exhaustive list of examples of such evidence. It reflects the
principle that a change in use would involve:
(a) an assessment of whether a property meets, or has ceased to meet, the definition
of investment property; and
(b) supporting evidence that a change in use has occurred.
Applying this principle, an entity transfers property under construction or development
to, or from, investment property when, and only when, there is a change in the use of
such property, supported by evidence. [IAS 40.BC25, BC26].
Accordingly, a change in management’s intentions, in isolation, would not be enough to
support a transfer of property. This is because management’s intentions, alone, do not
provide evidence of a change in use. Observable actions toward effecting a change in
use must have been taken by the entity during the reporting period to provide evidence
that such a change has occurred. [IAS 40.BC27].
The assessment of whether a change in use has occurred is based on an assessment of
all the facts and circumstances and that judgement is needed to determine whether a
property qualifies as investment property. [IAS 40.BC28].
We illustrate the application of this principle with an example below:
Example 19.5: Transfers from inventory
In 2018, an entity purchased land with the intention of constructing an apartment building on the land and
selling the apartments to private customers. Accordingly, the land was classified as inventory. During 2018,