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Investment Property
Investment Property
Investment Property
ANSWERS:
Problem 22-3 A 3 C
Problem 22-4 B 4 D
Problem 22-5 A 5 A
Problem 22-6 B Problem 22-10 1 C
Problem 22-7 A 2 C
Problem 22-8 D Problem 22-14 C
Problem 22-9 1 A Problem 22-15 D
2 B
The property had a useful life of 20 years and on December 31, 2020 had a fair value of
P4,800,000.
On December 31, 2020 the property was sold net proceeds of P4,500,000.
The entity used the cost model to account for the investment property.
What is the gain to be recognized for 2020 regarding the disposal of the investment property?
a. 900,000
b. 500,000
c. 800,000
d. 700,000
Solution:
Under the cost model, investment property is carried at its cost less any accumulated
depreciation and any impairment losses.Any change in fair value is not recognized.
Cost – January 1, 2019 4,000,000
Accumulative depreciation (4,000,000/20 x 2 years) ( 400,000)
Carrying amount – December 31, 2020 3,600,000
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Property 1 2,700,000 3,200,000 4,000,000
Property 2 3,450,000 3,000,000 2,100,000
Property 3 3,300,000 3,900,000 3,600,000
Each property was acquired in 2020 with a useful life of 10 years. The accounting policy is to
use the fair value model for investment property.
a. 900,000 loss
b. 400,000 loss
c. 650,000 gain
d. 300,000 loss
Solution:
Under the fair value model, the investment property is carried at its fair value and the investment
is not depreciated.
The unrealized loss from the fair value change is analyzed below:
Total fair value – December 31, 2019 10,100,000
Total fair value – December 31, 2020 9,700,000
Decrease in value - unrealized loss 400,000
On December 31, 2020 the fair value of the building was P9,600,000 and on December 31, 2021,
the fair value is P9,800,000.
The building was classified as an investment property and accounted for under the cost model.
What amounts should be carried in the statement of financial position and recognized in profit or
loss for 2021?
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c. 9,800,000 200,000 gain
d. 8,700,000 300,000 expense
Solution:
Cost – January 1, 2020 9,000,000
Accumulative depreciation (9,000,000/30 x 2 years) ( 600,000)
Carrying amount – December 31, 2021 8,400,000
On December 31, 2020 the fair value was P6,000,000 and on December 31, 2021 the fair value
was P5,900,000.
What is the expense recognized in profit or loss for 2021 under the fair value model and cost
model?
Cost model
Depreciation expense for 2021 (5,800,000/40) 145,000
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The property had been acquired on January 1, 2020 for a total of P7,600,000, made up of
P6,900,000 paid to the vendor, P300,000 paid to the local authority as a property transfer tax and
P400,000 paid to professional advisers. The useful life of the property is 40 years.
What is the gain to be recognized for 2020 in respect of the investment property?
a. 400,000
b. 700,000
c. 800,000
d. 590,000
Solution:
Acquisition cost - January 1, 2020 7,600,000
Fair value - December 31, 2020 8,000,000
Gain from change in fair value 400,000
On December 31, 2020, management assessed the useful life of the building at 20 years from the
date of acquisition and presumed the residual value to be nil because the fair value cannot be
determined reliably.
At year end, the entity declined an unsolicited offer to purchase the building for P6,500,000. This
is a one-time offer that is unlikely to be repeated in the foreseeable future.
a. 5,000,000
b. 6,500,000
c. 6,175,000
d. 4,750,000
Solution:
Cost – January 1, 2020 5,000,000
Accumulative depreciation (5,000,000/20 x 1 year) ( 250,000)
Carrying amount – December 31, 2020 4,750,000
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The following costs are also incurred on such date:
On June 30, 2020, the entity paid local property taxes of P200,000 for the year ending June 30,
2021.
The entity used one of the ten units to accommodate the administration and maintenance staff.
The other nine units are rented out to independent parties under an operating lease.
On December 31, 2020, the fair value of each unit was reliably estimated at P25,000,000. The
fair value of the units can be measured reliably.
The accounting policy is to use the fair value model for investment property.
a. 198,900,000
b. 198,000,000
c. 176,800,000
d. 180,000,000
Solution:
Purchase price (200,000,000 x 9/10) 180,000,000
Nonrefundable transfer taxes (20,000,000 x 9/10) 18,000,000
Legal cost (1,000,000 x 9/10) 900,000
Initial cost of investment property 198,900,000
2. What is the initial measurement of the land to be accounted for as property, plant and
equipment?
a. 4,400,000
b. 4,420,000
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c. 4,000,000
d. 4,430,000
Solution:
Purchase price (200,000,000 x 1/10 x 20%) 4,000,000
Nonrefundable transfer taxes (20,000,000 x 1/10 x 20%) 400,000
Legal cost (1,000,000 x 1/10 x 20%) 20,000
Initial cost of land 4,420,000
3. What is the initial measurement of the building to be accounted for as property, plant and
equipment?
a. 17,690,000
b. 17,600,000
c. 17,680,000
d. 16,000,000
Solution:
Purchase price (200,000,000 x 1/10 x 80%) 16,000,000
Nonrefundable transfer taxes (20,000,000 x 1/10 x 80%) 1,600,000
Legal cost (1,000,000 x 1/10 x 80%) 80,000
Initial cost of building 17,680,000
4. What is the gain from the increase in fair value of investment property for the current year?
a. 51,100,000
b. 27,000,000
c. 45,000,000
d. 26,100,000
Solution:
Fair value – December 31, 2020 (25,000,000 x 9 units) 225,000,000
Initial cost of the investment property 198,900,000
Increase in value – unrealized gain 26,100,000
a. 353,600
b. 320,000
c. 352,000
d. 353,800
Solution:
Depreciation for 2020 (17,680,000/50 years) 353,600
*The property taxes, advertising campaign, cost of an open function to celebrate new rental
business, and repairs and maintenance are expensed immediately when incurred.
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Problem 22-10 (IFRS)
Rhino Company, a real estate entity, had a building with a carrying amount of P20,000,000 on
December 31, 2020.
On December 31, 2020, the entity intended to rent out the building to independent parties. The
staff will be moved to a new building purchased early in 2020.
On December 31, 2020, the original building had a fair value of P35,000,000.
On December 31, 2020, the entity also had land that was held for sale in the ordinary course of
business.
The land had a carrying amount of P10,000,000 and fair value of P15,000,000 on December 31,
2020.
On such date, the entity decided to hold the land for capital appreciation.
1. On December 31, 2020, what amount should be recognized in revaluation surplus as a result
of transfer of the building to investment property?
a. 20,000,000
b. 35,000,000
c. 15,000,000
d. 0
Solution:
Fair value building 35,000,000
Carrying amount of building 20,000,000
Revaluation surplus 15,000,000
2. On December 31, 2020, what amount should be recognized in profit or loss as a result of
transfer of the land to investment property?
a. 15,000,000
b. 10,000,000
c. 5,000,000
d. 0
Solution:
Fair value of land 15,000,000
Carrying amount of land 10,000,000
Gain on reclassification 5,000,000
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Problem 22-14 (AICPA Adapted)
Marital Company has a P5,000,000 ordinary life insurance policy on the president. The policy
year and accounting year coincide.
The entity provided the following date for the year ended December 31, 2020.
The entity is the beneficiary under the life insurance policy. The insured died on January 2, 2021,
after the payment of annual premium of P100,000 on January 1, 2021.
a. 100,000
b. 85,000
c. 60,000
d. 75,000
Solution:
Premium paid – January 1 100,000
Less: Dividend received - July 1 15,000
Increase in cash surrender value (270,000 - 245,000) 25,000 40,000
Life insurance expense for 2020 60,000
The entity provided the following information regarding the policy for the year ended December
31, 2020:
During the current year dividends of P30,000 were applied to increase the cash surrender value
of the policy.
a. 200,000
b. 125,000
c. 65,000
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d. 95,000
Solution:
Premium paid - January 1 200,000
Less: Increase in cash surrender value (540,000 - 435,000) (105,000)
Life insurance expense for 2020 95,000
*The dividends of P30,000 are not deducted anymore because it is already part of the increase
in cash surrender value.
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