IAS 40 Investment Property Archives – FAQ | IFRS

IAS 40 Objective Scope Definitions


1 The objective of this Standard is to prescribe the accounting treatment for investment property and related disclosure requirements.


2 This Standard shall be applied in the recognition, measurement and disclosure of investment property.

3 [Deleted]

4 This Standard does not apply to:

  1. biological assets related to agricultural activity (see IAS 41 Agriculture and IAS 16 Property, Plant and Equipment); and
  2. mineral rights and mineral reserves such as oil, natural gas and similar non-regenerative resources.


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 Read more

IAS 40 Investment or owner-occupied property

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. IAS 16 applies to owned owner-occupied property and IFRS 16 applies to owner-occupied property held by a lessee as a right-of-use asset.

8 The following are examples of investment property:

  1. land held for
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IAS 40 Recognition

16 An owned investment property shall be recognised as an asset when, and only when:

  1. it is probable that the future economic benefits that are associated with the investment property will flow to the entity; and
  2. the cost of the investment property can be measured reliably.

17 An entity evaluates under this recognition principle 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 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 … Read more

IAS 40 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:

  1. 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),
  2. operating losses incurred before the investment property achieves the planned level of occupancy, or
  3. abnormal amounts of wasted material, labour or other resources incurred
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IAS 40 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.

31 IAS 8 Accounting Policies, Changes in Accounting Estimates and Errors states that a voluntary change in accounting policy shall be made only if the change results in the financial statements providing reliable and more relevant 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 to the cost model will result in a … Read more

IAS 40 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:

  1. commencement of owner-occupation, or of development with a view to owner-occupation, for a transfer from investment property to owner-occupied property;
  2. commencement of development with a view to sale, for a transfer from investment property to inventories;
  3. end of owner-occupation, for
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IAS 40 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

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 IFRS 15. IFRS 16 applies to a disposal effected by entering into a finance lease and to a sale and leaseback.

68 If, in accordance with the recognition principle in paragraph 16, an entity recognises in the carrying amount of … Read more

IAS 40 Disclosure

Fair value model and cost model

74 The disclosures below apply in addition to those in IFRS 16. In accordance with IFRS 16, the owner of an investment property provides lessors’ disclosures about leases into which it has entered. A lessee that holds an investment property as a right-of-use asset provides lessees’ disclosures as required by IFRS 16 and lessors’ disclosures as required by IFRS 16 for any operating leases into which it has entered.

75 An entity shall disclose:

  1. whether it applies the fair value model or the cost model.
  2. [deleted]
  3. when classification is difficult (see paragraph 14), the criteria it uses to distinguish investment property from owner-occupied property and from property held for sale in the ordinary course
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IAS 40 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:

  1. 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:
    1. to adjust the opening balance of retained earnings for the earliest
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