• One 、 Investment real estate Of Definition

1、 Investment real estate

by Earn rent or Capital appreciation , Or both

• Earning rent must be profitable , The staff dormitory is not an investment real estate , It belongs to fixed assets .

2、 The scope of investment real estate ：

1. 、 Leased land use right
2. 、 Rented buildings
3. 、 Land use right held and ready to be transferred after appreciation

Be careful ： The above leases must be operating leases , The sublease of the second landlord is not an investment real estate

                   

 

 

• Two 、 Recognition and initial measurement of investment real estate

1、 Confirmation time of investment real estate

 

Leased land use right 、 Rented buildings		Land use right for capital appreciation
commonly	The lease term starts on （ Not the date of signing the contract ）	Stop self use 、 Date of transfer after value-added preparation
exception	The vacancy or be under construction building ： The board of directors and other authorities make written resolutions , There is a clear intention to use it for operating lease （ There is no need to sign a contract ）

2、 Account setting of investment real estate

Cost model （ Depreciation and other losses ）	Fair value model （ Value fluctuates with the market ）
Investment real estate                  （ The original price ）	Investment real estate —— cost
Accumulated discount of investment real estate      Allowance account （ Real estate ）	Investment real estate —— Changes in fair value
Accumulated amortization of investment real estate    Allowance account （ land ）	Profit or loss from changes in fair value           （I/S Income statement ）
Provision for impairment of investment real estate           Allowance account	Other comprehensive income     Equity account BS（ Use when converting ）
Investment real estate —— be under construction   （ Self built for rental , to update , Reconstruction and expansion ）	Investment real estate —— be under construction

 

3、 Initial measurement of investment real estate

1. 、 When outsourcing ： The purchase price + Related taxes + Direct expenditure
2. 、 When self built ： Build the asset Necessary expenditure incurred before reaching the expected serviceable state
3. 、 Conversion of non investment real estate into investment real estate

 

4、 Subsequent expenditure on investment real estate

Capitalization	Expense
Reconstruction and expansion 、 Decoration 、 decorate subject ： Investment real estate —— stay	Routine maintenance subject ： Other business costs

 

 

• 3、 ... and 、 Subsequent measurement of investment real estate

1、 Subsequent measurement of investment real estate —— Cost model

（1）、 Obtain rental income

borrow ： Bank deposits

        loan ： Other business income

（2）、 Buildings are depreciated on a monthly basis

borrow ： Other business costs

              loan ： Investment real estate Accumulated depreciation

（3）、 The cost of land use right is amortized on a monthly basis

borrow ： Other business costs

        loan ： Investment real estate Accumulated amortization

（4）、 The impairment incurred is determined through impairment test

borrow ： assets impairment loss

        loan ： Provision for impairment of investment real estate

        notes ： The provision for impairment that has been accrued shall not be reversed in subsequent accounting periods

 

 

2、 Subsequent measurement of investment real estate —— Fair value model

（1）、 Under the fair value model ： No provision for depreciation or amortization , No provision for impairment is made

（2）、 End of term （ end of the month 、 End of season 、 end of the year ） Accounting treatment

• Rental income ：

borrow ： Bank deposits

        loan ： Other business income

• Changes in fair value

borrow ： Investment real estate —— Changes in fair value

        loan ： Profit or loss from changes in fair value

 

3、 Choice of measurement mode of investment real estate

（1）、 Same enterprise （ The same accounting entity ） Can only take one Patterns of all Follow up measurement of investment real estate

（2）、 The cost model is usually used to measure , If certain conditions are met, the fair value model can also be adopted for measurement

（3）、 When there is conclusive evidence that investment real estate The fair value can be obtained continuously and reliably Under the circumstances , It is allowed to use the fair value model for subsequent measurement of investment real estate . If the following two conditions are met ：

     （a）、 An active real estate market

     （b）、 Similar or similar real estate transactions

 

4、 Change of subsequent measurement mode of investment real estate

                                                              

（1）、 The cost model can be transferred to the fair value model （ Belong to Changes in accounting policies -- Retroactive adjustment method ）; The fair value model cannot be transferred to the cost model （ Except for consolidated statements ）

（2）、 Conversion day ： fair value - Book value = Difference （ Adjust the retained earnings at the beginning of the period ： Surplus reserve & Profit distribution -- Undistributed profit ）

（3）、 When consolidated statements of the same group , It needs to be unified according to the parent company of the group accounting policy , Unified accounting measurement model ; However, the depreciation and amortization life of subsidiaries （ It belongs to accounting estimation , There is no need to change ） It needs to be determined according to the actual situation of the subsidiary .

 

Four 、 Conversion and disposal of investment real estate

1、 Conversion of investment real estate

（1）、 Transform form ： Holding purpose changes

                                     

 

（2）、 The conversion date is determined

Change direction	The conversion date is determined
Investment real estate ----> Fixed assets 、 Intangible assets	Reach the state of self use （ Self use ）
Investment real estate ----> Develop a product	Make a written resolution （ sell ）
stock 、 Fixed assets 、 Intangible assets ----> Investment real estate	The lease term starts on （ lease ）

 

（3）、 Investment real estate （ Cost model 、 Fair value model ） Converted to non investment real estate （ Cost model ）

A、 Investment real estate use Cost model metering ： Carry forward at book value

Fixed assets 、 Intangible assets	stock （ Commercial housing ）
borrow ： Fixed assets / Intangible assets      Accumulated depreciation of investment real estate / Accumulated amortization      Provision for impairment of investment real estate loan ： Investment real estate      Accumulated depreciation / Accumulated amortization      Fix （ intangible ） Provision for asset impairment	borrow ： Develop a product       （ The completed property ）      Accumulated depreciation of investment real estate      Provision for impairment of investment real estate loan ： Investment real estate

 

B、 Investment real estate adopts Fair value model metering ： Carry forward at fair value

Fixed assets 、 Intangible assets	stock （ Commercial housing ）
borrow ： Fixed assets / Intangible assets           【 fair 】      loan ： Investment real estate — cost                 — Changes in fair value      Profit or loss from changes in fair value 【 Difference 】 notes ： Debit differences are also included in “ Profit or loss from changes in fair value ”	borrow ： Develop a product                 【 fair 】      loan ： Investment real estate — cost                 — Changes in fair value      Profit or loss from changes in fair value     【 Difference 】 notes ： Debit differences are also included in “ Profit or loss from changes in fair value “

 

（4）、 Non investment real estate （ Cost model ） Converted to investment real estate （ Cost model 、 Fair value model ）

A、 Investment real estate use Cost model metering ： Carry forward at book value

Fixed assets 、 Intangible assets	stock （ Commercial housing ）
borrow ： Investment real estate          Accumulated depreciation / Accumulated amortization          Fix （ intangible ） Provision for asset impairment loan ： Fixed assets / Intangible assets      Accumulated depreciation of investment real estate / Accumulated amortization      Provision for impairment of investment real estate	borrow ： Investment real estate             Inventory falling price reserves loan ： Develop a product         notes ： Credit cannot be counted “ Accumulated depreciation of investment real estate / Accumulated amortization / Provision for impairment ”

 

B、 Investment real estate adopts Fair value model metering ： Carry forward at fair value

Fixed assets 、 Intangible assets

stock （ Commercial housing ）

borrow ： Investment real estate — cost         【 fair 】 Accumulated depreciation / Accumulated amortization Fix （ intangible ） Provision for asset impairment loan ： Fixed assets / Intangible assets      Other comprehensive income   【 Difference , Owner's equity account ,B/S, Prevent inflated profits from being included in “ Profit or loss from changes in fair value ” subject 】                                   notes ： Debit differences are included in “ Profit or loss from changes in fair value ”（ Profit and loss - income ,I/S）

borrow ： Investment real estate — cost        【 fair 】      Inventory falling price reserves      loan ： Develop a product                       Other comprehensive income   （ Use... Only when converting ）【 Difference , Owner's equity account ,B/S, Prevent inflated profits from being included in “ Profit or loss from changes in fair value ” subject 】        notes ： Debit differences are also included in “ Profit or loss from changes in fair value “

 

（5）、 Conversion summary

Convert categories	Handle
A、 Cost mode ： Non investment real estate <---> Investment real estate	There is no difference , No impact on profit and loss
B、 Under the fair mode ： Investment real estate ----> Non investment real estate	The difference is included in “ Profit or loss from changes in fair value ”
C、 Under the fair mode ： Non investment real estate ----> Investment real estate	Debit differences are included in “ Profit or loss from changes in fair value ” Credit differences are credited to “ Other comprehensive income ”（ Prevent inflated profits ）

 

2、 Disposal of investment real estate

          That is to sell , Business conduct ： Recognize revenue , Carry forward costs .

（1）、 Cost model

borrow ： Bank deposits

        loan ： Other business income

borrow ： Other business costs

        Accumulated depreciation of investment real estate （ Amortization ）

        Provision for impairment of investment real estate

        loan ： Investment real estate

（2）、 Fair value model

        borrow ： Bank deposits

               loan ： Other business income

        borrow ： Other business costs

                loan ： Investment real estate —— cost

                                            —— Changes in fair value （ Maybe in the borrower ）

borrow ： Profit or loss from changes in fair value      （ Maybe the opposite entry , Cancellation “ Investment real estate — Changes in fair value ”）

        loan ： Other business costs    

borrow ： Other comprehensive income （ On conversion , fair value > Book value . When unregistering the conversion “ Other comprehensive income ”）

        loan ： Other business costs