Accounting: Investment Real Estate

Investment real estate, as the name implies, consists of two parts, including real estate and real estate. Naturally, it includes two cases of investment real estate: the overall land value of the real estate and the pfer of land use rights.

The emphasis here is actually the fair value measurement of investment real estate. As for the cost mode measurement, in essence, it is consistent with the fixed assets accounting, and there is no difficulty.

The determination of the entry value of investment real estate measured by fair value needs to be divided into several situations, one is purchased from outside, this is a very skilled business, and the other is the conversion of self employed real estate into investment real estate, and the real estate as inventory accounting as investment real estate.

Borrowing: investment real estate

Loan: bank deposit

Borrowing: investment real estate

Accumulated depreciation

Fixed assets depreciation reserves

Loans: fixed assets

　　关于自用的房地产转换为投资性房地产的，大多数企业都是这么干的，虽然是来了个转换但是本质上还是属于自己的房地产，只是原来住的是自己人，现在换了外人了，本质上是没有什么差别的，因此假如说你这个投资性房地产成本模式计量的，所谓成本模式其实就是和固定资产的历史成本法计量是一个概念，那么各个明细科目平稳过渡，固定资产换成了投资性房地产，累积摊销换成了投资性房地产累积折旧(摊销)，固定资产减值准备换成了投资性房地产减值准备，这里需要注意一下，为什么有个投资性房地产累积折旧(摊销)呢?是因为如果土地使用权不能单独和算的话，那么就和房子一起计提折旧了，所以会有一个“摊销”的意思，当然如果这个投资性房地产就是土地使用权，那么自然就是用投资性房地产累积摊销了。

One thing to note is that if you live in someone else's house, then depreciation must not be recorded in your own name. It must be in someone else's name, so the rental income is "other business income". Natural depreciation and amortization are "other business expenses", not a family does not enter a house.

Borrowing: investment real estate - cost

Accumulated depreciation

Fixed assets depreciation reserves

(profit and loss of fair value change)

Loans: fixed assets

(capital surplus - other capital reserves)

Borrowing: investment real estate - fair value change

Loan: profit and loss of fair value change

Borrower: deferred income tax assets

Loan: income tax expense

If it is converted to investment real estate for personal use and finds that the fair value of the investment real estate can be reliably obtained, then the subsequent measurement is based on the fair value method.

At this time, the fair value will be different from the book value. What's the principle of dealing with it? One principle is that the higher part must not allow you to memorize profit and loss. Why? Because accounting rules are the best way to prevent listed companies from regulating profits, so this mouth must be blocked. Before we heard about the question of asset appreciation, they always complain about how accounting is not processed. The reason is that you are measured by historical cost method, and fair value has nothing to do with you.

At this time of pformation, the fair value is measured later, and the value added of assets appraisal can finally be recognized, accounting can be done.

But we need to pay attention to who is this house and who is the investor. So what is the value added of the asset evaluation? Of course, it is also the investors, so this is included in the "capital surplus - other capital reserves", the reason is other capital reserves, the reason is that this capital accumulation is caused by other reasons, generally it is to assess the value added.

So what if the fair value is less than the book value? Considering that the fair value change is the profit and loss of the fair value change, so it will allow you to account for the changes in the fair value of profits and losses. That means there will be room for maneuver later. The guidelines do not say that you are allowed to recognize it. Gentlemen will not be late for revenge for ten years. I believe you will recover the fair value. So after counting the profit and loss, wait for it to pick up.

Borrowing: fixed assets

Accumulated depreciation of investment real estate

Investment real estate depreciation allowance

Loan: investment real estate

Accumulated depreciation

Fixed assets depreciation reserves

Borrowing: fixed assets

Loan: investment real estate - cost

Investment real estate - fair value change

Fair value change gains and losses

If it is a real estate that accounts for inventory, that is, the real estate developed by Real Estate Company is pformed into investment real estate. This is actually the use of the inventory of the enterprise. In the general enterprises, the self manufactured finished goods will be treated as sales. That is to say, the tax Department will definitely levy taxes on you. In fact, you will be able to sell it back and buy a reason again, and the tax burden can not be reduced.

In the conversion time is the same reason, originally sold the real estate, originally is the tax department waiting for the tax real estate stock, you suddenly said that self use, the tax department can not accept this blow, no, I want to levy taxes, if let go, other selling things will not work, so this time, the inventory real estate change use has become investment real estate, in essence, the nature has changed, so it is regarded as sales income tax.

Some people may say that there is no sales tax for real estate sales. Here is one point: it is a fact that sales are not real sales after all, so sales tax will not be involved. One reason is that business tax must have turnover. The other reason is that the business tax itself has nothing to do with sales. Business tax only recognizes real sales. Other sales will not work.

In addition, land value-added tax will not be recognized, because land value-added tax is required to pfer ownership.

In addition, the conversion of real estate inventory into self occupied real estate is also the same reason. In essence, the nature is changing. The nature of this is mainly that inventory is sold, fixed assets are self occupied, and the risk level of the two assets is different, which is the difference of nature.

Borrowing: investment real estate - cost

(profit and loss of fair value change)

Loan: developing products

Capital surplus - other capital reserves

Several of the above are accounting for the increase in investment real estate; there is no difficulty in the accounting of the holding period and the cost method. In essence, it is the measurement of historical cost of fixed assets. As for the measurement of fair value, the subsequent measurement of paction financial assets is almost the same.

Let's talk about the reduction of investment real estate.

For example, after half a day's rent, people are tired of living, and they also want to use it, so they withdraw their fixed assets for their own use.

If the cost model is measured.

Conversion to self use, then basically there is no suspense, the same historical cost law, everyone is a passer-by, so how to turn the past how to turn back now, a subject corresponds to the smooth docking, tight fitting.

What is more troubling is the conversion of fair value to self employment. There are differences between the fair value measurement method and the historical cost method.

The handling of the difference is actually a continuation of the previous principles.

Consider the difference before the treatment is different: one reason is that before the use of fixed assets when they do not deal with, so the time of conversion, of course, we need to discuss.

The same is true when investing in real estate. When fair value is measured, the change of fair value is included in the profit and loss of fair value change, so the final conversion is still followed by such a process, which is the principle of inertia.

Some people would like to ask, when can the fair value change and profit and loss be disposed of? According to the principle of fair value measurement, the profit and loss of fair value change can be pferred to this year's profit. But now, you are still fair value change gains and losses. Now you have recognized that you have lost interest, which does not mean that you have really been recognized, because fair value is always an unrealistic thing. Only real money comes to your own pocket. It is true that only when the final disposal of assets is made, the fair value change gains and losses can be regarded as "daughter-in-law", and the true justifiability has entered the "other business income".

Borrow:

Variable profit and loss

Loan: other business income

Borrower: deferred income tax liability

Loan: income tax expense

Finally, when the investment real estate is disposed of, because the investment real estate is essentially a business lease, the accounting is to confirm other business income and carry forward other business costs.

There is no doubt about this accounting.

In the paction financial assets, it has been said that fair value measurement will form temporary differences. The reason is that the tax law is measured according to the historical cost method. The accounting method is not related to the fair value and the tax law. The tax law only looks at the final result, that is, when the last asset is disposed, it is only when the final disposal of the accounting is made that the fair value change gains or losses are the investment income or other business income.

Therefore, the change of fair value is temporary difference.

At the time of asset conversion, because the assets are not disposed of, the deferred income tax due to the change of fair value does not need to be carried forward.

In the future, it is considered that the value of deferred income tax assets must be recognized. In this case, we need to pay attention to the following points. If you say that the real estate market has confirmed the deferred liabilities due to the change of fair value before the investment is fixed, then what is actually the actual value of conversion to private use? Actually, it belongs to the change of fair value. It only accounts for the impairment of value in the historical cost law, and does not recognize the fair value. Therefore, it should first be the return of the deferred income tax liability, and the excess part is the deferred income tax asset.

This involves another problem: an asset or liability can only identify deferred income tax assets or deferred income tax liabilities, that is to say, deferred income tax assets and deferred income tax liabilities are common in an asset and can not be recognized at the same time. This also tells us a truth: we can not step on the two ships, honestly, as always, confirm the deferred income tax assets, first turn it back, then we can confirm the deferred income tax liabilities, which in turn is the same.