How does the fair value model for investment property work under IAS 40?
I understand the revaluation model for PP&E goes through OCI, but my notes say investment property fair value changes go through profit or loss. Is that correct? What qualifies as investment property, and how does IAS 40 differ from IAS 16? This is confusing because both involve fair value but the accounting is different.
You're right to be confused — the treatment of fair value gains is different for investment property (IAS 40) versus owner-occupied PP&E (IAS 16), and this distinction is a frequent CFA Level I exam trap.
What is investment property?
Property held to earn rental income or for capital appreciation (or both), rather than for use in operations or sale in the ordinary course of business.
Examples:
- A building leased to third-party tenants
- Land held for long-term capital appreciation
- A building currently vacant but intended for lease
Not investment property:
- Owner-occupied headquarters (IAS 16 — PP&E)
- Property developed for sale (IAS 2 — Inventory)
- Property leased to another group company (eliminated on consolidation)
IAS 40 Fair Value Model:
Once elected, all fair value changes go directly to profit or loss (P&L). There is no revaluation surplus, no OCI routing. The property is not depreciated.
Example: Waverly Real Estate Holdings purchases an office building for $8,500,000 on January 1, 2026, classifying it as investment property under IAS 40 using the fair value model.
| Date | Fair Value | Change | Income Statement Impact |
|---|---|---|---|
| Dec 31, 2026 | $9,200,000 | +$700,000 | Gain of $700,000 in P&L |
| Dec 31, 2027 | $8,800,000 | -$400,000 | Loss of $400,000 in P&L |
| Dec 31, 2028 | $9,500,000 | +$700,000 | Gain of $700,000 in P&L |
Key point: No depreciation is recorded when using the fair value model for investment property.
Comparison with IAS 16 Revaluation Model:
| Feature | IAS 40 (Investment Property) | IAS 16 (PP&E Revaluation) |
|---|---|---|
| Fair value gains | P&L | OCI (Revaluation Surplus) |
| Fair value losses | P&L | OCI first, then P&L |
| Depreciation | No (under FV model) | Yes (based on revalued amount) |
| Reversal rules | N/A — all through P&L | Complex routing |
| US GAAP equivalent | Not allowed (cost model only) | Not allowed |
Impact on financial analysis:
Because fair value changes hit the income statement directly, investment property companies using IAS 40 can show highly volatile earnings. Analysts often adjust reported earnings to exclude unrealized fair value gains when assessing operating performance.
Exam tip: If you see "investment property" and "fair value model" together, remember: all changes go to P&L, no depreciation, no OCI. This is the simplest fair value treatment to remember.
For more on long-lived assets and investment property, explore our CFA Level I course on AcadiFi.
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