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St. Paul University Philippines
Tuguegarao City, Cagayan 3500
ACT 103b: Intermediate Accounting 2
1
st
SEMESTER S.Y. 2021-2022
CHARLES KEVIN R. SIA BSA-2
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
Problem 22-3 (IFRS)
Robust Company purchased an investment property on January 1, 2019 at a cost of P4,000,000.
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
Sales price 4,500,000
Carrying amount December 31, 2020 3,600,000
Gain on disposal 900,000
Problem 22-4 (IFRS)
CHAPTER 22: INVESTMENT PROPERTY
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Nonchalant Company owned three investment properties with the following details:
Initial Fair value Fair value
cost December 31, 2020 December 31, 2021
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.
What is the gain or loss to be recognized for 2021?
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
Fair value Fair value Gain (loss)
12/31/2019 12/31/2020
Property 1 3,200,000 4,000,000 800,000
Property 2 3,000,000 2,100,000 (900,000)
Property 3 3,900,000 3,600,000 (300,000)
Net loss from change in fair value (400,000)
Problem 22-5 (IFRS)
Ingenuous Company acquired a building on January 1, 2020 for P9,000,000. At that date the
building had a useful life of 30 years.
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.
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What amounts should be carried in the statement of financial position and recognized in profit or
loss for 2021?
Carrying amount Profit or loss
a. 8,400,000 300,000 expense
b. 9,000,000 No gain, no loss
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
Depreciation expense (9,000,000/30) 300,000
Problem 22-6 (IFRS)
Considerate Company has a single investment property which had an original cost of P5,800,000
on January 1, 2018.
On December 31, 2020 the fair value was P6,000,000 and on December 31, 2021 the fair value
was P5,900,000.
On acquisition, the property had a useful life of 40 years.
What is the expense recognized in profit or loss for 2021 under the fair value model and cost
model?
Fair value model Cost model
a. 147,500 145,000
b. 100,000 145,000
c. 145,000 100,000
d. 100,000 147,500
Fair value model
Fair value - December 31, 2020 6,000,000
Fair value - December 31, 2021 5,900,000
Loss from change in fair value 100,000
Cost model
Depreciation expense for 2021 (5,800,000/40) 145,000
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Problem 22-7 (IFRS)
Paradise Company’s accounting policy with respect to investment property is fair value model at
the end of each reporting period. One investment property had a fair value of P8,000,000 on
December 31, 2020.
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
Problem 22-8 (IFRS)
On January 1,2020 Scholastic Company acquired a building to be held as investment property in
a remote location for P5,000,000. After initial recognition the entity measured the investment
property using the cost model because the fair value cannot be measured reliably.
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.
What is the carrying amount of the building on December 31, 2020?
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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Problem 22-9 (IFRS)
On January 1, 2020, Wee Company acquired property consisting of ten identical freehold detached
houses each with separate legal title including the land on which it is built for P200,000,000, 20%
of which is attributable to the land. The units have a useful life of 50 years.
The following costs are also incurred on such date:
Nonrefundable transfer taxes not included
in the purchase price 20,000,000
Legal cost directly attributable to the acquisition 1,000,000
Reimbursement to the previous owner for
prepaying nonrefundable property taxes
for the six-month period ending June 30,2020 100,000
Operating function to celebrate new rental business 200,000
On June 30, 2020, the entity paid local property taxes of P200,000 for the year ending June 30,
2021.
Throughout 2020, the entity incurred repairs and maintenance of P120,000.
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.
1. What is the initial measurement of the 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
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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
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
5. What is the depreciation of the building for the current year?
a. 353,600
b. 320,000
c. 352,000
d. 353,800
Solution:
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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.
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.
The building was used as offices of the entity’s administrative staff.
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
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.
The accounting policy is to carry all investment property at fair value.
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:
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Fair value of land 15,000,000
Carrying amount of land 10,000,000
Gain on reclassification 5,000,000
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.
Cash surrender value, January 1 245,000
Cash surrender value, December 31 270,000
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.
What is the life insurance expense for 2020?
a. 100,000
b. 85,000
c. 60,000
d. 75,000
Solution:
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
Chain Company has a P5,000,000 life insurance policy on the president, of which Chain Company
is the beneficiary.
The entity provided the following information regarding the policy for the year ended December
31, 2020:
Cash surrender value, January 1 435,000
Cash surrender value, December 31 540,000
During the current year dividends of P30,000 were applied to increase the cash surrender value of
the policy.
What amount should be reported as life insurance expense for 2020?
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a. 200,000
b. 125,000
c. 65,000
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.