Revaluation of tangible non-current asset
This chapter explores the revaluation of non-current assets under IAS 16. It explains the two subsequent measurement models and shows how revaluation helps assets reflect fair value. You’ll see how to account for upward and downward revaluations, how revaluation affects depreciation, how gains and losses are recognised, and how excess depreciation is treated. Practical illustrations show how revaluation affects the financial statements and equity, including what happens on the disposal of a revalued asset.
Learning objectives
By the end of this chapter, you should be able to:
- Record the revaluation of a tangible non-current asset in the general ledger accounts and illustrate how it is presented in the statement of profit or loss and other comprehensive income and in the statement of financial position.
- Calculate and update the general ledger accounts to record the depreciation on a revalued tangible non-current asset, including the transfer of excess depreciation between the revaluation surplus and retained earnings.
- Calculate the gain or loss on disposal of a revalued tangible non-current asset.
Subsequent measurement
IAS 16 requires businesses to choose one model for subsequent measurement and apply it consistently within each asset class (to support comparability):
- Cost model
- Revaluation model
Under the cost model, assets are shown at original (historical) cost less accumulated depreciation. This can understate value when market prices rise, especially for assets like land and buildings. For example, land purchased at $1 million may still be recorded at cost even if its market value increases significantly, which can reduce the “true and fair” representation of the financial statements.
Under the revaluation model, assets are remeasured so the carrying amount reflects current fair value.
Revaluation model
When a non-current asset is revalued, its carrying amount must be adjusted to the revalued amount (market value).
- If the carrying amount is lower than market value, this is an upward revaluation.
- If the carrying amount is higher than market value, this is a downward revaluation.
The journal entries would be:
Debit: Non-current asset account
Credit: Revaluation gain or surplus
All with the excess of the market value over the carrying amount.
The accounting entries would be:
Debit: Revaluation loss
Credit: Non-current asset account
All with the excess of the carrying amount over the market value.
Revaluation losses and gains
How you recognise a revaluation gain or loss depends on whether:
- It is the first time the asset is being revalued, or
- It is a subsequent revaluation (i.e., after an initial valuation).
Revaluation model: Step-by-step approach
This is a general step-by-step process on how to approach a revaluation question:
- Identify the revaluation date(s) and the fair value (revalued amount).
- At each revaluation date, compute the carrying amount of the non-current asset (i.e., cost minus accumulated depreciation and any accumulated impairment losses to date).
- Compare the carrying amount computed with the fair value at the date of revaluation. Pass a downward or upward revaluation entry.
- Record revaluation gain/surplus when fair value is greater than carrying amount. Record revaluation loss when the fair value is less than the carrying amount.
- Where revaluation is at mid-year, depreciate the revalued amount over the remaining useful life of the non-current asset.
Illustration: Revaluation Model
JB Ltd purchased a factory plant for$100,000 on 1 January 20X0. JB Ltd uses the revaluation model to value its non-current assets. The asset has zero residual value and is being depreciated over its estimated useful life of 10 years. At 31 December 20X3, the asset was revalued to $80,000, but at 31 December 20X5, the value of the asset had fallen to $50,000. Required: Calculate the amounts to be shown in the financial statements of JB Ltd for the year-ended 31 December 20X5.
Suggested Solution
Step 1: What were the revaluation date(s) and the revalued amount(s)?
The plant was first revalued on 31 December 20X3 at $80,000. On 31 December 20X5, the plant was again revalued to $50,000.
Step 2: What is the carrying amount at the date of the first revaluation (i.e., 31 December 20X3)?
| $ | |
|---|---|
| Cost of factory plant | 100,000 |
| Accumulated depreciation ($100,000/10 years × 4 years) | (40,000) |
| Carrying amount 31/12/20X3 | 60,000 |
Step 3: What is the revaluation difference? Is it a gain or a loss?
| $ | |
|---|---|
| Carrying amount as at 31/12/20X3 | 60,000 |
| Fair value | 80,000 |
| Revaluation surplus or gain | 20,000 |
Step 4: How should the revaluation difference be recognised?
The journal entry to be passed will be:
Debit: Factory plant$20,000
Credit: Revaluation surplus $20,000
Since the revaluation gain arises on the initial revaluation, the $20,000 is presented in Other comprehensive income (OCI) in the statement of profit or loss and other comprehensive income.
Step 5: What is the carrying amount as at the second revaluation (i.e., 31 December 20X5)?
After revaluation, the fair value becomes the new carrying amount. This new carrying amount is then used as the basis for future depreciation.
Depreciation is charged over the remaining useful life from the revaluation date. The original useful life was 10 years. 4 years were used before revaluation, so the remaining useful life is 6 years.
From 31/12/20X3 to 31/12/20X5, 2 years elapse, so depreciation is charged for 2 years on the revalued amount.
| $ | |
|---|---|
| Carrying amount as at 31/12/20X3 | 80,000 |
| Accumulated depreciation (as at 31/12/20X5) - ($80,000/6 years × 2 years) | (26,667) |
| Carrying amount as at 31/12/20X5 | 53,333 |
Step 6: What is the revaluation difference as at the second revaluation?
| $ | |
|---|---|
| Carrying amount as at 31/12/20X5 | 53,333 |
| Revaluation loss - Balancing figure | (3,333) |
| Fair value | 50,000 |
Step 7: How should the revaluation difference be recognised?
The journal entry to be passed will be:
Debit: Revaluation loss$3,333
Credit: Factory plant $3,333
Following the rules, since a revaluation surplus of $20,000 from the first revaluation was presented in OCI, any subsequent loss is reported in OCI up to the amount of that surplus.
The $3,333 revaluation loss is less than $20,000, so the full loss is presented in OCI. The corresponding entry reduces the plant’s carrying amount to the current market value.
The effect of the revaluation is presented in the financial statements extracts below. Statement of Profit or Loss and Other Comprehensive Income (Extracts)
| 20X3 | 20X4 | 20X5 | |
|---|---|---|---|
| Depreciation charge | 10,000 | 13,333 | 13,333 |
| Other comprehensive income: | |||
| Revaluation surplus | 20,000 | - | (3,333) |
Statement of Financial Position (Extracts)
| 20X3 | 20X4 | 20X5 | |
|---|---|---|---|
| Non-current assets: | |||
| Factory plant | 80,000 | 66,667 | 50,000 |
| Equity: | |||
| Revaluation reserve | 20,000 | 20,000 | 16,667 |
Treatment of excess depreciation
When a non-current asset is revalued, subsequent depreciation is calculated using the revalued amount and the remaining useful life. This often increases the annual depreciation charge compared with depreciation based on historical cost.
Total depreciation is still charged to profit or loss. However, the excess depreciation is transferred within equity from the revaluation surplus to retained earnings (via the Statement of Changes in Equity). Illustration: Excess Depreciation
- For example, using the illustration above, before the initial revaluation on 31 December 20X3, the annual depreciation charge was $10,000 (i.e., $100,000/10 years).
- However, after the revaluation, the annual depreciation charge increased to $13,333 (i.e., $80,000/6 years).
- The $3,333 (i.e., $13,333 minus $10,000) excess is the excess depreciation resulting from depreciating the asset after revaluation at $80,000 as against the historical cost of $100,000.
The excess depreciation at the end of each year is posted as follows:
Debit: Revaluation surplus$3,333
Credit: Retained earnings $3,333
Note: It is just a coincidence that the excess depreciation was the same as the revaluation loss.
Disposal of revalued asset
The procedure for accounting for the disposal of non-current assets (as explained earlier) remains the same for revalued non-current assets. The key difference is that, on disposal, the amount transferred from the non-current asset ledger account is the revalued amount, not the historical cost.