(A) the scope of investment in real estate

1. belongs to the category of investment real estate.

(1) Leased land use right refers to the land use right obtained by enterprises through transfer or transfer and leased by operating lease.

(2) The land use right that is held and ready to be transferred after appreciation refers to the land use right that is acquired by the enterprise through transfer or transfer and ready to be transferred after appreciation.

Thinking about the problem, enterprises change production or relocate, and some land use rights stop for their own use. The board of directors made a written resolution and decided to continue to hold this part of the land use right and transfer it after its appreciation to earn value-added income. This situation belongs to investment real estate.

(3) Leased houses refer to houses and other buildings owned by enterprises and leased by way of operating lease.

Thinking about the problem A company signs a business lease contract with B company, and A company rents its facade house with property rights to B company for 5 years. At first, Enterprise B used this facade room to run its own restaurant. Two years later, due to continuous losses, Company B sublet the restaurant to Company C to earn the rent difference.

In this case, for enterprise A, because the property right of the facade belongs to enterprise A, it belongs to its investment real estate. For enterprise B, it does not belong to its investment real estate because it has no property right.

2. It does not belong to the scope of investment real estate.

(1) Self-use real estate refers to real estate held for producing goods, providing services or management, such as factory buildings, office buildings and land use rights for production and operation of enterprises.

(2) Inventory real estate refers to the commercial houses and land sold or being developed for sale by real estate development enterprises. This part of the property belongs to the inventory of real estate development enterprises.

Think about a problem

(1) A property, part for personal use and part for rent? Part of it is used to earn rent or capital appreciation, part of it is used to produce goods, provide services or manage, and the part that can be measured and sold separately and used to earn rent or capital appreciation is recognized as investment real estate; The part that cannot be measured and sold separately and used to earn rent or capital appreciation is not recognized as investment real estate.

For example, enterprise A has an office building in the center of Beijing with the floor of *** 16. 16 layer can be measured and sold separately. In 2009, Company A leased all floors 1 to Company A as a supermarket, and all floors 2- 10 to Company B as office premises, while floors11-/6 were used for personal office.

Can floors 1 and 2- 10 be used as investment real estate? Of course.

(2) Hotels and restaurants owned and operated by enterprises? Its business purpose is to obtain service income by providing room service to customers, which does not belong to leasing or investment real estate; If it rents out all or part of hotels and restaurants, and the rented part can be sold separately, the rented part can be recognized as investment real estate.

For example, enterprise A has a hotel in the center of Tianjin, which has five floors and provides accommodation services. The fifth floor can be measured and sold separately. At present, all the fifth floors are rented out to Company A as office buildings, and the remaining 1-4 floors are still used as hotels to provide accommodation services.

Can the fifth floor be used as an investment property? Of course.

(3) Rental counter?

This is not an investment real estate. Because investment real estate includes rented buildings, that is, buildings rented by operating lease, rather than renting counters.

(4) Vacant houses held by enterprises for operating and renting?

The "vacant buildings" here refer to buildings newly purchased, newly built or developed by enterprises but not yet used, as well as buildings that are no longer used for daily production and business activities and can be rented after finishing. Only the enterprise management authority (board of directors or similar institutions) has made a formal written resolution, clearly indicating that it will be used for operating lease and its intention will not change in the short term. Even if no lease agreement is signed, it can be regarded as investment real estate.

(5) Is the dormitory rented by an enterprise to its employees an investment real estate if rent is charged?

Dormitories rented by enterprises to employees are not investment real estate even if rent is charged. This part of the real estate indirectly serves the production and operation of the enterprise itself and has the nature of self-use real estate.

In the following projects, an example of investment real estate is ().

A. Houses for sale developed by real estate enterprises

B. Leased houses developed by real estate enterprises

C. Land use right of houses to be built held by enterprises

D. buildings rented by enterprises through operating leases.

"correct answer" b

"Answer analysis" The houses developed and sold by real estate enterprises belong to enterprise inventory; The land use right held by enterprises for building houses belongs to intangible assets; The property right of the building leased by an enterprise through operating lease does not belong to the enterprise, does not belong to the assets of the enterprise, and cannot be recognized as investment real estate.

In the following projects, an example of investment real estate is ().

A. Hotels owned and operated by enterprises

B. Office buildings used by enterprises

C. Commercial housing developed by real estate development enterprises

D. the enterprise holds the land use right to be transferred after value-added

"correct answer" d

"Case Answer and Analysis" option A, the hotel owned and operated by the enterprise belongs to the business premises of the enterprise, that is, it belongs to fixed assets; Option C, the commercial housing being developed by real estate development enterprises belongs to enterprise inventory.

Among the following items, examples of non-investment real estate are ().

A. Buildings leased by enterprises

B. The rented house expires and will continue to be used for rent after recovery, but it is temporarily vacant.

C buildings held by real estate enterprises and ready to be sold after appreciation.

D. Land use rights held by enterprises and intended to be transferred after appreciation.

"correct answer" c

Option C does not belong to investment real estate and should be treated as inventory.

(B) Investment real estate accounting under the cost model

The subsequent measurement of investment real estate has two modes: cost and fair value. Usually, the cost model should be adopted, and the fair value model can be adopted when certain conditions are met. However, the same enterprise can only use one model to measure all investment real estate in the future, and cannot use two measurement models at the same time.

1. Investment real estate purchased.

The purchased investment real estate shall be initially measured according to the actual cost at the time of acquisition, and its cost includes the purchase price, relevant taxes and fees and other expenses directly attributable to the asset. Accounting treatment is:

Borrow: investment real estate

Loans: bank deposits

2. Investment real estate built or developed by enterprises.

Its cost includes the necessary expenses incurred before the asset reaches the predetermined usable state, including land development expenses, construction and installation expenses, loan expenses that should be capitalized, other expenses paid and indirect expenses shared. , accounting treatment is as follows:

Borrow: investment real estate

Loan: general enterprise in construction.

Development cost of real estate enterprises

3. Subsequent measurement of investment real estate

(1) Investment real estate depreciates or amortizes on schedule (monthly), and the accounting treatment is:

Debit: other business costs

Loan: accumulated depreciation of investment real estate.

Accumulated amortization of investment real estate

(2) The rental income obtained shall be treated as follows:

Debit: bank deposit

Loans: other business income

Borrow: business tax and surcharges

Loan: taxes payable-business tax payable

(3) If there are signs of impairment of investment real estate, the relevant provisions on asset impairment shall also apply. If the impairment is determined after the impairment test, the impairment reserve shall be withdrawn. If the value of investment real estate for which impairment provision has been made recovers, it may not be reversed. Accounting treatment is:

Debit: Asset impairment loss

Loan: impairment reserve for investment real estate

4. Disposal of investment real estate

Enterprises can dispose of investment real estate through external sale or transfer.

Debit: bank deposit

Loans: other business income

Debit: other business costs

Accumulated depreciation of investment real estate (accumulated amortization of investment real estate)

Investment real estate impairment reserve

Loan: investment real estate

Example (20 10) For the investment real estate that adopts the cost model for subsequent measurement, the principle of subsequent measurement is the same as that of fixed assets or intangible assets. ( )

Correct answer √.

Example A Company adopts the cost model to measure the investment real estate. Business tax and other expenses are not considered. The relevant information is as follows:

On June 5438+February 65438+August 2009, Company A purchased an office building. The cost of the office building is 500 million yuan, the estimated service life of the office building is 40 years, and the estimated net salvage value of the office building is zero. They are all depreciated by the straight-line method.

On that day, Company A signed a lease contract with Company B, and Company A leased the whole office building to Company B for 3 years, with an annual rent of 20 million yuan, which was paid at the beginning of each year. The lease term starts from June 5438+February 365438 +0, 2009.

"correct answer"

(1) Prepare accounting entries for outsourced office buildings in 2009.

Borrow: investment real estate-office building 50000.

Loan: 50,000 yuan in bank deposit.

(2) Prepare accounting entries for the rent received at the beginning of 20 10.

Debit: Bank deposit 2000

Credit: other business income 2000

(3) Prepare accounting entries for 20 10 depreciation of investment real estate.

Debit: Other business cost 1250

Loan: accumulated depreciation of investment real estate 1250(50000÷40).

(4) What is the amount of "investment real estate" in the balance sheet at the end of 4)20 10/0?

"investment real estate" project =50000- 1250=48750 (ten thousand yuan)

(5) Assuming that the office building will be sold at a price of 600 million yuan after the lease expires, prepare relevant accounting entries for the sale of the office building after the lease expires.

Debit: 60,000 yuan from the bank.

Loan: Other business income is 60,000 yuan.

Debit: Other business expenses 46250

The accumulated depreciation of investment real estate is 3750( 1250×3).

Loan: 50,000 yuan for investment real estate.

Example (20 10) Enterprise A is a real estate development enterprise with a set of commercial housing in stock, and the actual development cost is 90 million yuan. On March 3rd, 2009, Company A provided the commercial house to Company B by way of operating lease, and the lease term was 10 year. Company A adopts the cost model for subsequent measurement of the commercial house, and accrues depreciation according to the average life method. The estimated service life is 50 years, and the estimated net salvage value is zero. Assuming that other factors are not considered, the following statement about the balance sheet items of Company A on February 3, 20091day is correct ().

A. the inventory is 90 million.

B. Fixed assets 88.65 million yuan

C. investment real estate is 88.2 million yuan.

D. investment real estate is 88.65 million yuan.

"correct answer" d

"Answer Analysis" examines the accounting of investment real estate under the cost model. The accumulated depreciation of investment real estate from March to June in 2009 is 5438+February in 2009 = 9000/50× (9/12) =135 (ten thousand yuan), and the book value of investment real estate is 9000-135 = 8865.

(C) the accounting treatment of investment real estate under the fair value model

1. Investment real estate purchased.

The purchase of investment real estate measured by the fair value model shall be initially measured according to the actual cost at the time of acquisition. The determination of its actual cost is consistent with the purchased investment real estate measured by the cost model. Accounting treatment is:

Borrow: investment real estate-cost

Loans: bank deposits

2. The self-built investment real estate measured by the fair value model shall be initially measured according to the actual cost at the time of acquisition. The determination of its actual cost is consistent with the self-built investment real estate measured by cost model. Accounting treatment is:

Borrow: investment real estate-cost

Loan: Construction in progress.

cost of development

3. Subsequent measurement of investment real estate

If the investment real estate is measured by fair value mode, it shall be measured at fair value on the balance sheet date, excluding depreciation or amortization.

(1) The difference between the fair value of investment real estate and its book balance shall be accounted according to the following methods:

Borrow: investment real estate-changes in fair value

Credit: gains and losses from changes in fair value

If the fair value is lower than its book balance, make the opposite accounting entry.

(2) The rental income obtained shall be treated as follows:

Debit: bank deposit

Loans: other business income

Borrow: business tax and surcharges

Loan: taxes payable-business tax payable

4. When disposing of investment real estate, the accounting treatment is:

Debit: bank deposit

Loans: other business income

Debit: other business costs

Loan: investment real estate-cost

-Changes in fair value

Meanwhile:

Debit: gains and losses from changes in fair value

Credit: other business costs

Company A is a real estate development enterprise, and adopts fair value model to measure investment real estate. Regardless of the cost of business tax. The relevant information is as follows:

(1) On June 65438+ 10/day, 2009, Company A signed an agreement with AS Company to lease the developed office building to AS Company for 3 years, with an annual rent of 5 million yuan, which was collected at the beginning of the year. The lease period started on June 65438+/kloc-2009.

The cost of the office building is 90 million yuan, and no provision for impairment has been made. Rent is collected from June 65438+1 October1every year.

(2) The fair value of investment real estate on June 5438+February 365438 +0, 2009 was RMB 65438+RMB 20 million.

(3) The fair value of investment real estate is 10,12,310,000 yuan.

(4) The lease agreement expires on February 201kloc-0/65438+3/kloc-0. A company reached an agreement with the company, and the sale price of the office building was 200 million yuan.

"correct answer"

(1) Prepare accounting entries related to real estate on the conversion date of 2009 1.

Borrow: investment real estate-it costs 9000 yuan.

Loan: the development cost is 9000 yuan.

(2) Prepare relevant accounting entries for rent received.

Debit: 500 in the bank.

Credit: other business income 500

(3) Prepare the accounting entries of June 5438+February 3, 20091adjustment investment real estate.

Borrow: investment real estate-fair value changes by 3000.

Creditor: 3000 yuan (12000-9000) from changes in fair value.

(4) Prepare accounting entries for adjusting investment real estate on 201February 3 1 day.

Borrow: investment real estate-fair value changes by 5000.

Creditor: income from changes in fair value is 5000( 17000- 12000).

(5) Prepare accounting entries related to the disposal of investment real estate on 2011231day.

Debit: 20,000 yuan in the bank.

Loan: Other business income is 20,000 yuan.

Debit: other business expenses 17000.

Loan: investment real estate-it costs 9000 yuan.

Investment real estate-fair value change 8000.

Debit: the change of fair value profit and loss is 8000.

Loan: Other business expenses are 8000 yuan.

(D) Changes in the subsequent measurement mode of investment real estate

Once the measurement mode of investment real estate is determined, the enterprise shall not change it at will. If the cost model is changed to the fair value model, it shall be treated as a change in accounting policy, and the difference between the fair value and the book value when the measurement model is changed shall be adjusted to the retained income (undistributed profit) at the beginning of the period. Investment real estate that has been measured by the fair value model shall not be changed from the fair value model to the cost model.