不動產業採用IAS 40之問題探討 -以A公司為例

Discussion on the Adoption of IAS 40 in the Real Estate Industry–The Case of Company A

陳婉玲(Wan-Ling Chen)

指導教授 ： 卓佳慶

國立中正大學/管理學院/會計資訊與法律數位學習碩士在職專班/碩士(2015年)

摘要

我國自102年起正式開始採用國際會計準則（IFRSs），原一般公認會計原則並無針對具投資性質的不動產有特定的規定，故國內企業面對國際會計準則第四十號（IAS 40）相當陌生，尤其可選擇採公允價值模式作為資產之後續評價更是國內首例。一開始主管機關擔心評價波動太大而有不良影響，所以直接限縮於成本法評價。到103年後才回歸準則，同意由企業自行評估及選擇。企業採用IAS 40時，在認列及衡量上將產生什麼影響，在盈餘分派及稅務上將面臨什麼問題，皆為極須關注之議題。
　　本文以一具代表性之不動產開發商為個案研究對象，討論IAS 40對不動產業的影響。藉由觀察企業實際運作的過程，並蒐集相關紀錄與公開資訊，彙整此產業在實務上可能遭遇之問題。最後將各面向之問題，搭配各種情境，討論與分析適用IAS 40與相關準則時，對會計處理、財務報表、財務結構與租稅估算等全方面的衝擊。
　　研究結果發現，不動產開發商應對於所持有之不動產進行適當的分類，因為不同的分類對於損益結果、損益表結構及財務比率皆有不同的影響；而依IAS 40對後續評價採用公允價值模式時，財務報表較能反映資產的真實情況，惟仍需考量主管機關盈餘分派之限制及財稅差異之影響。本研究結果，將可供主管機關在未來修訂相關法令及監理制度之重要參考。

關鍵字

IAS 40 ； 投資性不動產 ； 不動產業

並列摘要

Taiwan officially adopts International Financial Reporting Standards (IFRSs) from 2013. Because R.O.C GAAP hasn’t specific regulation about the investment in real estate, Taiwanese companies are unfamiliar with IAS 40. Especially, companies can use fair value model for the measurement of investment property that is the first time in Taiwan. In the early period of adopting IAS 40, the Financial Supervisory Commission (FSC) worries about the accounting treatment in fair value model may cause the big fluctuation of financial numbers to shock the stock market. So the FSC requests companies to use cost model only. Later in 2014, fully adopting IAS 40 means that companies can make a choice between cost and fair market value model for the investment property measurement. However, due to the first time using of fair market value model, companies face new uncertainty in taxation and earning distribution.
This paper employs one representative real estate development company as a case to discuss the influence of IAS 40 adoption in the real estate industry. First, the study summarizes the practical problems in adopting IAS 40 via observing the operation of the case company and collecting public information. Finally, analyzing and discussing the possible impact on accounting treatment, financial statements, financial structure and taxation under different scenario while companies face the adopting of IAS 40.
In conclusion, real estate companies should properly group its real estate because different categories may generate different influence on bottom line number, structure of income statement and financial ratio. Especially, using fair value model by IAS 40 to measure their investment property can reflect the more truthful value and purpose of assets. However, companies still need to consider the limitation of earning distribution and the influence of book-tax differences. The result of this study will be an important reference for the authorities to make some improvements of law and regulation in the future.

並列關鍵字

Real estate industry ； IAS 40 ； Investment property

參考文獻

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