IAS 40 investment property template
An Excel template that applies IAS 40 property by property, from classification to the IFRS 13 note. It decides what is investment property, measures it under the fair value or cost model, handles every change in use, and produces the roll-forward, the Level 3 disclosures, deferred tax and the journals. It comes with a fully worked example for a fictitious Dublin property group.
What it does
Classifies up to 15 properties as investment property, owner-occupied property or inventory, covering part-use property, services to occupants, property under construction, right-of-use assets and property let within the group (investment property for the lessor, owner-occupied for the group, IAS 40.15).
Fair value model: adjusts each valuation for accrued rent and lease incentives, separately recognised equipment and lease liabilities so nothing is counted twice (IAS 40.50). It reconciles valuations to the financial statements (40.77) and builds the IAS 40.76 roll-forward with the fair value gain, plus rental income on a straight-line basis.
Cost model: depreciation, impairment using the recoverable amount from the CGU impairment template, the 40.79 reconciliation and the fair value disclosure required by IAS 40.79(e).
Transfers on a change in use (IAS 40.57–65): tests the evidence and measures each transfer. From owner-occupied property it revalues under IAS 16 first (impairment reversal, then revaluation surplus). To owner-occupied property or inventory, fair value becomes deemed cost. From inventory, and on completion of property held at cost, the difference goes to profit or loss.
Property under construction with a residual valuation check, leasehold property held as a right-of-use asset, held for sale, and disposals with deferred consideration.
Deferred tax on the IAS 12.51C presumption of recovery through sale, with the rebuttal test and the split between profit or loss and OCI.
IFRS 13: hierarchy levels, Level 3 inputs (ERV, yields, vacancy) by class with ranges and weighted averages, sensitivity tables, the Level 3 reconciliation and the valuation-process wording.
Journals reconciled to the investment property account, the note by class, a draft accounting policy (IFRS 18 or IAS 1), a 24-point disclosure checklist and 28 automatic checks.
What you get
One Excel workbook (.xlsx) with Instructions, the blank template and a worked example: a Dublin office block with rent-free periods whose top floors move from owner-occupation to letting, a Grafton Street retail unit taken into owner-occupation, a Docklands development site under construction, a leasehold retail unit, a warehouse let to a subsidiary, and a sale with deferred consideration.
Clearly marked input cells, protected formulas and built-in checks, with a status line on every tab.
Works in Microsoft Excel 2010 or later (Windows or Mac). No macros.
Scope
One entity or group in one presentation currency, under IFRS Accounting Standards as issued at October 2026: IAS 40 with IFRS 13, IAS 12, IFRS 16, IAS 16, IAS 36, IFRS 5 and IFRS 15 where they apply. The fair value option for property backing liabilities (IAS 40.32A) is not modelled. The full scope and limitations are set out in the Instructions tab.
Testing a property for impairment under the cost model? Use it with the CGU impairment template. Working out the deferred tax across the whole balance sheet? See the deferred tax template.
Designed for finance teams, auditors and advisers preparing or reviewing IFRS financial statements. It is a working aid and does not replace the Standards or professional judgement.
