Value-Driving Activities in Euro-Zone Banks

We develop and test accounting-based valuation models for commercial banks. We extend Begley et al.'s framework (2006) and propose a valuation model where goodwill is generated by virtually all commercial and investment banking activities. Key features of our model are: the development of a relation between future cash flows from fee income and the bank value that depends on lending, borrowing and off-balance sheet business; and the inclusion of proprietary investment and trading as value-driving activities. Empirical tests on a sample of Euro-zone banks from 1998 to 2006 provide the following evidence. Unrealised expected cash flows from fee income are the most important source of unrecorded goodwill. This is consistent with the increasing importance of revenue from the sale of financial services to banks' income. The contribution of fee income to goodwill is higher for banks with large deposits and new loans. Equity securities are a source of unrecorded goodwill, but the introduction of fair value accounting, with the adoption of the International Financial Reporting Standards (IFRS), reduces their valuation role. Yet equity securities remain positively associated with unrecorded goodwill after IFRS adoption, suggesting that the fair value standards do not fully capture market expectations about future cash flows of investment assets.     

基于新会计准则的会计信息价值相关性分析

新会计准则在上市公司实施后,资产负债表和利润表的会计信息的价值相关性有了提高,其中利润表的会计信息价值相关性的提高程度要好于资产负债表的会计信息价值相关性的提高程度。公允价值信息是新会计准则所产生的主要增量信息。新会计准则实施后,公允价值信息具有价值相关性。但是,由于资本市场在2008年受到了金融危机的影响,公允价值信息的相关性在该年表现不是很显著。可见,新会计准则的实施提高了会计信息的价值相关性,但是资产负债表观没有得到有效体现,公允价值信息的价值相关性容易受到资本市场环境的影响。     

Residual Income Valuation Models and Inflation

Existing empirical evidence suggests that residual income valuation models based on historical cost accounting considerably underestimate equity values. One possible explanation is the use of historical cost accounting under inflationary conditions. In this paper, we use a residual income framework to explore theoretically how historical cost accounting numbers need to be adjusted for inflation in forecasting and valuation. We demonstrate that even in a simple setting where inflation is running at a relatively low level, residual income models are likely to produce severe under-valuations if inflation is not properly taken into account. We use simulated data to reinforce our theoretical findings and to illustrate the difficulties that empirical investigators face working within the confines imposed by real data.     

Agency costs and audit quality: evidence from France

The IFRS mandatory adoption in European countries is an excellent context from which to assess the validity of accounting choice theory, which postulates that information asymmetry, contractual efficiency (agency costs) and managerial opportunism reasons could drive the choice. With this aim, we test the impact of these factors to explain the adoption of fair value for investment properties (IAS 40) in the real estate industry, taking into account the ‘revaluation’ option offered by IFRS1 and using historical cost without revaluations as a baseline category for comparison purposes. We select a sample of European real estate companies from Finland, France, Germany, Greece, Italy, Spain and Sweden, all first-time adopters of the IFRS. Using a multinomial logistic model, we show that information asymmetry, contractual efficiency and managerial opportunism could account for the fair value choice. Particularly, the most significant findings are that size as a proxy of political costs reduces the likelihood of using fair value while market-to-book ratio is negatively associated with the fair value choice. On the other hand, leverage, another typical proxy of contracting costs, seems not to influence the choice. This evidence confirms the current validity of traditional accounting choice theory even if it reveals, in such a context, the irrelevance of the usual relations between accounting choice and leverage.     

我国上市公司投资性房地产公允价值计量的会计实务研究

文章以我国沪深两市上市的房地产公司为研究对象,列举了新会计准则实施以来投资性房地产运用公允价值计量较少的现状并分析了造成企业较少选择公允价值计量的原因。     

Asset price,risk transfer and economic activities: Firm-level evidence from China

The paper investigates the extent of the impact from changes in asset price and risk on corporate investment behaviors as well as the real economy. The results support the unidirectional causality effects from asset price fluctuations on the macro-level. By applying quarterly data of Chinese listed companies, we further find the existence of balance sheet effect on the firm-level, which suggests that the changes in asset prices and risk affect the net asset value, and consequently influence corporate investment decisions. More importantly, the balance sheet effect appears to be much more significant after the implementation of new fair value accounting standards in 2007. The impact on the real economy from asset price risk is found to be more prominent as well.     

浅析公允价值计量属性的应用问题及对策

2006年财政部将公允价值概念引入新会计准则,并被应用于投资性房地产、金融工具、非共同控制下的企业合并和非货币性交易等领域,使我国会计准则进一步与国际准则趋同。然而,现阶段公允价值在我国的应用中还存在许多问题。文章阐述了公允价值的基本内涵,对公允价值运用中存在的问题进行了分析,并提出了进一步完善公允价值计量的若干对策。     

新会计准则对房地产企业税收筹划的影响分析

我国实施的新会计准则中关于存货计价方法、投资性房地产、固定资产计量等方面的规定,使房地产企业的税收筹划工作受到了一定程度的影响。立足于我国房地产企业税收筹划存在的问题,消除新企业会计准则对房地产企业负面影响,是新形势下房地产企业健康发展的要求。     

房地产投资决策过程中房地产估价技术的运用——以杭州SQ项目为例

当前,房地产企业在进行投资决策的过程中,主要参考技术经济评价指标,其中最主要的指标是内部收益率及销售净利率。在计算过程中,需要多个环节运用房地产估价技术。以杭州SQ项目为例,分析房地产投资决策过程中估价技术的运用,对于很多项目具有借鉴价值。     

投资性房地产公允价值计量模式分析

近年来投资性房地产已成为备受企业青睐的投资方式之一。国家对土地增值税的清算也促使房地产企业向综合型地产商转型,企业愈加重视对投资性房地产的核算。新会计准则中对投资性房地产的核算引入了新的计量模式——公允价值。本文试通过分析采用公允价值核算投资性房地产的动因,指出存在的主要问题及规避途径,以期为公允价值在投资性房地产企业应用提供参考。     

The Relevance of Financial versus Non-Financial Information for the Valuation of Venture Capital-Backed Firms

This study examines the relevance of financial and non-financial information for the valuation of venture capital (VC) investments. Based on a hand-collected data set on venture-backed start-ups in Germany, we investigate the internal due diligence documents of over 200 investment rounds. We document that balance sheet and income statement items capture as much economic content as verifiable non-financial information (e.g. team experience or the number of patents) while controlling for several deal characteristics (e.g. industry, investment round, or yearly VC fund inflows). In addition, we show that valuations based on accounting and non-accounting information yield a level of valuation accuracy that is comparable to that of publicly traded firms. Further analyses show that the industry-specific total asset multiples outperform the popular revenue multiples but lead to significantly less accurate results than those obtained from the more comprehensive valuation models. Overall, our findings might inform researchers and standard-setters of the usefulness of accounting information for investment companies and provide additional evidence to gauge the overall valuation accuracy in VC settings.     

新收入准则对房地产行业的税务影响

财政部在2017年修订了新收入准则,这一举措,对企业和行业产生了非常大的影响。经过修订之后的新收入准则,不仅在会计信息的可比性方面得到了提升,同时对于收入确认时点和收入金额计量这两个方面也带来了一系列的税法和会计间差异。针对房地产行业比较普遍的业务场景,论文对新收入准则下产生的房地产行业的税会差异,还有在增值税、企业所得税以及土地增值税这三个方面产生的作用展开分析。     

Relative Value Relevance of Alternative Accounting Treatments for Unrealized Gains: Implications for the IASB

We investigate the relative value relevance of the alternative accounting methods for unrealized gains on investment properties in New Zealand (NZ). Using both the Likelihood‐ratio test and the F‐test, we find that, while preferred by the NZ standard setter, recognition of unrealized gains in the income statement is not superior to (or significantly different from) recognition of unrealized gains in revaluation reserve in terms of their value relevance. The results are robust to the different research methods we used. Our results have implications for the International Accounting Standards Board in terms of: (i) recognizing changes in fair values of investment properties in the income statement under the revised IAS 40: Investment Property in countries where “realization” refers to net income available for distribution; (ii) its intent to issue a standard on a single statement of comprehensive income; and (iii) its initiative to reduce or eliminate alternative accounting treatments for similar fact situations in its standards.     

论我国房产税的计税依据

我国将稳步推进房产税的改革,而在改革的过程中需要准确界定房产税的计税依据。为此本文首先分析和比较了面积、市场价值和租金收入三种类型的房产税计税依据的优点和缺点,在此基础上结合公平性的要求、我国现行税收征管水平以及房地产市场现状等情况,提出我国应以市场价值为基准确定房地产税税基。对于房地产市场价值的评估办法,笔者认为居住用房地产价值的评估应该采用“城乡有别”的办法——城市和县城的居住用房地产采用市场比较法进行价值评估;农村地区的房地产采用重置成本法进行价值评估;对于营业用房地产,则采用收益法评估其市场价值。     

Urban Fortunes and Skeleton Cityscapes: Real Estate and Late Urbanization in Kigali and Addis Ababa

In many parts of Africa, societies that remain primarily rural are experiencing accelerated urban growth and highly visible booms in property development. In the absence of significant industrialization, investment is pouring directly into what Lefebvre and Harvey characterized as the ‘secondary circuit’ of capital. Debates about the drivers of investment in real estate are longstanding in relation to the global North, but have given little consideration to low‐income and late‐urbanizing countries in Africa. Yet such contexts offer important opportunities to reflect on existing theory. Focusing on Kigali and Addis Ababa (both transformed virtually beyond recognition over the past two decades), this article explores the drivers and consequences of investment in urban real estate in countries striving to structurally transform their economies. It argues that a range of formal and informal incentives and constraints have led to high‐end real estate being viewed as the ‘safest bet’ for those with resources to invest, even where demand is limited and governments are promoting other kinds of investment. While some people are reaping urban fortunes in largely untaxed rents, much of the construction is purely speculative, creating landscapes of unused and underused high‐end properties in contexts where investment is desperately needed elsewhere.     

基于熵权系数法的房地产市场比较估价模型研究

房地产估价方法主要包括收益现值法、成本法和市场比较法等,其中,市场比较法由于更加符合房价由市场决定的准则而成为房地产估价中常用的方法。市场比较法是以以往可比性交易实例为估价基础,通过对各因素差异修正来评价待估房地产价格。熵权系数法可用来完善现有的房地产市场比较法,通过从各个可比房地产项目构成的系统中计算各交易实例的熵值,以确定各交易实例相比于待估房地产的贴近度,进而确定待估房地产的估价。     

新会计准则中公允价值的应用对企业经营成果的影响

2006年2月15日,财政部发布了《企业会计准则》,新准则引入了公允价值。本文从公允价值概念在债务重组、非货币性交易、短期投资以及房地产行业中的应用,分析了使用公允价值后对企业经营成果的影响。     

品牌战略：新房地产时代发展的必由之路

随着中国房地产市场由供不应求向供求平衡转变,房地产行业也将会不可避免地进入品牌时代,但目前中国房地产品牌创建还处在滞后的阶段,一些不利于地产品牌建设的认识还在大行其道,究竞该如何建设房地产品牌已经成为业界所面临的一个紧迫问题。因此,有必要对此作进一步的深入研究。     

浅析投资性房地产的会计核算方法

新会计准则引入了投资性房地产的新概念,并对投资性房地产的会计核算方法作了系统规范。文中结合准则内容讨论投资性房地产确认、计量等会计核算处理方法,并通过分析,加深对投资性房地产的了解。     

The Decision Usefulness of Fair Value Accounting – A Theoretical Perspective

ABSTRACT

Regulators such as the SEC and standard setting bodies such as the FASB and the IASB argue the case for the conceptual desirability of fair value measurement, notably on the relevance dimension. Recent standards on financial instruments and certain non-financial items adopt the new measurement paradigm. This paper takes issue with the notion of decision usefulness of a fair-value-based reporting system from a theoretical perspective. Emphasis is put on the evaluation of the theoretical soundness of the arguments put forward by regulators and standard setting bodies. The analysis is conducted as economic (a priori) analysis. Two approaches to decision usefulness are adopted, the measurement or valuation perspective and the information perspective. Findings indicate that the decision relevance of fair value measurement can be justified from both perspectives, yet the conceptual case is not strong. The information aggregation notion that underlies standard setters' endorsement of fair value measurement turns out to be theoretically restricted in its validity and applicability. Also, comparative analysis of fair value accounting vs. historical cost accounting yields mixed results. One immediate implication of the research – a condition for the further implementation of fair value accounting – is the need to clarify standard setters' notion of accounting income, its presumed contribution to decision relevance and its disaggregation.