Unlocking Value: The Strategic Significance of IAS 40 and the Amplification of Returns through Fair Value Gains – A Case Study of Centum Investment Company subsidiary

International Accounting Standard 40 (IAS 40) stands as a critical compass for enterprises engaging in investment property management in the intricate universe of financial reporting standards. Issued by the International Financial Reporting Standards (IFRS) Foundation, IAS 40 charts a course for companies engaged in real estate and other investment activities, providing a structured framework for the proper recognition, measurement, presentation, and disclosure of investment properties within financial statements.

At its core, IAS 40 addresses how businesses should account for properties held to earn rental income, generate capital gains, or both. This standard delineates the rules and guidelines that ensure these investment properties are accurately and transparently reported, fostering clarity, consistency, and comparability in financial reporting practices.

In this blog, we will delve into the key facets of IAS 40, shedding light on its fundamental principles, its relevance to businesses operating in the real estate sector, and how it contributes to robust financial reporting practices that inspire investor confidence and facilitate informed decision-making.

Getting the Basics of IAS 40

Imagine you’re a real estate company. You own some properties that you want to rent out. IAS 40 helps you understand how to keep track of these properties in your financial papers. It’s like a guidebook for making sure everything is clear and correct. IAS 40 offers two choices for handling your properties: the cost model and the fair value model. In the cost model, you write down how much you paid for the property. Over time, you lower the value as the property gets older or loses value. On the other hand, the fair value model means you look at how much the property could sell for right now. This way, the property’s value can increase or decrease over time.

The Special Role of Fair Value Gains

Fair value gains or losses arising from changes in the fair value of investment properties are generally recognized in the income statement. Regarding tax treatment, unrealized gains or losses on investment properties are not immediately subject to taxation since they have yet to be realized through an actual sale or disposal. These gains or losses are typically included as part of operating income, specifically under “Net gains or losses on investment properties. The inclusion of fair value gains into the financial statements plays a pivotal role in amplifying the contributions of investment properties for a company. Fair value gain is the supplementary revenue potential a property could yield if sold at the current market valuation. When seamlessly incorporated within the fair value model, these gains become an integral element of a company’s revenue streams, dynamically showcasing investment properties’ significant role in enhancing financial performance, informing strategic decisions, nurturing investor confidence, and capitalizing on operational synergies. This strategic integration enriches the company’s financial narrative and positions its investment properties as proactive drivers of growth and profitability, resonating with stakeholders and elevating its strategic standing within the competitive landscape.

Meet Centum Real Estate Limited: Real-Life Example

To see how it all works, let’s peek at Centum real estate Limited- a subsidiary of Centum Investment Company Plc.

Centum Real Estate Company strategically drives its business through two primary value drivers: the sale of development rights within their land banks and the development and sale of real estate. Embracing a sales-led development model, Centum Real Estate ensures the pre-sale of a minimum of 30% of project phases before groundbreaking, fostering a solid foundation for progress. Buyers participate by committing a 20% deposit of the sale value, with the remaining balance spread over the construction period, culminating in a mutually advantageous financial structure. These deposits are recognized on the balance sheet as deferred revenue, aligning with the financial landscape’s dynamics. Centum Real Estate has accumulated KES 23.57 billion in deferred revenue, as reported in an Investor Briefing & Results Announcement, For the Period ended 30 September 2022, a reservoir poised for monetization through outright sales and ongoing residential unit development.

Within Centum Real Estate’s financial scope, the concept of fair value has profoundly influenced the company’s financial metrics. For the fiscal year ending in March 2023, Centum reported a substantial fair value gain of KES 2.1 billion attributed to its investment property holdings. This is the difference between the present market value of their investment properties and their historical cost, effectively illustrating the appreciation in value these properties have experienced over this period. This fair value gain significantly influenced Centum’s financial metrics, particularly when compared to the net revenues generated from the sale of real estate during the same period. The fair value gain of KES 2.1 billion surpasses the net revenues of KES 1.9 billion from residential unit sales, underscoring its prominent role in shaping the company’s financial performance. Importantly, this gain is incorporated into Centum’s operating income, enhancing the company’s attractiveness in terms of financial performance metrics.

This comparison between fair value gains and net revenues from residential units underscores the strategic interplay between investment property valuation and revenue generation. It showcases the inherent potential of investment properties to appreciate and actively contribute to revenue streams.

While the reported fair value gain of KES 2.1 billion sheds a positive light on Centum Real Estate’s investment property valuation, it’s crucial to acknowledge potential downsides. Fluctuations in property market conditions and economic factors may trigger changes in fair value, introducing volatility that could impact future valuations and potentially result in fair value losses, offsetting previously reported gains. Moreover, recognizing fair value gains within operating income introduces variability to financial performance, potentially challenging predictability and management. This variability might influence investors’ and stakeholders’ perceptions of the company’s stability. Furthermore, a heavy reliance on fair value gains as a driving force for operating income could expose Centum Real Estate to risks if market conditions deteriorate, potentially leading to lower or negative fair value gains, affecting reported financial performance and the company’s capacity to sustain income from its investment properties.


IAS 40 is a guiding framework for transparent and accurate investment property management, while Centum’s example demonstrates the dynamic interplay between fair value gains and financial metrics. While fair value gains offer opportunities for enhanced financial performance and attractiveness, it is important to acknowledge the potential for market-driven fluctuations and the need for prudent risk management. This convergence of theory and practice highlights the pivotal role of IAS 40 and the strategic utilization of fair value gains in optimizing investment property value and overall financial health.