NGHIEN CLfU TRAO DOI ( Sd'05 (118)-2013J G h i n h a n bat dong^san dau t u tbeo
cac cbuan m u c ke toan bien nay Kc toan khong don gian chi
la su ghi cl 'cp cac con so ma hon het do la cac con so biet noi.
Cbinb vi vay, ke toan dugc coi li corig cy ho trg die lgc trong vifc ra quyet dinh kinh te doi vdri nhirng ngudi su dyng bao cio tii chinh (BCTC). Tuy nhien, vifc ra quyet djnh dung hay khong mgt phan dya tren rdiimg thong tin dugc cung cap c6 trung thyc, chinh xic vi khich quan hay khong? Trong khi mi cic nhi dau ta luon co ging de tin vio BCTC vi dn vio cac cong ty kiem toin. Vi cbo den khi cugc khung hoang tii chinh xay ra tai My vao nim 2008, vifc ha thip tieu chuin cho vay da khien cho thj trudng bit dgng sin tang trudng nong trong mgt didi gian dai vi khi
"bong bong bat dgng sin vd tan", keo theo n6 li cic lopi chung khoin boa cic tii sin li bit dgng sin ciing phai ginh chiu hiu qui thua lo vi mit khi ning thanh toin. Tai Vift Nam, trong boi cinh nen kinh te lam phit hifn nay, nba nudc hpn ehe nguon von cho vay doi vdi bat dgng sin, khien thi trudng trim ling giao djch va gan nbu dong bing bat dgng sin. Vi viy, vifc phin inh dung gii tii thyc cua bat dgng sin dugc ghi nhin trf n cic bio cao tii chinh cua cic doanh nghifp trong giai do^n hifn nay li vifc lim hft sure cin diiet nhim tang cudng tinh minh
* Hpc vipn Ngan hdng
bach cua thi trudng vi gop phin giup nhi diu tu co the nhin difn ro hon rui ro doi vdi cic bit dong sin dau tu. Bai viet de cap den vin de vifc gbi nhin bit dfng san diu tir (BDSDT) tbeo cac chuin myc ke toin hifn nay.
Theo chuin myc ke toin so 05 "Bit dfng san diu tu": Bit dgng sin dau tu li bit dgng sin bao gom: quyen su dyng dat, nhi hoic mgt phin cua nhi hope ci nha va dat, co sd hp ting do ngudi chu sd hiru hoic ngudi di thuf tii sin tbeo hgp d6ng thue tii chinh nim giir nhim myc dich thu lgi tir vifc cho thue hoic chd ting gii ma khong phai d6:
(a) Su dpng trong sin xuit, cung cip hang boi, djch vy hoic sir dyng cho cic mpc dich quin, hoic
(b) Bin ti-ong ky boat dgng kinh doanh thong thudng,
Tbeo Thong tir 23/2005nT- BTC, hudng din vg ke loin bit dgng sin diu tu thi cic trudng hgp dugc ghi nhan li bit dgng san dau tu bao g6m: (a) Quyfn su dyng dit (do doanh nghifp bo tifn ra mua lai) nim giir trong tbdi gian dii chd ting gii; (b) Quyen su dyng dit (do doanb nghifp bd tien ra mua lai) nim giir ma chua xic dinh rd myc dicb sir dyng tiong tuong lai
Ths.Le Minh Phu-omg * (c) Nhi do doanh nghifp sd hihi (hope do doanh nghiep thuf tii chinh) va cho thud tbeo mgt hope nbidu hgp dong diud hopt dgng;
(d) Nhi dang dugc giir dd cho thud theo mgt hoic nhieu hgp ddng thud hopt dgng;
(e) Co sd hp ting dang dugc giu dd cho thud theo mdt hoic nhidu hgp ddng thud boat dpng.
Nhu viy thi bat dpng sin .diu tu dugc bieu li nhung bit dgng sin dang trong qui trinh nim giir chd ting gii hoic dang cho thud boat dgng hope dang nim giir nhung ehua xic dirdi rd muc dich lim gi. Vi muc dich nim gid- bat dpng sin li die didm CO ban dd phin bift bit dpng san diu tu vdi bat dpng sin chu sd huru su dpng vl bing hoi bit ddng sin. C) Viet Nam, tbeo quy dinb hifn nay, kd toin tii sin dugc thyc bifn theo nguydn tic gii gdc (cost model), ml bit ddng sin diu tu 11 tii sin thi ciing phii gbi nhpn tbeo gii goc;
gii gdc niy gan nbu khdng tbay ddi trong qui trinh nim giii bat dgng sin (tru khi cd quy dinh khic trong chuin myc kd toin cy thd). VI ti-ong boi cinh thi trudng bat dpng sin cua Vift Nam dang ddng bing nhu hifn nay; vdi gii tri giim khoing 30- 50% so vdi cic nim trudc dd tinh thanh khoin cua dii tiardng 11 rit kem. Ndu bit dpng sin diu Tap chi nghidn cufu Tai chinh toan
Sd05 (118)-2013 ) NGHIEN CCfU TRAO D6|
tu van ghi nhpn theo giS g6c thi phdi chang chung ta dang ghi nh|n nhimg bat dfng sdn ddu hi dupe dau tu nhimg ndm trudc ddy vdi gid cao gdp hon rdt nhieu so vdi gid Uj thpc tai thdi diem hipn nay. Chdp nhpn nguygn tac gia gdc Id chung ta da ldm mdt di sp thpn trpng trong danh gid cac tdi san dupe ghi nhpn tren sd sdch kd todn.
Dieu ndy dan den thdng tin cung cip ve chi Ueu bit dpng sdn diu tu tren bdng can doi ke todn cua doanh nghipp kdm minh bach, rd rdng; lam khuech truong tdng tai san ma doanh nghipp hipn dang nim giir.
Cung theo Thdng tu 23 cd dl cdp vd quy djnb cp thd nhu sau: "Sau ghi nhpn ban diu, trong tbdi gian ndm giir, cho thud BDSDT dupe xdc djnb theo nguyen gid, so khau hao luy kc vd gid trj cdn lpi". Nhu vpy, hdng ndm cdc doanh nghipp se phai tien hdnh trich khiu hao vdi bat dpng sdn dau tu gilng nbu ddi vdi tai san cd djnb vd tinh vdo chi phi Urong ndm cua doanh nghigp. Vdy ddi vdi nhiimg bit dpng sdn dang dupe ndm giir cho mpc dich chd tdng gid, hodc dupe nim giur vdi mpc dich chua xdc djnh thi vigc ghi nhpn chi phi khiu hao hdng kjr tinh vdo chi phi cua doanb nghifp U-ong khi khdng phdt sinh bit cu nguon thu ndo tu vigc nim giir cdc tdi sdn ndy xem ra chua thpc sp hpp ly do vi phpm nguydn tdc phii hpp vd dan den se phdn dnh sai igch kdt qua kinh doanh cua doardi nghipp U-ong hopt ddng diu tu bit dpng san. Vi theo nguyen
tdc phu bpp trong kd todn: "vigc ghi nhdn doanh thu va chi phi phdi phu hpp vdi nhau; khi ghi nhpn mpt khodn doanb thu thi phdi ghi nhdn mpt khodn chi phi tuong ung cd lien quan den vigc tpo ra doanh thu do". Vdy vigc ndm giir bdt dpng san vdi mpc dich chd tdng gid bay kbdng bidt rd mpc dich su dpng trong tuong lai se khdng lam phat sinh mdt khoan thu nhpp chic chin nao, trong khi kl toan van ghi nhan chi phi khiu hao hang ky. Didu ndy chi phu bpp doi vdi cdc bdt dpng sdn dang cho thud boat dpng. Thi nhung niu bidu dung theo Thdng tu ndy thi tat cd cdc bit dpng san diu tu diu phai trich khiu hao. Do vpy, vigc trich khiu hao doi vdi nhimg bit dpng san dang ndm giir chd tdng gid, bit dpng sdn ndm giir dl cho thud vd bit dpng sdn chua xac djnb rd mpc dich tinh vdo gid vdn hdng bdn (TK 632) trong khi tdi san van ndm giir chua tao ra doanh thu chdng nhirng khdng Uidn thu nguyen tic phu hpp trong kl todn md cdn phdn dnh sai igch ban chit cua tbdng tin.
Tai dilm 3 cua Thdng Ur 23 khi hudng dan bpch toan bit dpng sdn diu tu lpi quy dinb cp dil hem nira: "Trong qud Uinh nim giir chd tdng gia, bode cho diud boat dpng, pbdi tiln bdnh Uich khiu bao BDSDT. Khdu hao BDSDT dupe ghi idipn la cbi pbi kinb doanh trong ky.
Doanh nghigp cd thi dpa vao cdc bat dpng sdn chu sd him su dpng cung lopi dl udc tinh thdi gian SU dpng hiru ich vd xdc djnb phuomg phdp khau hao cua
BDSDT". Hiiu theo dung tinh than cua Thdng tu nay thi vigc trich Idiiu hao ddi vdi bit dpng sdn diu m se gidng vdi cdc bit ddng sdn chu sd hum cung loai;
tuc la cdc bit dpng sdn dupe nam giir vdi mpc dich su dpng Uong san xuat, cung cip hang bod, djch vp hope su dpng cbo mpc dich qudn ly (Id cdc TSCD).
Theo dd, chi phi khau hao xdc djnh dpa Udn cdc yeu td: gid tn phdi khiu hao, udc tinh thdi gian su dpng vd udc tinh vl gid Ui thanh ly, thu bdi. Vpy niu tham chiiu chuan mpc kl todn Vigt Nam vl TSCD (VAS 03 vd VAS 04) cd dopn quy djnh rdng:
Gid tri khiu hao TSCD dupe dnh bdng Nguygn gia trir di Gid tri thu hoi udc tinb. Nbu vpy, niu dp dpng VAS vl TSCD hiru hinh cho cdc BDS Id cdc tod vdn phdng cbo diud ching hpn thi cd khi gia tri tbu hdi udc tinh cua nd cdn ldn hom rit nhiiu nguydn gid ban diu (gia dinb Uong trudng hpp thj trudng bdt dpng sdn tang trudng ndng). Thpc tl la chuin mpc ke toan da quy dinh nbu vpy nhimg Chinb sach tdi chinb vl TSCD quy djnh uong Thdng m 203/2009/TT-
BTC "Hu&ng ddn chi dq qudn ly, su dgng vd trich khdu hao TSCD" lai khdng dl cap din van dd nay. Nhu vpy ndu dp dpng nguydn tdc gia gdc cbo bit dpng sdn diu tu thi khdng nhimg kbdng phdn dnh dung kdt qud kinh doanh cua timg bdt dpng sdn diu tu md cdn anb hudng din kit qud kinb doanb cua moi ky kl todn ndi chung. Tbeo y kiln mpt sd chuyen gia cho rdng Tfp chl nghi§n cufu Tai chinh Ic^ toan <^
NGHIEN curu TRAO D6| ( So'OS (118)-2013 J mo hinh gia tri hgp ly - Fair
value model se giai quySt dugc van d6 nay. Vay ghi nhpn bit dpng san diu tu theo gia tri bgp ly \k gi?
Truoe bet, chung ta cung nhin lpi sp tbay doi cbuan muc ke toan quoc tS (IAS) ve kl toan cdc khoan dau tu. IAS 40 - Investment Property chinh thiic dugc tbdng qua thay the cho IAS 25 Accounting for Investments va co hipu lpc tir 01/01/2001, sau d6 dip tpc dugc sira ddi hoan thipn vao thang 12/
2003, vd gan ddy nhdt Id didng 5/2008. Sp khdc bi?t chmh cua IAS 40 vd chudn mpc ke todn Vi?t Nam - VAS 05 vl bat dgng sdn ddu tu Id cbo phep doanb nghifp lya chpn mpt trong hai md hiidi sau dl ghi nhdn gid tri cua bdt dpng sdn ddu tu sau khi ghi nhpn ban dau: Fair value model - gid trj hgp ly vd Cost model gid goc, my nhien khdng cho phep chuyin tir md hinh gid tri hgp ly sang md hinh gid gdc.
Theo fair value model:
doanh nghifp ghi nhpn gia tri BDSDT dieo gid tri bgp 1^ tpi didi dilm lap BCTC. Va khodn chenh Ifch so vdi gid tri bgp ly da ghi nhdn d didi dilm ldp BCTC horde dd dugc bach todn ngay vdo kit qua kinb doardi trong ky.
Theo cost model: sau ghi nhan ban dau, bdt dgng san dau tu dugc tinh toan theo gid goc gidng nhu IAS 16 - Property, Plant and Equipment, kbi dd cbi ddu vl bat dgng sdn diu tu dugc trinh bdy tren Bdng cdn doi ke todn bang gia gdc trir di khau hao luy kl vd Uir di sp gidm gid luy kl vf mpt gid tri cua tdi sdn.
Tuy nhifn, dieo VAS 05 dd chi tif u BDSDT dugc tiinh bdy dieo nguydn gid vd khiu hao liiy ke hdng ndm. Md hinh gid gdc theo VAS khdng hd dd cpp ddn sp gidm gia tri cua cdc bit dgng sdn ddu tu trong qud trinh ndm giir, nhu vpy tbi rd rdng cbi tidu BDSDT chua dugc ddnh gid mgt cdch thpn trgng.
Do vpy neu Ipa chpn ghi nhdn tbeo md hinh gia tii hgp ly
du gid tri ciia hii dgng sdn dau tir tpi didi dilm Ipp Bdng can doi kl todn se dugc ghi nhpn theo gid tri hgp ly vd khodn chdnh Ifch so vdi gii tri da gbi nhpn dugc bpch todn ngay vdo Bdo cdo kit qud kinb doanh tiong ky.
Vd chi phi thpc tl cua doanh nghifp Id chi pbi sua chira ldn cho bit dgng sdn diu tu phdt sinh trong ky ke todn. Khi bat dgng sdn diu tir cd sp diay doi ve mpt gid trj thi sp diay ddi dd dugc ghi nhpn ngay vao kit qud kinh doanh trong ky dd, ngay cd khi khodn chdnh ifch dd Id tang len chiir khdng cbi gbi nhdn sp gidm gid tri cua bit dfng sdn dau tu. Cd rdiu vpy mdi phdn dnh chinh xdc dugc ket qud ciia hopt dgng diu tu tdi sdn trong tiing ky kl todn ndi chung, nhira cung cip tbdng tin mgt cdch trung thpc ve hopt dgng diu tu tdi sdn cho nhimg ngudi dgc BCTC. Cd dil ndi gid tii hgp 1^
Id mgt trong nhimg no lpc ciia nhirng ngudi nghien ciiu ve kl todn nhdm tang cudng tirdi minh bpch ciia thi trudng vd cdi thifn chit lugng cua BCTC.
© K h a c h hang phat trien Hai anh bgn gdp nhau:
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^ triln, ndn Idm dn khd khdn lam!
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