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• Replacement projects
• Expansion projects
• Diversification projects
• Miscellaneous projects
Investment criteria
Investment
criteria
Discounting Non-Discounting
criteria criteria
• Find out the discounted payback for a project which involves an initial
investment of Rs. 10,00,000 and provides an annual cash inflow of Rs.
400,000 for 4 years. The cost of capital is 12%.
Year PAT
1 100,000
2 150,000
3 50,000
4 0
5 -50,000
2. Accounting rate of return
1. It is simple to calculate.
3. It considers returns over the entire life of the project, and therefore, serves as a
measure of profitability, not recovery.
Limitations of ARR
• It does not consider time value of money
• It is internally inconsistent
= Rs. – 5273
Properties of NPV
• NPVs are additive, i.e., the NPV of a package of projects is
simply the sum of NPVs of individual projects in the package.
• NPV does not take into account the life of the project
when mutually exclusive projects with different lives
are being considered. Thus, it is skewed (biased)
towards project with longer life.
4. Benefit cost ratio
It is also known as profitability index
IRR = 15.37%
NPV vs IRR
• Do the NPV and IRR lead to identical decisions?
The simple computation tells us that this equation has two roots, viz., 1.25 and 5.00
It means, the IRR corresponding to these roots will be 25% and 400%, i.e., the
NPV is zero at two discount rates
NPV
Discount rate
25% 400%
Modified internal rate of return (MIRR)
1. Calculate the present value of all the cash outflows (PVC), using the cost of capital.
2. Calculate the terminal value (TV) of all the cash inflows expected from the project
Consider the project as shown below, and find the MIRR if the cost of capital is 15%
Year 0 1 2 3 4 5 6
Cash flows -120 -80 20 60 80 100 120
Evaluation
1. MIRR is superior to IRR in that it assumes the project cash flows are
reinvested at the cost of capital whereas IRR assumes the cash flows are
reinvested at project’s own IRR
3. If two mutually exclusive projects are of the same size, NPV and MIRR
leads to the sane decision, irrespective of variations in their life