CHAPTER 2

IFRS 13
Fair Value Measurement
 1.Objective

• The objectives of IFRS 13 are to:

1) Define fair value;
2) Provide a single set of requirements
for measuring fair value;
3) Specify the disclosure requirements
for fair value measurement.

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 2. Scope

• IFRS 13 FV Measurement applies

when another IFRS requires or
permits either:
1) Fair value measurements and/or
2) Disclosures about FV measurements.

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 3. Main Definitions

1)Fair Value : The price that would be

received to sell an asset or paid to transfer
a liability in an orderly transaction
between market participants at the
measurement date.
 This definition of fair value is sometimes
referred to as an ‘exit price’.

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 3. Main Definitions

2) Market Participants : are buyers and sellers in the

principal (or most advantageous) market for the
asset or liability that have all of the following
characteristics:
a)They are independent of each other, i.e. they are
not related parties as defined in IAS 24 : Related
Party Disclosures, although the price in a related
party transaction may be used as an input to a fair
value measurement if the entity has evidence that
the transaction was entered into at market terms;
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 3. Main Definitions

b) They are knowledgeable, having a reasonable

understanding about the asset or liability and the
transaction using all available information,
including information that might be obtained
through due diligence efforts that are usual and
customary;
c) They are able to enter into a transaction for the
asset or liability;
d) They are willing to enter into a transaction for the
asset or liability (i.e. they are motivated, but not
forced or otherwise compelled, to do so). 6
 3. Main Definitions
3) Orderly transaction : ‘A transaction that assumes exposure to the
market for a period before the measurement date to allow for
marketing activities that are usual and customary for transactions
involving such assets or liabilities; it isn't a forced transaction
(e.g. a forced liquidation or distress sale).’
4) Principal market : ‘The market with the greatest volume and
level of activity for the asset or liability.’
5) ‘Most advantageous market’ : ‘The market that maximizes the
amount that would be received to sell the asset or minimizes the
amount that would be paid to transfer the liability, after taking
into account transaction costs and transport costs’.
6) Unit of account : ‘the level at which an asset or a liability is
aggregated or disaggregated in an IFRS for recognition purposes.’
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  Activity: Principal vs. Most Advantageous Market

Ex : You have access to two active markets to sell an

asset:
– Market (M)1: price = $100; transaction costs = $10
– M2: price = $95; transaction costs = $3.
What is the fair value of the asset? Choose one of:
1) $100 if M1 is the principal market, otherwise $95;
2) $90 if M1 is the principal market, otherwise $92;
3) $95 because the most advantageous market (M2) must be
the principal market;
4) $92 because the most advantageous market (M2) must be
the principal market. 8
 4. MEASUREMENT – KEY FACTORS AND CONSIDERATIONS

1. The asset or liability

• Fair value measurement - is specific to each asset
or liability. Consequently, FV measurement needs
to take into account the specific characteristics of
the asset or liability if market participants would
take those characteristics into account when pricing
the asset or liability at the measurement date.
• For example : The condition, location and
restrictions (if any) on the sale or use of the asset.
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 4. MEASUREMENT – KEY FACTORS AND CONSIDERATIONS

2) Exit price vs. entry price

• When an asset is acquired or a liability is
assumed in an exchange transaction, the
transaction price is the amount:
a) Paid to acquire the asset or
b) Received to assume the liability.
• This amount is the entry price.

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 4. MEASUREMENT – KEY FACTORS AND CONSIDERATIONS

2) Exit price vs. entry price

In contrast, the FV of the asset or liability is the
amount that would be:
a) Received to sell the asset, or
b) Paid to transfer the liability
• This amount is the exit price.

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 4. MEASUREMENT – KEY FACTORS AND CONSIDERATIONS

3) The market concept

• One of the major principles of IFRS 13 is the
market concept (i.e. reference in IFRS 13 to
‘market participants’, ‘market conditions’,
‘market transactions’, ‘market information’,
‘principal market’, ‘most advantageous
market’).
• Also, IFRS 13 notes that: ‘Fair value is a market-
based measurement not an entity-specific
measurement…’.
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 4. MEASUREMENT – KEY FACTORS AND CONSIDERATIONS

4) Market participant
• The above discussion regarding the market in
which an entity may transact is sometimes
theoretical as many items are rarely bought or
sold on a standalone basis. Moreover, many
liabilities include restrictions that prevent their
transfer.
• Even then, fair value measurement is still made
from the perspective of market participant.
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4. MEASUREMENT – KEY FACTORS AND CONSIDERATIONS

5)The Price
• Fair value is the price that would be received to
sell an asset or paid to transfer a liability in an
orderly transaction in the principal (or most
advantageous) market at the measurement
date under current market conditions (i.e. an
exit price) regardless of whether that price is
directly observable or estimated using another
valuation technique .
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 4. MEASUREMENT – KEY FACTORS & CONSIDERATIONS

6)Fair value at initial recognition

• Generally, the transaction price (entry price) will
equal the FV (exit price), although there is a
conceptual difference between the two.
• It is therefore important to understand that
transaction costs will not cause a difference
between entry price and exit price.

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4. MEASUREMENT – KEY FACTORS & CONSIDERATIONS

• IFRS 13 describes situations in which the transaction price

may not represent the FV of an asset or a liability at initial
recognition. These situations and others may include:
1) Transactions between related parties ;
2) Transactions that take place under pressure or under a forced
sale (e.g. the seller is experiencing financial difficulty or the
acquirer is obliged to purchase the asset or assume the
liability because of law or a court decision);
3) The unit of account represented by the transaction price is
different from the unit of account for the asset or liability
measured at FV;
4) The market in which the transaction takes place is different
from the principal market (or most advantageous market). 16
 4. MEASUREMENT – KEY FACTORS & CONSIDERATIONS

7) Non-financial assets
• IFRS 13 requires the FV of a non-financial asset to
be measured based on its highest and best use
(HBU) from a market participant’s perspective. This
requirement doesn’t apply to financial
instruments , liabilities or equity.
• IFRS 13 states that HBU of a non-financial asset
takes into account the use of the asset that is
physically possible, legally permissible and
financially feasible, as follows:
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 4. MEASUREMENT – KEY FACTORS & CONSIDERATIONS

a) A use that is physically possible takes into account the physical

characteristics of the asset that market participants would
take into account when pricing the asset (e.g. the location or
size of a property);
b) A use that is legally permissible takes into account any legal
restrictions on the use of the asset that market participants
would take into account when pricing the asset (e.g. the
zoning regulations applicable to a property);
c) A use that is financially feasible takes into account whether a
use of the asset that is physically possible and legally
permissible generates adequate income or cash flows to
produce an investment return that market participants would
require from an investment in that asset put to that use. 18
 Activity : Non Financial Assets
Ex : Your Factory is built on Plot 900, in a recently developed
industrial development zone on the outskirts of Addis Ababa
where the land that is divided into one hundred two acre plots
that before their further development were essentially
homogenous. Factories, like yours, are the highest and best
use for the land rights.
• On December 31, 2000 two of the plots adjoining your plot
were sold (i.e. sale of the land rights and the buildings, if any,
constructed thereon):
– Plot 901, sold for $30 million: land rights with a similar factory of
the same age, same condition and same floor area as yours.
– Plot 899, sold for $10 million because it is undeveloped (yet to be
built on). 19
 Activity : Non Financial Assets
On 31 December 2000, what is the fair value of your land
rights (i.e., excluding the factory building)?
• Choose 1 of:
1) $0; 2) $10 million; 3) $20 million; 4) $30 million; 5) $70
million; 6) $80 million; 7) $100; million; or 8) another amount
On 31 December 2000, what is the fair value of your
factory building (i.e., excluding the land rights)?
• Choose 1 of:
1) $0; 2) $10 million; 3) $20 million; 4) $30 million; 5) $70
million; 6) $80 million; 7) $100; million; or 8) another amount

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Activity: Restriction on use : Non Financial Assets

Ex : You own land use rights to Plot A that is zoned ‘green belt’—which
prohibits the construction of buildings on that land.
 Similar neighbouring plots’ with the same land use rights
and subject to the same restrictions sold recently:
 for Br950,000 on 30 October 2015 (Plot B); and
 for Br30,000,000 on 31 December 2015 (Plot C).
 The difference in the selling price of Plots B and C is
attributable primarily to the press leaked confidential
government dossier (file) setting out the government’s
plans for proposing an amendment to the law to allow
for the construction of high-rise buildings on some (but
unspecified which) green belt land. 21
 Activity: Restriction on use : Financial Assets

Entity A pledges 100,000 Awash International Bank shares that it

owns as collateral in a borrowing arrangement.
• Consequently, Entity A cannot sell its Awash International Bank
shares until it settles the borrowing.
• Awash International Bank shares are issued without such a
restriction and trade on Ethiopian Stock Exchange market.
Is the restriction relevant to measuring the fair value of the Awash
International Bank shares held by Entity A? Choose one of:
1) Yes
2) No
3) It depends (specify)

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 4. MEASUREMENT – KEY FACTORS & CONSIDERATIONS

8)Liabilities and own credit risk (including equity

issued by the entity)
• The general principle for measuring the FV of
liabilities (and an entity’s own equity instruments)
in accordance with IFRS 13 is that FV assumes that
a financial or non-financial liability or an entity’s
own equity instrument (e.g. equity interests
issued as consideration in a business combination)
is transferred to a market participant at the
measurement date as outstanding.
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4. MEASUREMENT – KEY FACTORS & CONSIDERATIONS

9) Bid and ask prices

• Bid and ask prices are common within markets for
securities, financial instruments and commodities.
• In these markets, dealers stand ready to buy at
the bid price and sell at the ask price.
• A bid price reflects the highest price a potential
buyer is willing to pay for an asset and an ask
price reflects the lowest price a potential seller
will accept. The difference is the bid-ask spread.
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4. MEASUREMENT – KEY FACTORS & CONSIDERATIONS

• IFRS 13 states that the entity should use the

price within the bid-ask spread that is most
representative of FV.
• The use of bid prices for asset positions and
ask prices for liability positions is permitted
but isn’t required.
• In practice, however, we would expect that
for stand-alone financial assets and financial
liabilities, bid and ask prices would be used
for valuation purposes. 25
 4. MEASUREMENT – KEY FACTORS & CONSIDERATIONS

10) Premium and discount

• When a quoted price in an active market exists for an item (a
Level 1 input), the quoted price is used without adjustment.
• However, for certain financial and non-financial assets and
liabilities, quoted prices in an active market typically will not exist
(such as:
a) for shares in unlisted entities,
b) debt instruments not listed on a public market,
c) investment properties, and
d) items of property, plant and equipment.
For those assets and liabilities, the FV measurement should
incorporate premiums or discounts if market participants would
consider them in determining FV for the purposes of their
acquisition or sale. 26
5. Fair Value Hierarchy : Levels 1, 2 and 3

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 5. Fair Value Hierarchy : Levels 1, 2 and 3

• IFRS 13 : Fair Value Measurement establishes

a FV hierarchy.
• The IFRS 13 FV hierarchy categorizes elements
of the financial statements (that fall within the
scope of IFRS 13) into three levels, based on
the inputs used in the valuation techniques
to determine their FV.
• The FV hierarchy gives the highest priority to
Level 1 (observable) inputs, and the lowest
priority to Level 3 (unobservable) inputs . 28
 5. Fair Value Hierarchy : Levels 1, 2 and 3

1.Level 1 inputs
• Level 1 inputs - are quoted prices in active markets for
identical assets or liabilities that the entity can access
at the measurement date.
• A quoted market price in an active market provides the
most reliable evidence of FV and is used without
adjustment to measure FV whenever available, with
limited exceptions.
• Highest priority is given to quoted prices in active
markets for identical assets or liabilities
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 5. Fair Value Hierarchy : Levels 1, 2 and 3

2. Level 2 inputs
 Level 2 inputs - are inputs other than quoted market prices
included within Level 1 that are observable for the asset or
liability, either directly or indirectly.
 Level 2 inputs include:
a) quoted prices for similar assets or liabilities in active markets;
b) quoted prices for identical or similar assets or liabilities in
markets that are not active;
c) inputs other than quoted prices that are observable for the asset
or liability;
d) inputs that are derived principally from or corroborated by
observable market data by correlation or other means ('market-
corroborated inputs'). 30
 5. Fair Value Hierarchy : Levels 1, 2 and 3

3. Level 3 inputs
• Level 3 inputs are unobservable inputs for the asset or liability.
• Unobservable inputs are used to measure FV to the extent that
relevant observable inputs are not available, thereby allowing
for situations in which there is little, if any, market activity for
the asset or liability at the measurement date.
• An entity develops unobservable inputs using the best
information available in the circumstances, which might
include the entity's own data, taking into account all
information about market participant assumptions that is
reasonably available.
• Estimate using a valuation technique (a model) 31
 6. Valuation Techniques
• Valuation techniques - used to measure fair value
should maximise the use of relevant observable inputs
and minimise the use of unobservable inputs
a)Observable inputs – developed using market data
such as publicly available information about actual
events or transactions
b)Unobservable inputs – market data not available
and developed using best information available
about assumptions that market participants would
use
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 6. Valuation Techniques
• IFRS 13 includes definitions for three valuation techniques
that are commonly utilized in practice:
1. Market Approach : A valuation technique that uses
prices and other relevant information generated by
market transactions involving identical or comparable
(i.e. similar) assets, liabilities, or a group of assets and
liabilities. (e.g. a business)
 The following valuation techniques are described under
the market approach in the document:
a) Transaction price paid for an identical or a similar
instrument in an investee;
b) Comparable company valuation multiples. 33
 6. Valuation Techniques
2. Income approach : A valuation technique that converts
future amounts (e.g. cash flows or income and expenses) to
a single current (i.e. discounted/Present value) amount.
 The following valuation techniques are described in the
document:
a) Discounted cash flow method : Under this method, the
investor would discount expected cash flows to a present
value at a rate of return that represents the time value of
money and the relative risks of the investment.
b) Dividend discount model : This model assumes that the
price of an equity instrument equals the present value of all
its expected future dividends in perpetuity when the
investee consistently pays dividends. 34
 6. Valuation Techniques
B)Constant-growth dividend discount model :
This model determines the FV of the equity
instrument by referring to a forecast of growing
dividend streams. This model is sensitive to the
assumptions about the growth rate.
d) Capitalization model : This model applies a rate
to an amount that represents a measure of
economic income to arrive at an estimate of
present value. The model is useful as a cross-
check when other approaches have been used.
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 6. Valuation Techniques
3. Cost approach / Adjusted net asset method
 A valuation technique that reflects the amount that
would be required currently to replace the service
capacity of an asset (often referred to as current
replacement cost).
 This cost approach definition assumes that FV is the
cost to acquire or construct a substitute asset of
comparable utility, adjusted for obsolescence
(including physical deterioration , functional
(technological) obsolescence and economic
(external) obsolescence) 36
 7. Disclosures

• IFRS 13 FV Measurement - introduces a comprehensive

disclosure framework for FV measurement. This framework is
intended to help users of financial statements assess the
valuation techniques and inputs used to develop those
measurements.
• The disclosures required are affected by the FV hierarchy
discussed above, with increased disclosure requirements
applying to the lower levels of that hierarchy (in particular
Level 3).
• A distinction is also made between recurring FV
measurements (measurements made on a FV basis at each
reporting date) and non-recurring measurements
(measurements triggered by particular circumstances).
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 7. Disclosures
• Disclosure of the effect of the FV measurement on
profit or loss or other comprehensive income for the
period is required for recurring FV measurements that
involve significant unobservable (Level 3) inputs.
• Disclosure requirements also apply to each class of
asset and liability not measured at FV in the statement
of financial position but for which the fair value is
disclosed (e.g. financial instruments measured at
amortized cost, and investment property accounted
for in accordance with the cost model). For these
items, the disclosures requirements are less extensive.
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