HKAS 16 · Hong Kong
Property, plant and equipment valuation
Fair value and depreciated replacement cost assessments for real property, plant, machinery and specialised assets — for revaluation, impairment testing and transaction support.
When PP&E valuation is required
- Revaluation model under HKAS 16. An entity electing to carry a class of PP&E at revalued amount must revalue with sufficient regularity that carrying amount does not differ materially from fair value.
- Investment property under HKAS 40. Where the fair value model is adopted, property is remeasured at each reporting date with changes through profit or loss.
- Impairment testing under HKAS 36. Where indicators exist, recoverable amount — the higher of fair value less costs of disposal and value in use — has to be determined.
- Acquisitions. Tangible assets acquired in a business combination are restated to fair value as part of the HKFRS 3 allocation.
- Transactions, financing and insurance. Asset transfers, security for lending, and reinstatement cost assessments.
- Listing Rules disclosure. Property valuations required in connection with certain transactions and listing documents.
Assets covered
The Hong Kong practice covers commercial, industrial and residential property; industrial land and buildings across the Greater Bay Area and wider PRC; plant and machinery including production lines and specialised equipment; vessels, vehicles and mobile plant; infrastructure assets; and right-of-use assets recognised under HKFRS 16. Where a portfolio spans jurisdictions, the Singapore office allows one engagement to cover assets in several locations.
Approach
| Basis | Applied when |
|---|---|
| Market / direct comparison | Comparable transaction evidence exists — most commonly for standard commercial, industrial and residential property |
| Income capitalisation or DCF | The asset generates identifiable income — investment property, leased industrial premises, infrastructure with a concession |
| Depreciated replacement cost | Specialised assets rarely sold separately — purpose-built plant, process equipment, specialised industrial facilities |
| Residual method | Development sites, where value derives from the completed scheme less development cost and profit |
Highest and best use is a required consideration, not an optional one. HKFRS 13 measures fair value by reference to the asset's highest and best use from a market participant's perspective — which may not be how you currently use it. An older industrial building on a site with redevelopment potential can be worth considerably more than its value in current use. Where the two differ, the report says so and explains the basis applied.
Related specialised assets
Beyond conventional PP&E, the team values mining and mineral assets, including work under the VALMIN Code and Chapter 18 of the Listing Rules, and biological assets under HKAS 41 — plantations, livestock and aquaculture — where fair value less costs to sell has to be determined at each reporting date. These sit outside most general practice firms' capability and are handled by the same Hong Kong team.
Common questions
How often does a revalued asset need revaluing?
HKAS 16 requires sufficient regularity that carrying amount does not differ materially from fair value at the reporting date. For assets in volatile markets that can mean annually; for stable assets, every three to five years may be adequate, with an assessment in intervening years to confirm no material change. If you revalue one asset in a class, the whole class must be revalued.
Can you value plant and machinery that is never sold on the open market?
Yes. Specialised assets with no active secondary market are typically valued on a depreciated replacement cost basis — establishing the current cost of a modern equivalent asset, then adjusting for physical deterioration and functional and economic obsolescence. The obsolescence adjustments are where the judgement sits and where the report needs to show its reasoning.
Do you value properties in mainland China for a Hong Kong listed company?
Yes. Cross-border portfolios are common for Hong Kong issuers, and the team regularly handles PRC-located assets. Where a valuation supports a Hong Kong filing, the report is prepared to the standards that filing requires, while reflecting local market evidence and the specific land use rights position.
What is the difference between fair value and value in use?
Fair value less costs of disposal is what a market participant would pay, net of disposal costs — a market-based measure. Value in use is the present value of the cash flows you expect to derive from continuing to use the asset — entity-specific. For impairment testing under HKAS 36, recoverable amount is the higher of the two, so both may need to be assessed.
Related valuation services
- Business Valuation
- Purchase Price Allocation
- Valuation for HKEX Notifiable Transactions
- Long Service Payment (LSP) Valuation
This page summarises how Valtech approaches this engagement type in Hong Kong. It is general information, not valuation, accounting, tax or legal advice for any specific entity. Scope and methodology are agreed in an engagement letter before work begins.
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Tell us what needs valuing.
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