Professional Development Programme on Enriching Knowledge of the Business, Accounting and Financial Studies (BAFS) Curriculum Course 1 : Contemporary Perspectives on Accounting Unit 10 : Capital Investment Appraisal Technology Education Section, Curriculum Development Institute Education Bureau, HKSARG August 2008 Learning objectives On completion of this unit, you should be able to: 1. 2. 3. 4. Explain capital investment decisions. Apply the basic capital investment appraisal methods to evaluate capital projects: accounting rate of return (ARR), payback period (PB), net present value (NPV); and internal rate of return (IRR). Compare the usefulness and limitations of different capital investment appraisal methods. Evaluate non-financial factors affecting capital investment decisions. 2 Content 1. 2. 3. 4. 5. 6. 7. 8. Introduction Different types of capital investment decisions and risks Non-financial factors affecting capital investment decisions Financial factors affecting capital investment decisions Traditional capital investment appraisal techniques Capital investment appraisal techniques using discounting cash flow method Recapitulation Further Readings 3 Organisation of Unit 10 Capital Investment Appraisal Types of capital investments: Internal capital investments External capital investments Factors affecting capital investment decisions: Non-financial factors Financial factors Capital investment appraisal techniques Traditional techniques: Accounting rate of return, Payback period Advantages and disadvantages Discounted cash flow techniques: Discounted payback period, Net present value, Internal rate of return Advantages and disadvantages 4 1. Introduction (1) Capital investment refers to large expenditures made to acquire long-term assets. Capital budgeting refers to the process of evaluating and prioritizing capital investment opportunities and deciding which investments in longterm assets are taken. The final list of approved investments is the capital budget. 5 1. Introduction (2) Cost of capital - the rate of return the company is paying to its long-term investors for the use of their money. Three main factors for capital investment decisions: i) the investors’ belief about the future of the business; ii) the investors’ attitude to bear the risk of loss; and iii) the selection of the best alternatives to invest. Link to Takee BBQ Case Activity. Refer to the Takee BQQ Case, describe the three main factors affecting the capital investment decisions of the owner. Answer on next page 6 1. Introduction (3) Answer The three main factors affecting the capital investment decisions of the owner of Takee BBQ are: 1. the owners’ mission to set up twenty chain stores within two years with a vision that the business will be prosperous; 2. the investors’ attitude towards their risk that people prefer cooking their food at home rather than buying take-out food when the economy is not favourable does not affect the owner’s decision to expand; and 3. the owner will select different models of BBQ grilling machines depending on the cost of capital available in the financial market and the sales demand. 7 2. Different types of capital investment decisions and risks (1) A. Internal capital investment involves purchasing plant and machinery, research and development and advertising. Two types of internal capital investment decisions are: a) Replacement of long-term assets i) for maintenance of business ii) for cost reduction b) Addition of long-term assets i) for expansion of existing products ii) for expansion into new products Guess an example for each of the four cases above. Click here for answer 8 2. Different types of capital investment decisions and risks (2) 2A. Worksheet a) Replacement of long-term assets i) for maintenance of business, e.g. __________________ ii) for cost reduction, e.g. ____________________________ b) Addition of long-term assets i) for expansion of existing products, e.g. ______________ ii) for expansion into new products, e.g. ________________ Answer on next page 9 2. Different types of capital investment decisions and risks (3) 2A. Answer a) Replacement of long-term assets i) for maintenance of business, e.g. to replace a damaged / worn out machine in production ii) for cost reduction, e.g. to replace serviceable but obsolete equipment to minimise scraps in production b) Addition of long-term assets i) for expansion of existing products, e.g. to buy new machines to increase volume of production ii) for expansion into new products, e.g. to buy new machines to produce in new products 10 2. Different types of capital investment decisions and risks (4) B. External capital investment involves joint ventures, takeover and merger. C. Divestment includes cutting unprofitable segments, selling old plant and machineries or selling subsidiaries. Give an example for each of the two types above. Click here for answer 11 2. Different types of capital investment decisions and risks (5) 2 B&C. Worksheet for answer B. External capital investment involves joint ventures and takeover and mergers, e.g. ____ ______________________________. C. Divestment includes cutting unprofitable segments, selling old plant and machinery or selling subsidiary companies, e.g. __________ _______________________. Answer on next page 12 2. Different types of capital investment decisions and risks (6) 2 B&C. Answer B. External capital investment involves joint ventures and takeover and merger, e.g. Sony and Ericsson joined together to form Sony Ericsson. C. Divestment includes cutting unprofitable segments, selling old plant and machineries or selling subsidiaries, e.g. The Housing Authority sold around 180 retail properties and car parking properties to form the “Link Real Estate Investment Trust”. 13 2. Different types of capital investment decisions and risks (7) 2D. Risks in capital investment Risks vary with capital investment types: i) Replacement of long-term assets - safest ii) Addition of long-term assets - riskier iii) New venture - riskiest 14 3. Non-financial factors affecting capital investment decisions (1) Non-financial factors - factors not measured against the financial requirements established for acceptable capital investments Examples of non-financial factors are: i) environmental concerns which affect corporate image; ii) better working conditions which affect product quality; iii) healthier employees result in higher employee morale; iv) accommodating working parents to enhance flexible working schedule. Provide an example of investment proposal for each of the cases above. Click here for answer 15 3. Non-financial factors affecting capital investment decisions (2) 3. Worksheet for answer Examples of non-financial investment proposal: i) improving working environment which affects corporate image; ii) ____________________ which affects product quality; iii) ____________________ results in higher employee morale; iv) ____________________ enhances flexible working schedule for employees. Answer on next page 16 3. Non-financial factors affecting capital investment decisions (3) 3. Answer Examples of non-financial investment proposal: i) improving working environment which affects corporate image; ii) improving working condition in factory which affects product quality; iii) setting up an employee club results in higher employee morale; iv) arranging interest classes for kids enhances flexible working schedule for employees. 17 4. Financial factors affecting capital investment decisions Financial factors: i) expected cash flows; and ii) future profitability 18 5. Traditional capital investment appraisal techniques (1) Two traditional capital investment techniques used to compare the attractiveness of competing investment projects: A. Accounting rate of return (ARR) B. Payback period (PB) 19 5. Traditional capital investment appraisal techniques (2) A. Accounting rate of return Accounting rate of return (ARR) Average annual profit Investment capital x 100% Common bases in estimating investment capital: i) Initial capital ii) Average capital iii) Average net book value 20 5. Traditional capital investment appraisal techniques (3) Example (ARR) Initial investment in capital asset is $100 Useful life is 5 years, straight line depreciation Scrap value of capital asset is $20 Yr 1 $ Yr 2 $ Yr 3 $ Yr 4 $ Yr 5 $ Average $ Profit before depreciation 20 40 60 60 20 40 Less: Depreciation 16 16 16 16 16 16 Profit after depreciation 4 24 44 44 4 24 Cost (Initial capital) 100 100 100 100 100 100 Less: Accumulated Depreciation 16 32 48 64 80 48 Net book value (Initial capital less accumulated depreciation) 84 68 52 36 20 52 21 5. Traditional capital investment appraisal techniques (4) Example (ARR) Calculation of ARR under different capital investment bases: Average annual profit Investment capital x 100% Initial capital base: 24 / 100 x 100% = 24% Average capital base: 24 / (100 / 2) x 100% = 48% Average net book value base: 24 / 52 x 100% = 46% 22 5. Traditional capital investment appraisal techniques (5) Activity in Case Study Refer to the Takee BBQ Case, Which capital investment base is adopted by Takee for calculating the ARR? The answer is ____________________. Answer on next page 23 5. Traditional capital investment appraisal techniques (6) Answer (Case Study) Refer to the Takee BBQ Case, Which capital investment base is adopted by Takee for calculating the ARR? The answer is average net book value. 24 5. Traditional capital investment appraisal techniques (7) Advantages and disadvantages of ARR Advantages: 1. Simple to calculate. Disadvantages: 1. Ignore the timing of cash flows generated. 2. Indicate accounting profit only. 3. No universally acceptable method in calculating ARR. 25 5. Traditional capital investment appraisal techniques (8) B. Payback period (PB) Payback period (PB) is the expected number of years required for a project’s planned cash flows to cover up the initial investment. The usual decision is to accept the project with the shortest payback period. 26 5. Traditional capital investment appraisal techniques (9) B. Example (PB) Project A Project B Project C Year Cash flow Cumulative Cash flow Cumulative Cash flow Cumulative Cash flow Cash flow Cash flow $ $ $ $ $ $ 0 -3,600 -3,600 -3,600 -3,600 -3,600 -3,600 1 +1,000 -2,600 +1,000 -2,600 +1,000 -2,600 2 +1,200 -1,400 +1,000 -1,600 +1,000 -1,600 3 +1,400 NIL +1,100 -500 +800 -800 4 +1,000 +500 +1,000 +200 5 +500 +700 6 +300 +1,000 Payback 3 years + (500/1,000) years 3 years + (800/1,000) years = 3.50 years = 3.80 years period: = 3 years 27 5. Traditional capital investment appraisal techniques (10) Exercise (PB) Calculate the payback period for the following cash flows: Year Cash flow 0 1 ($200,000) $60,000 2 3 4 $60,000 $60,000 $60,000 Payback period = ? years Click here for answer 28 5. Traditional capital investment appraisal techniques (11) Answer (PB) Payback period is 3 years + (20,000 / 60,000) years = 3.33 years 29 5. Traditional capital investment appraisal techniques (12) Advantages and disadvantages of PB Advantages: 1. Simple to calculate. 2. Used as a screening device to eliminate obviously inappropriate projects. 3. Indicate a project’s liquidity rather than profit. 4. Tend to in bias of short-term projects – to minimise both financial risk and business risk for unstable companies. 5. Used in capital rationing situation to identify those projects which generate additional cash for investment quickly. 30 5. Traditional capital investment appraisal techniques (13) Advantages and disadvantages of PB Disadvantages: 1. Ignore the time value of money. 2. Ignore cash flows after the payback period. 3. Unable to distinguish between projects with the same PB. 4. May lead to excessive investment in short-term projects. 5. Ignore the possible variability of those cash flows. Next page 31 5. Traditional capital investment appraisal techniques (14) Exercise (PB) You have to choose between two mutually exclusive projects A and B with the same amount of initial investment. Cash flow at Year i (Ci) Project A $ Project B $ C0 (1,500) (1,500) C1 500 500 C2 500 500 C3 500 300 C4 300 800 C5 300 800 Payback period: ______ years ______ years Click here for answer 32 5. Traditional capital investment appraisal techniques (15) Answer (PB) • PB for Project A is 3 years • PB for Project B is 3 years + 2/8 years = 3.25 years Further discussion: Using the PB decision rule, you will choose Project A. • However, Project B is clearly the better alternative because of the greater total cash inflows over the life of the project. Will that affect your decision? Back to exercise 33 6. Capital investment appraisal techniques using discounted cash flow method (1) Investment appraisal is concerned with long-run decisions where revenue and costs arise at intervals over a period. Since monies spent or received at different times cannot be compared directly, future cash flows are discounted to their present value by a particular rate at a common date. Two features of discounted cash flow techniques: i) use of cash flows; and ii) taking into account the time value of money. 34 6. Capital investment appraisal techniques using discounted cash flow method (2) Time value of money The impact of capital investments will generate cash inflows for a long period of time, e.g. buying a machine to produce products to generate cash upon selling these products in the future. For making comparisons involving time element, an appreciation of the concept of time value of money is crucial. Generally speaking, saving or investing a dollar instead of spending it today results in a future amount greater than a dollar, since interest or income will be earned on money not spent today. 35 6. Capital investment appraisal techniques using discounted cash flow method (3) Time value of money perspective can be appreciated via: A. the concept of future value and the compounding technique B. the concept of present value and the discounting technique 36 6. Capital investment appraisal techniques using discounted cash flow method (4) A. Future value and compounding technique: Future value (FV) refers to an amount to which current saving will increase based on a certain interest rate and a certain time period; the process of growth is known as compounding. Compounding is a process of accumulating value over time, from a single money amount (deposit/payment) or a series of equal deposits/payments (annuity). 37 6. Capital investment appraisal techniques using discounted cash flow method (5) Example (future value) What is the future value of $1,000 put in a one-year time deposit at an annual interest rate of 5%? Answer (future value) Future value = $1,000 + ($1,000 x 5%) = $1,050 38 6. Capital investment appraisal techniques using discounted cash flow method (6) B. Present value and discounting technique Present value (PV) refers to the current value of a future amount based on a certain interest rate and a certain period. Discounting is a process of reducing future value to present value. It is used to determine the current value of a desired amount for the future. The technique for calculating PV in capital investment appraisal is generally referred to as the discounted cash flow (DCF) method. 39 6. Capital investment appraisal techniques using discounted cash flow method (7) Example (DCF) Peter will have a 10% return per annum for money deposited with a financial institution. What is the amount required to be deposited now in order to receive $10,000 at the end of one year? Click here for answer 40 6. Capital investment appraisal techniques using discounted cash flow method (8) Answer (DCF) Let z be the money deposited at present: z x (1+10%) = $10,000 z = $10,000 / (1 + 10%) z = $9,090.9 In the above calculation, 1 / (1 + 10%) is a discount factor to convert $10,000 into a present value of $9,090.9. 41 6. Capital investment appraisal techniques using discounted cash flow method (9) Exercise (DCF) (Cont’d) At the 10% discount rate, what would be the discount factor at the end of 2nd year, 3rd year and 4th year? (Refer to present value interest factors table in Appendix 1) Click here for answer 42 6. Capital investment appraisal techniques using discounted cash flow method (10) Appendix 1: Extract of present value interest factors table (PVIF i, n) Present Value of $1 Due at the End of n Periods (PVIF i, n) Interest (i) Period (n) 1% 1 ………….. 9% 10% 0.9901 0.9174 0.9091 2 0.9803 0.8417 0.8264 3 0.9706 0.7722 0.7513 4 0.9601 0.7084 0.6830 5 0.9515 0.6499 0.6209 6 0.9420 0.5963 0.5645 43 6. Capital investment appraisal techniques using discounted cash flow method (11) Answer (DCF) (Cont’d) The present value interest factors PVIF (10%, n) are: Year 1 Year 2 Year 3 Year 4 0.9090 0.8264 0.7513 0.6830 44 6. Capital investment appraisal techniques using discounted cash flow method (12) Three major DCF methods A. Discounted payback period (DPB) B. Net present value (NPV) C. Internal rate of return (IRR) 45 6. Capital investment appraisal techniques using discounted cash flow method (13) A. Discounted payback period (DPB) • Use the project’s cost of capital to discount the expected cash flow. • Apply payback period on the discounted cash flow Year Yr 1 $ Yr 2 $ Yr 3 $ Yr 4 $ Cash flow at the end of year -100 10 60 80 Discounted cash flow -100 9.09 49.59 60.11 Cumulative discounted cash flow -100 -90.91 -41.32 18.79 Discounted payback period 2 years + (41.32 / 60.11) years = 2.7 years 46 6. Capital investment appraisal techniques using discounted cash flow method (14) Advantages and disadvantages of DPB Advantages: 1. Used as a screening device to eliminate obviously inappropriate projects. 2. Indicate a project’s liquidity rather than profit. 3. A more exact calculation on the time value of cash inflows than just the nominal value. 4. Tend to bias in favour of short-term projects – to minimise both financial risk and business risk for unstable companies. 5. Used in a capital rationing situation to identify those projects which generate additional cash for investment quickly. 47 6. Capital investment appraisal techniques using discounted cash flow method (15) Advantages and disadvantages of DPB Disadvantages: 1. Ignore cash flows after the payback period. 2. Unable to distinguish between projects with the same DPB. 3. May lead to excessive investment in short-term projects. 4. Ignore the possible variability of those cash flows. DPB solves one problem of using payback period for capital investment appraisal. What is it? By taking into account the time value of money, DPB gives more accurate results. 48 6. Capital investment appraisal techniques using discounted cash flow method (16) B. Net Present Value (NPV) The project’s cash flows are discounted to its present value at the cost of capital NPV = CF0 + CF1 /(1+ k)1 + CF2 /(1+ k)2 + …… + CFn /(1+ k) n n = Σ CFt /(1 + k) t t=0 CF is the expected net cash flow in the period, k is the project’s cost of capital, 0 means year 0 (present) , 1 means end of period 1, etc 49 6. Capital investment appraisal techniques using discounted cash flow method (17) Stand-alone and mutually exclusive projects (a) Stand-alone project - there is no competing alternative (b) Mutually exclusive project – choose only one of the capital investments and reject others 50 6. Capital investment appraisal techniques using discounted cash flow method (18) B. Net Present Value (NPV) Decision rule: (i) For stand-alone project: If NPV > 0 Æ accept If NPV < 0 Æ reject (ii) For mutually exclusive project: If both NPVA and NPVB > 0 and NPVA > NPVB, choose Project A over Project B 51 6. Capital investment appraisal techniques using discounted cash flow method (19) Example (NPV) Project A is a stand-alone project: Year 0 Year 1 Year 2 Year 3 Year 4 -$9,500 +$3,000 +$4,700 +$4,800 +$3,200 What is the NPV of Project A if the cost of capital (k) is 20%? Is the project acceptable? Click here for answer 52 6. Capital investment appraisal techniques using discounted cash flow method (20) Answer (NPV) NPV = CF0 + CF1 /(1+ k) 1 + CF2 /(1+ k) 2 n = Σ CFt /(1 + k) t t=0 + …… + CFn /(1+ k) n NPV = -$9,500 + $3,000/(1.2) 1 + $4,700/(1.2) 2 + $4,800/(1.2) 3 + $3,200/(1.2) 4 = $582 Conclusion Project A is acceptable as it generates cash more than the present value of capital investment. 53 6. Capital investment appraisal techniques using discounted cash flow method (21) Advantages and disadvantages of NPV Advantages: 1. Take into account the time value of money 2. Consider total cash flows from the project 3. Use cash flows instead of the arbitrary accounting profit Disadvantages: 1. Difficult to determine the appropriate discount rate (cost of capital) 54 6. Capital investment appraisal techniques using discounted cash flow method (22) C. Internal rate of return (IRR) IRR is the return on investment or the interest rate that equates the present value of a project’s expected cash inflows to the present value of its expected cash outflows. IRR may not be calculated directly. It can be found either by drawing a graph, using a financial calculator, looking up the Present Value Interest Factors table (using linear interpolation to work out calculations) or using Microsoft Excel program. 55 6. Capital investment appraisal techniques using discounted cash flow method (23) Example (IRR) Project Z is being evaluated for which the cash flows have been estimated as follows: Year 0 Year 1 -$9,500 +$4,000 Year 2 Year 3 Year 4 +$4,000 +$4,000 +$4,000 The cost of capital is 20% What is the IRR for Project Z? Is the project acceptable? Next page 56 6. Capital investment appraisal techniques using discounted cash flow method (24) Present Value Interest Factors Table Method IRR is the interest rate that equates the present value of the project’s cash inflows ($4,000 per year for year 1 to 4) to its initial investment ($9,500). Relating the IRR concept to the present value table method, we can define IRR through the NPV equation, where IRR is simply the interest rate (k) at which NPV equals zero (i.e. when the present value of all cash inflows equals to present value of all cash outflows). Let NPV =0 CF0 + CF1 /(1+ k) 1 + CF2 /(1+ k) 2 + …… + CFn/(1+ k) n = 0 57 Next page 6. Capital investment appraisal techniques using discounted cash flow method (25) Present Value Interest Factors Table Method In the above example, 0 = CF0 + CF1 /(1+ IRR)1 + CF2 /(1+ IRR)2 + CF3 /(1+ IRR)3 + CF4 /(1+ IRR)4 - CF0 = CF1 /(1+ IRR)1 + CF2 /(1+ IRR)2 + CF3 /(1+ IRR)3 + CF4 /(1+ IRR)4 Since CF1 = CF2 = CF3 = CF4 = $4,000, the annuity equation can be used to solve for IRR: PVA = PMT (PVIFA i, n) where PVA is present value annuity, PMT is periodic payment Initial investment Outlay (= CF0) PVIFA i, n PVIFA i, 4 = = = = Present value of the projects expected net cash inflows Next page Investment outlay/PMT $9,500/$4,000 = 2.375 58 6. Capital investment appraisal techniques using discounted cash flow method (26) Present Value Interest Factors Table Method This is a PVIFA for 4 years, using the table in Appendix 2, we find i to be between 24% (2.4043) and 28% (2.2410). (a) Looking up the PVIFA (i, n) table in Appendix 2, we find that the present value of 24% is $117 i.e. 2.4043 x $4,000 - $9,500. (b) The present value of 28% is -$536 i.e. 2.2410 x $4,000 - $9,500. (c) The difference of NPV between (a) 24% and (b) 28% is $653 i.e. $117 + $536. Conclusion By using linear interpolation method, Project is acceptable as the IRR, 24.72% exceeds the IRR =Z24% (a) + 4% (117(a)/653(c)) = 24.72% cost of capital, 20%. 59 6. Capital investment appraisal techniques using discounted cash flow method (27) Appendix 2: Extract of Present Value Interest Factor Annuity table (PVIFA i, n) Present Value of an annuity of $1 per period for n Periods (PVIF i, n) Interest (i) Period (n) 1% 1 ………….. 24% 28% 0.9901 0.8065 0.7813 2 1.9704 1.4568 1.3916 3 2.9410 1.9813 1.8684 4 3.9020 2.4043 2.2410 5 4.8534 2.7454 2.5320 6 5.7955 3.0205 2.7594 Back to Question 60 6. Capital investment appraisal techniques using discounted cash flow method (28) Decision rule of IRR method IRR is the interest rate that equals the present value of a project’s cash inflows to its outflows (i.e. when NPV = 0). If IRR > cost of capital (k), the rate of return is greater than its cost. Some return is left over to increase shareholders’ returns. (a) For stand-alone project: If IRR > k Æ Accept Otherwise, reject (b) For mutually exclusive project: If both IRRA and IRRB > k, and Æ choose Project A over Project B; IRRA > IRRB If both IRRA and IRRB < k, reject both projects Click here for answer 61 6. Capital investment appraisal techniques using discounted cash flow method (29) Advantages and disadvantages of IRR Advantage: IRR is commonly used because its principle is easily understood. Disadvantage: IRR is a relative measure of the return. It does not reflect the size of the project and the timing of cash flows. 62 7. Recapitulation After you have read the above materials, you should be able to: 1. Understand what is capital investment decision and capital budgeting. 2. Using non-financial and financial factors to evaluate capital investments. 3. Calculate accounting rate of return (ARR), payback period (PB), discounted payback period (DPB), net present value (NPV) and internal rate of return (IRR). 4. Explain the advantages and disadvantages of different capital investment appraisal methods. 63 8. Further Readings (1) 1. Lucey, Terry, Management Accounting, 5th Edition, Chapter 17-18, Investment Appraisal I & II, London: Continuum, 2003. (ISBN 0-8264-6359-2) 2. Drury, Colin, Management and Costing Accounting, 6th Edition, Chapter 13-14, Capital Investment Decisions: 1 & 2, London: Thomson, 2004. (ISBN 1-84480-028-8) 3. Brigham, Eugene and Houston, Joel, Fundamentals of Financial Management, 10th Edition, Chapter 10, The Basics of Capital Budgeting, Ohio: Thomson 2004. (ISBN 0-324-20306-3) 64 8. Further Readings (2) • Li, Andy T M and Ng, Patrick P H, Principles of Accounting, Volume 2, 2nd Edition, Chapter 27, Investment Appraisal, Hong Kong: Pilot Publishing 2007. (ISBN 962-397-772-7) • 王怡心,管理會計,修訂二版,第十一及十二章,資本 預算決策,台北:三民書局〈二○○二年一月〉,第315370頁。 〈ISBN 957-14-3525-2〉 65 End of the Unit End-of-unit Assessment This is the end of Unit 7. Please go to the Unit Assessment before attempting the next unit. 66 If you would like to go through a complete case on capital investment appraisal, please click me and go to the Learning Resources Corner for the Takee BBQ Case. 67