Key Takeaways
- The lease liability is the present value of future lease payments at commencement date
- Use the rate implicit in the lease if available, otherwise use the incremental borrowing rate (IBR)
- Include fixed payments, index-linked payments, and amounts expected under purchase options or guarantees
- Exclude variable payments that depend on usage or performance
- The discount rate is fixed at commencement unless specific remeasurement events occur
What is a Lease Liability?
The lease liability represents the present value of all lease payments a lessee expects to make over the lease term. It's recognised on the balance sheet at the lease commencement date - the point when the lessor makes the underlying asset available for use.
The lease liability is paired with a corresponding right-of-use asset, which together bring the economic substance of lease arrangements onto the balance sheet.
IFRS 16 Definition
"At the commencement date, a lessee shall measure the lease liability at the present value of the lease payments that are not paid at that date."
- IFRS 16.26
Calculating the Lease Liability
The lease liability calculation requires two key inputs:
- The lease payments to include in the measurement
- The discount rate to apply to those payments
The present value concept reflects the "time value of money" - the principle that money available today is worth more than the same amount in the future due to its potential earning capacity.
Which Payments to Include
IFRS 16.27 specifies which payments to include in the lease liability measurement:
Include These Payments
Exclude These Payments
- Variable payments that depend on usage or performance (e.g., turnover rent, mileage-based payments) - these are expensed as incurred
- Payments made before commencement - these are included in the right-of-use asset instead
- Service components if separated from the lease (or if the practical expedient not to separate is not elected)
Handling Escalations
The treatment depends on the type of escalation:
- Fixed escalations (e.g., 5% annual increase) - include the full escalated amounts in your calculation
- Index-linked escalations (e.g., CPI) - use the current payment amount; remeasure when the index actually changes
The IASB intentionally avoided requiring entities to forecast future index changes. When index-linked payments change, the lease liability is remeasured.
The Discount Rate
IFRS 16 specifies a hierarchy for determining the discount rate:
Rate Implicit in the Lease
Use this rate if it can be readily determined. This is the rate that causes the present value of lease payments plus the unguaranteed residual value to equal the fair value of the underlying asset plus initial direct costs of the lessor.
In practice: This rate is rarely available to lessees because it requires knowing the asset's fair value and the lessor's initial costs.
Incremental Borrowing Rate (IBR)
If the implicit rate cannot be readily determined, use the lessee's incremental borrowing rate - the rate the lessee would have to pay to borrow funds to obtain an asset of similar value in a similar economic environment over a similar term with similar security.
In practice: Most lessees use the IBR. It should reflect the lessee's credit risk, the lease term, and the currency of the lease payments.
Portfolio approach: IFRS 16 permits using a single discount rate for a portfolio of leases with similar characteristics (e.g., all vehicles, or all leases with similar remaining terms). This practical expedient can significantly reduce the complexity of determining rates for large lease portfolios.
For detailed guidance on determining the IBR, see our Discount Rates & IBR guide.
Present Value Calculation Methods
There are several ways to calculate the present value of lease payments. All follow the same principle - discounting future cash flows - but differ in flexibility and precision.
| Method | Excel Formula | Best For | Limitations |
|---|---|---|---|
| PV | =PV(rate, nper, pmt) |
Simple leases with equal, evenly-spaced payments | Cannot handle escalations or irregular payments |
| NPV | =NPV(rate, values) |
Leases with varying payment amounts but regular intervals | Assumes equal periods; requires a payment table |
| XNPV | =XNPV(rate, values, dates) |
Any payment structure including irregular timing | Requires a payment table with specific dates |
Which Method is Most Accurate?
The XNPV method provides the most accurate calculation because it accounts for the exact timing of each payment, including:
- Months with different numbers of days
- Leap years
- Irregular payment dates
For simple leases with monthly payments of equal amounts, the PV formula may be sufficient. However, most real-world leases have escalations, rent-free periods, or other complexities that require NPV or XNPV.
Excel Limitations at Scale
For organisations with large lease portfolios, managing individual payment tables for each lease in Excel becomes unwieldy and error-prone - particularly when handling modifications, remeasurements, and multi-currency leases. This is where dedicated lease accounting software provides significant advantages.
Worked Example
Scenario
A company enters into a 5-year property lease with the following terms:
- Annual rent: £120,000, payable at the end of each year
- 5% annual escalation (fixed)
- No renewal or purchase options
- Incremental borrowing rate: 6%
Step 1: Determine the Lease Payments
| Year | Payment |
|---|---|
| 1 | £120,000 |
| 2 | £126,000 |
| 3 | £132,300 |
| 4 | £138,915 |
| 5 | £145,861 |
| Total | £663,076 |
Step 2: Calculate the Present Value
Discount each payment back to the commencement date using the 6% IBR:
| Year | Payment | Discount Factor | Present Value |
|---|---|---|---|
| 1 | £120,000 | 1 ÷ 1.06¹ = 0.9434 | £113,208 |
| 2 | £126,000 | 1 ÷ 1.06² = 0.8900 | £112,140 |
| 3 | £132,300 | 1 ÷ 1.06³ = 0.8396 | £111,080 |
| 4 | £138,915 | 1 ÷ 1.06⁴ = 0.7921 | £110,033 |
| 5 | £145,861 | 1 ÷ 1.06⁵ = 0.7473 | £108,995 |
| Total | £663,076 | £555,456 |
Step 3: Initial Recognition
The lease liability at commencement is £555,456.
Try it yourself: Use our IFRS 16 Lease Calculator to calculate lease liability values for your own leases.
Subsequent Measurement
After initial recognition, the lease liability is measured using the effective interest method:
- Increase the liability by interest expense each period (opening balance × discount rate)
- Decrease the liability by lease payments made
Amortisation Schedule
Continuing our example:
| Year | Opening Balance | Interest (6%) | Payment | Closing Balance |
|---|---|---|---|---|
| 1 | 555,456 | 33,327 | (120,000) | 468,783 |
| 2 | 468,783 | 28,127 | (126,000) | 370,910 |
| 3 | 370,910 | 22,255 | (132,300) | 260,865 |
| 4 | 260,865 | 15,652 | (138,915) | 137,602 |
| 5 | 137,602 | 8,259 | (145,861) | 0 |
| Total | 107,620 | (663,076) |
Note that total interest expense (£107,620) plus principal repayments (£555,456) equals total payments (£663,076).
Periodic Journal Entries
When to Remeasure the Lease Liability
The lease liability must be remeasured when certain events occur. The type of event determines whether to use an updated discount rate or the original rate.
| Event | Discount Rate |
|---|---|
| Change in lease term assessment | Revised rate |
| Change in purchase option assessment | Revised rate |
| Change in amounts expected under residual value guarantees | Original rate |
| Change in future payments due to index/rate change | Original rate |
| Lease modification (not a separate lease) | Revised rate |
For detailed guidance, see our articles on remeasurements and modifications.
Presentation and Disclosure
Balance Sheet
Lease liabilities must be presented separately from other liabilities, or the line items that include them must be disclosed. They should be split between:
- Current portion - payments due within 12 months
- Non-current portion - payments due after 12 months
Cash Flow Statement
- Principal repayments - financing activities
- Interest payments - either financing or operating activities (consistent with other interest)
Required Disclosures
Key disclosures for lease liabilities include:
- Maturity analysis of lease liabilities showing undiscounted cash flows
- Interest expense on lease liabilities
- Total cash outflow for leases
For a complete checklist, see our Disclosure Requirements guide.
This article is provided for general informational purposes only and does not constitute accounting, legal or professional advice.