Cara Menghitung IRR

>Hello Sohib EditorOnline! In this article, we will discuss how to calculate the Internal Rate of Return (IRR) in an easy and understandable way. IRR is an important concept in finance and investment, and mastering it can help you make better investment decisions. Let’s dive in and learn how to calculate IRR step by step.

What is Internal Rate of Return (IRR)?

Before we learn how to calculate IRR, it’s important to understand what it is. IRR is a financial metric used to measure the profitability of an investment. It represents the discount rate at which the net present value (NPV) of cash flows from an investment equals zero. In other words, IRR is the rate at which an investment’s future cash flows are worth the same as its initial cost.

For example, if you invest Rp. 1,000,000 and receive future cash flows of Rp. 1,100,000 with a certain discount rate, the IRR is the discount rate at which the NPV of these cash flows equals zero. The higher the IRR, the more profitable the investment is.

How to Calculate IRR?

Calculating IRR involves finding the discount rate that sets the NPV of the investment’s cash flows equal to zero. This can be done using a trial and error method, or by using financial software or calculators. Here is a step-by-step guide to calculate IRR manually:

Step 1: List the Cash Flows

The first step is to list all the cash flows from the investment. These cash flows can be positive or negative, depending on whether they represent inflows or outflows. For example:

Year	Cash Flow (Rp.)
0	-1,000,000
1	100,000
2	300,000
3	500,000
4	700,000
5	900,000

In this example, we have an initial investment of Rp. 1,000,000 (negative cash flow) and then receive positive cash flows of Rp. 100,000, Rp. 300,000, Rp. 500,000, Rp. 700,000, and Rp. 900,000 in years 1 to 5.

Step 2: Guess an IRR

The second step is to guess an IRR. This is usually done by starting with a reasonable estimate, such as 10%, and adjusting it up or down until the NPV of the cash flows equals zero. For example, let’s start with an IRR of 15%.

Step 3: Calculate the NPV of Cash Flows

The third step is to calculate the NPV of the cash flows using the guessed IRR. The formula for NPV is:

NPV = CF₀ + (CF₁ / (1 + IRR)¹) + (CF₂ / (1 + IRR)²) + … + (CF_n / (1 + IRR)ⁿ)

Where:

• CF₀ = Initial cash flow (negative)
• CF₁ to CF_n = Cash flows in years 1 to n
• IRR = Guessed internal rate of return

Using our example cash flows and guessed IRR of 15%, the NPV can be calculated as follows:

NPV = -1,000,000 + (100,000 / (1 + 15%)¹) + (300,000 / (1 + 15%)²) + (500,000 / (1 + 15%)³) + (700,000 / (1 + 15%)⁴) + (900,000 / (1 + 15%)⁵)

NPV = Rp. 162,604

Step 4: Adjust the IRR

The fourth step is to adjust the guessed IRR based on the NPV. If the NPV is positive, the IRR needs to be increased. If the NPV is negative, the IRR needs to be decreased. The adjustment can be made by trial and error until the NPV equals zero.

In our example, the NPV is positive, which means the IRR needs to be increased. Let’s try a new IRR of 20% and recalculate the NPV:

NPV = -1,000,000 + (100,000 / (1 + 20%)¹) + (300,000 / (1 + 20%)²) + (500,000 / (1 + 20%)³) + (700,000 / (1 + 20%)⁴) + (900,000 / (1 + 20%)⁵)

NPV = -Rp. 12,143

The NPV is negative, which means the IRR needs to be decreased. Let’s try a new IRR of 17.5% and recalculate the NPV:

NPV = -1,000,000 + (100,000 / (1 + 17.5%)¹) + (300,000 / (1 + 17.5%)²) + (500,000 / (1 + 17.5%)³) + (700,000 / (1 + 17.5%)⁴) + (900,000 / (1 + 17.5%)⁵)

NPV = Rp. 132

The NPV is positive and close to zero, which means the IRR is approximately 17.5%. Therefore, the investment has an IRR of approximately 17.5%.

FAQ

What is the difference between IRR and ROI?

IRR and ROI (Return on Investment) are both measures of investment profitability, but they are calculated differently. ROI is calculated by dividing the net profit of an investment by its initial cost, and expressing the result as a percentage. IRR takes into account the time value of money and calculates the discount rate at which the NPV of cash flows equals zero. IRR is generally considered a more accurate measure of profitability than ROI.

What is a good IRR?

A good IRR depends on many factors, such as the type of investment, the level of risk, and the investor’s objectives. Generally, a higher IRR is better than a lower one, because it indicates a more profitable investment. However, what is considered a good IRR varies depending on the context. For example, a venture capitalist may require an IRR of 20% or higher for a startup investment, whereas a real estate investor may be satisfied with an IRR of 10%.

Can IRR be negative?

Yes, IRR can be negative in some cases. A negative IRR indicates that the investment’s cash outflows exceed its cash inflows, and that the investment is not profitable. This can happen, for example, if the initial cost of the investment is too high compared to the expected cash flows, or if the discount rate is too low.

Can I use IRR to compare investments with different cash flows?

Yes, IRR can be used to compare investments with different cash flows, as long as they have the same initial cost. However, IRR should be used with caution when comparing investments with different durations or different magnitudes of cash flows. In such cases, other measures such as Net Present Value (NPV) or Modified Internal Rate of Return (MIRR) may be more appropriate.

Is IRR the same as Yield?

No, IRR is not the same as Yield. Yield is a measure of income return on an investment, expressed as a percentage of the investment’s current price. Yield is often used to compare fixed-income securities such as bonds. IRR, on the other hand, is a measure of total return on an investment, taking into account both income and capital gains or losses. IRR is often used to compare equity investments such as stocks or real estate.

Conclusion

In conclusion, calculating IRR is an important skill for any investor or financial professional. By understanding the concept of IRR and following the steps outlined in this article, you can calculate the IRR of any investment and make better-informed decisions based on its profitability. Remember to use IRR in combination with other measures such as NPV or MIRR to get a more complete picture of an investment’s performance. Happy investing!

Cara Menghitung IRR