NPV and IRR Calculations

Ex.
1
A project will cost Rs 50,000 today. It is expected to generate cash flows of Rs 30,000, Rs 25,000
and Rs 15,000 each year through year 1 to 3. The discount rate is 18 percent. Calculate the
project's NPV and IRR.
IRR of An Investment Project
Year Cash Flow (Rs)
0 C0 -50000
C
1 1 30000
C
2 2 25000
3 C3 15000
IRR IRR(E8:E11) 21%
NPV NPV(.18,E9:E11)+E8 ###

Ex. From the cash flows given in the following table, calculate NPV at different discount rate. Draw an NPV
2 profile of the project.
Hint: Notice that cash flows are constant, and the discount rate changes. Write the NPV formula in F22 and
copy. Go to Insert>chart to draw the NPV profile.

NPV Profile
NPV
Discount 15,000
Cash Flow rate NPV
10,000
-20000 0% 12,800
8000 5% 8,503 5,000
7000 10% 5,068 5
6000 15% 2,279 -
5000 16% 1,777 0% 5% 10% 15% 20% 25%
(5,000)
4400 20% (17)
Discount rate
2400 25% (1,929)
Figure NPV Profile

Ex.
3 From the following cash flows, calculate Project's NPV (i) without using Excel built-in function,
and (ii) using Excel built-in function.
Hint: You will have to determine PVF at 10% and multiply each cash flow by its PVF to obtain discounted
cash flow (DCF). Sum all DCFs to obtain NPV.

Year Cash flow PVF at 10% PV

0 C0 -2500 1.000 -2500
1 C1 900 0.909 818
2 C2 800 0.826 661
3 C3 700 0.751 526
4 C4 600 0.683 410
5 C5 500 0.621 310
NPV 226 SUM(E27:E32) 226
NPV(0.1,C28:C32)+C27
Ex.
4 M and N are two mutually exclusive project. The cash flows are shown below. Calculate
projects' NPV at 9% and IRR. Why these two methods rank projects differently? Show your
calculations.

NPV NPV
2100
Discount
Project M Project N Rate Project M Project N
1600
-3360 -3360 0% 1120 1620
2800 280 5% 818 1039
1400 1680 10% 553 552 1100
280 3020 15% 317 139
IRR 23% 17% 20% 108 -212 600 3
NPV 603 643 25% -81 -515
30% -250 -776
100
0% 5% 10%
NPV and IRR methods rank project's differently because their cash flow patterns are -400
different. Project M returns more cash flows earlier than Project N. At 10% discount rate
two projects obtain the same NPV; this is a break-even rate.

Ex.
5 A project has an initial cash outflow of Rs 1,000 followed by a cash inflow of Rs 4,000 after one year and a
cash outflow of Rs 3,750 after two years. Determine the project's NOV at discount rates of 0%, 50%, 100%,
150% and 200%. Draw the project's NPV profile and interpret the results.

Cash flow Discount rate NPV

-1000 - -750
NPV (Rs)
4000 0.50 0 250
-3750 1.00 63
1.50 0 3
0
2.00 -83

-250
0 -750
50 -
100 63 -500
150 -
200 -83 -750
0 50 100 150 200 250
Discount Rate (%)

Since cash flows of project change signs twice, there are two IRRs. NPV is`zero at 50% and 150%. Notice that
NPV is negative at 0% and 200%. The figure shows that NPV is positive when the discount rate ranges
between 50% and 150%.
 IRR

10% 15% 20% 25% 30%

Discount rate

e NPV Profile
 PV
100

Proje
600 ct M

100

600 3

100
0% 5% 10% 15% 20% 25% 30% 35%
400
Discount Rate

150 200 250

(%)