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Accountants


XIRR VS. IRR: WHAT’S THE DIFFERENCE?


Written by
GoCardless
The GoCardless content team comprises a group of subject-matter experts in
multiple fields from across GoCardless. The authors and reviewers work in the
sales, marketing, legal, and finance departments. All have in-depth knowledge
and experience in various aspects of payment scheme technology and the operating
rules applicable to each. The team holds expertise in the well-established
payment schemes such as UK Direct Debit, the European SEPA scheme, and the US
ACH scheme, as well as in schemes operating in Scandinavia, Australia, and New
Zealand. See full bio

Last editedJun 2021 — 2 min read



Table of contents

 1. What is the IRR formula?
 2. What is the XIRR formula?
 3. XIRR vs. IRR: example
 4. What’s the difference between IRR and XIRR?
 5. We can help

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IRR and XIRR are Excel functions that you can use to determine the rate of
return of any particular investment or project. Both functions use the same cash
flow, but in many cases, they’ll produce different results. Why is this? In our
guide to the difference between IRR and XIRR, we’ll take you through the ins and
outs of the IRR and XIRR formulas, providing you with a comprehensive overview
of XIRR vs. IRR for business accounting.


WHAT IS THE IRR FORMULA?

IRR stands for Internal Rate of Return. Essentially, the IRR formula enables you
to calculate the rate of return on an investment or project, while excluding
external factors. The IRR formula is as follows:

> 0 = NPV = t∑t=1 Ct/ (1+IRR)t − C0

This may be a little more complex than the accounting formulas you’ve used
before, but once you know what’s going on, it’s relatively simple to navigate.
Basically:

 * Ct = Net Cash Inflow During Period t

 * C0 = Initial Investment Cost

 * IRR = Internal Rate of Return

 * t = Number of Time Periods

Essentially, the IRR formula equates the net present value (NPV) of future cash
flows to zero (0). This means that if you calculate the project/investment’s NPV
– using IRR as the discount rate – and subtract the value of the original
investment, the NPV will be equal to zero. Confused? Don’t worry too much! While
you can work out the IRR of a project manually, if you so choose, most people
will simply use Excel, as it’s far more efficient.


WHAT IS THE XIRR FORMULA?

XIRR stands for Extended Internal Rate of Return. In contrast to IRR, the XIRR
formula provides you with an extended rate of return that takes into account
cash flows and discount rates, as well as the corresponding dates, providing you
with a more accurate ROI percentage. In practical terms, if you’re working in
Excel, you’ll simply need to enter two series in the XIRR formula – the series
of cash flows and the corresponding dates of these cash flows.


XIRR VS. IRR: EXAMPLE

Let’s look at a quick example of the IRR formula and the XIRR formula in action
to understand the differences between the two Excel functions.

Imagine that Company A has made an investment in a project:

 

A

B

C

1

Particulars

Date

Cash flow

2

Initial Investment

10-April-2020

-250,000

3

Return – 1st Installment

10-April-2021

100,000

4

Return – 2nd Installment

5-November-2021

150,000

5

Return – 3rd Installment

2-April-2022

125,000

6

Return – 4th Installment

17-December-2022

210,000

Using this data, we can calculate the ROI percentage in Excel.

 * For the IRR formula, simply type “=IRR(C2:C6)”.

 * For the XIRR formula, simply type “=XIRR(C2:C6, B2:B6)”.

This produces the following values:

 * IRR = 40%

 * XIRR = 58%

As you can see, despite the two formulas using the same cash flows, they have
produced different results.


WHAT’S THE DIFFERENCE BETWEEN IRR AND XIRR?

As we’ve explained, the key difference between IRR and XIRR is the way each
formula handles cash flows. IRR doesn’t take into account when the actual cash
flow takes place, so it rolls them up into annual periods. By contrast, the XIRR
formula considers the dates when the cash flow actually happens. Because of
this, XIRR is a more accurate way to evaluate an investment. So, when it comes
to XIRR vs. IRR, you should always use XIRR unless you explicitly want to
calculate the IRR over a yearly period.


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