Referred Sections:
section 54F of the Act.
Section 45 of the said Act. ”
Section 53A of the Transfer of Property Act, 1882.
Section 139 of the Act,
INCOME TAX APPELLATE TRIBUNAL
DELHI BENCH "D": NEW DELHI
BEFORE SHRI AMIT SHUKLA, JUDICIAL MEMBER
AND
SHRI PRASHANT MAHARISHI, ACCOUNTANT MEMBER
ITA No. 2630/Del/2015
(Assessment Year: 2011-12)
Kapil Kumar Agarwal, Vs. DCIT,
C/o. IPSAA House ANM & Circle-1(1),
Associates, J021A, Mayfiled Gurgaoon
Gardens, Sector-51,
Gurgaon
PAN: AACPA2412L
(Appellant) (Respondent)
Assessee by : Shri Piyush Kaushik, Adv
Revenue by: Smt Sugandha Sharma, Sr. DR
Date of Hearing 07/03/2019
Date of pronouncement 30/04/2019
ORDER
PER PRASHANT MAHARISHI, A. M.
1. This appeal is filed by the assessee, individual against the order of the
Commissioner of Income Tax (Appeals) 1, Gurgaon dated 20/2/2015 for
assessment year 2011-12 raising solitary ground of appeal that on the facts
and circumstances of the case and in the law, the CIT ( A) has grossly erred
in confirming disallowance on account of deduction as claimed by the
assessee under section 54F of INR 7985761/.
2. The brief facts of the case shows that assessee is an individual who filed his
return of income on 29.07.2011 declaring income of INR 1,43,82,590/. In
the return of income the assessee has shown capital gain on sale of shares
and also claimed deduction u/s 54 F of the act. The assessee sold shares of
the company on 13/07/2010 for a consideration of INR 8,000,000/- and
claimed the indexed cost of purchase of these shares at INR 14239/ and
therefore earned long-term capital gain of INR 7985761/. Assessee has
booked a flat/Apartment No. 3C in Belgravia, Tower No. 12 in Central Park-
II, Sector 48, Gurgaon on 18/8/2016. The assessee over a period of time in
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Kapil Kumar Agarwal Vs DCIT
ITA No. 2630/Del/2015
(Assessment Year: 2011-12)
various installments paid Rs. 14245000/- for this flat. Therefore, the
assessee claim the benefit under section 54F of the Act.
3. The learned Assessing Officer examined the claim of the assessee and found
that according to the provisions of Section 54F the assessee has been given
two time limits for "purchase and ,,construction of the ,,new asset. In the
present case the Assessing Officer noted that whether the new asset is
purchased or constructed. On the basis of this assumption he examined
various payment schedule submitted by the assessee before him. The
learned AO came to conclusion that at the time of booking of the above
apartment flat the construction of the flat had not started. It commenced in
the year 2007 and completed in FY 2012-13. Therefore according to him
this flat cannot be considered as a "new asset". The learned assessing officer
was of also of the view that assessee has not purchased the house in the
present case but has made payment installment to the builder for
construction of the property. He therefore stated that it is a case of a
construction of a new house property. As the new asset is constructed in
this case the time limit according to him of the date of sale of original asset
till the expiry of 3 years thereafter applies. He therefore noted that the
assessee has started investing in the new asset with effect from 18/8/2006
that is 3 years and 11 is months before the date of sale. He further noted
that around 90% of the total investment in the new asset has been made
before the date of sale of the original asset. He noted that assessee would
have been eligible for deduction under Section 54F had the entire
investment in the construction of the new asset had been made during
13/7/2010 to 12/7/2013. Therefore according to him in the sky case the
condition is breached and therefore he denied that the eligible deduction
under section 54F of the act to the assessee of Rs. 7985761/. Accordingly
the income of the assessee was assessed at Rs. 22368350/ as per order
u/s 143 (3) of the income tax Act dated 14/02/2014.
4. The assessee preferred an appeal before the learned CIT(A) who dismissed
the appeal. Therefore, assessee has preferred this appeal before us.
5. The learned authorised representative has submitted a detailed written
submission on the issue as under:-
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Kapil Kumar Agarwal Vs DCIT
ITA No. 2630/Del/2015
(Assessment Year: 2011-12)
"The assessee relies on the ensuing written submission which in the interest
of justice be kindly considered in the disposal of the matter.
1) Ground of Appeal.
The assessee in essence challenges the decision of CIT(A) in confirming
the disallowance of deduction / exemption u/s 54F of Rs. 79,85,761.
2) Background Facts.
The following background facts be noted:
i. Assessee has sold shares of a company on 13/07/10 for a total
consideration of Rs. 80,0,000 on which Long Term Capital Gain
(LTCG) of Rs. 79,85,861 has arisen. On the said Long Term
Capital Gain (LTCG) the assessee has claimed the benefit of
exemption / deduction u/s 54F pursuant to an Apartment
Buyers Agreement dated 20/03/07 entered with M/s Sweta
Estates Pvt. Ltd. & other parties (Owners) for purchase of a
residential apartment being flat no. 3C in Belgravia Tower No. 12
in Central Park-ll, sector 48, Gurgaon as per which the assessee
was required to make a payment of Rs. 1,42,45,000 which in fact
was paid by assessee on various dates in a phased manner
outlined in page 3-4 of AO order being an undisputed position.
Copy of said agreement is on record as submitted in Assessees
PB.
ii. As admitted by AO in page 4 of its order, at the time of booking
the construction of flat has not started which commenced in 2007
only. The last payment as per the payment schedule outlined in
pages 3-4 of AO order was paid on 21/08/12.
iii. As per the aforesaid agreement the Owners have entered into a
collaboration agreement with a company to develop the group
housing colony including constructions, marketing and disposal
of various apartments to be constructed therein.
3) View of the AO.
In the course of assessment proceedings the AO required the assessee
to show cause as to why not the transaction of acquiring property as
per the Apartment Buyers Agreement be not regarded as a transaction
of ,,construction of property rather than 'purchase of property as
claimed by the assessee. Being not satisfied with the submissions of
assessee as reproduced in AOs order the AO proceeded on the premise
that the said acquisition of property is to be regarded as ,,construction
of property and that in case of construction of property the entire
investment is to be made within a period of three years from the
transfer of asset subject to capital gains i.e. between 13/07/10 -
12/07/13 which since did not happened therefore the assessee is not
eligible for relief u/s 54F. In other words it is the view of the AO that in
case of construction of property the construction cannot precede the
date of transfer of original asset giving rise to capital gains. The AO
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Kapil Kumar Agarwal Vs DCIT
ITA No. 2630/Del/2015
(Assessment Year: 2011-12)
relied upon two ITAT decisions noted at page 7 of AO order which are
dealt extensively, infra.
4) View of CIT(A).
The CIT(A) confirmed the view of AO. The CIT(A) relied upon two
additional ITAT decisions as noted at page 12 of CIT(A) order which are
dealt extensively in the ensuing paras.
5) Assessee's submissions
5.1 It is respectfully submitted that the AO is fundamentally
misplaced in observing that in case of construction of property the
construction cannot precede the date of transfer of original asset
giving rise to capital gains It is now judicially very well settled
that there can be no denial of deduction I exemption u/s 54F for
commencing construction of new house before the sale of original
asset. This issue is now no longer a res inteqra in view of several
authoritative pronouncements from High Courts particularly the
Delhi High Court.
In the ensuing decisions it has been held, interalia, that there can
be no denial of exemption u/s 54F for commencing construction of
new house before sale of original asset & that there is no
requirement u/s 54F that the same money received from the sale
of original asset should be used in the acquisition of new
residential house:
i) Decision of Delhi High Court in the case of CIT Vs Bharti
Mishra (2014) 41 taxmann.com 50 (Del.): The precise issue
involved in this case as noted by the High Court vide para
5 of its order is as under:
"5. Thus, the only issue, which is raised and has to be
examined, is whether the respondent-assessee can be
denied benefit of Section 54F because construction of the
house had commenced before the sale of the shares i.e.. on
17ih September, 2008." The Delhi High Court in this case
while considering the decisions of Allahabad & Karnataka
High Court directly on the subject observed as follows vide
para 6 &7:
6. Commissioner (Appeals) and the tribunal have relied upon
decisions of Allahabad High Court and Karnataka High Court in CIT v.
H.K. Kapoor [1998] 234 ITR 753 (Alt.) and CIT v. J.R. Subramanya Bhat
[1987] 165 ITR 571/[1986] 28 Taxman 578 (Kar). These two cases deal
with interpretation of Section 54 of the Act. The said Section is pari
materia to Section 54F. The only distinction being that Section 54
applies to investment in a new house where the original asset sold
was/is residential property and provisions of Section 54F were/are
applicable to all other assets, not being a residential house. In J.R.
Suhramanya Bhat (supra). Karnataka High Court noticed language of
Section 54 which stipulated that the assessee should within one year
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Kapil Kumar Agarwal Vs DCIT
ITA No. 2630/Del/2015
(Assessment Year: 2011-12)
from the dale of transfer purchase, or within a period of two years
thereafter, construct a residential house to avail of concession under the
said Section. The contention of the Revenue that construction of the new
building had commenced earlier to the sale of the original asset, it was
observed, cannot bar or prevent the assessee from taking benefit of
Section 54 II was immaterial when the construction commenced, the
sole and important consideration as per the Section was that the
construction should he completed within the specified period. It was
accordingly held as under:--
"So too was the next conclusion reached by the Tribunal. The
date of the sale of the old building was February 9. 1977. The
completion of the construction of the new building was in March.
1977, although the commencement of the construction started in
1976. It is immaterial, as the Tribunal, in our opinion, has rightly
observed, about the date of commencement of the construction of
the new building. Since the assessee has constructed the
building within two years from the date of sale of the old
building, he was entitled to relief under section 54 of the Act."
7. The aforesaid judgment was pronounced on 9th June, 1986 and
was followed by Allahabad High Court in hi.K. Kapoor (supra) and it
has been held as under:--
"the question for consideration is whether exemption on capital
gains could be refused to the assessee simply on the ground that
the construction of the Surya Nagai: Agra house, had begun
before the sale of the Link house. Similar question came up for
consideration before the Karnataka High Court in the case of CIT
v. J. R. Subramanya Chat [1987] 165 ITR 571. In the case before
the Karnataka High Court, the date of the sale of the old building
was February 9. 1977. The completion of the construction of the
new building was in March. 1977, although the commencement
of construction stalled m 1976. On these facts, the Karnataka
High Court held that it was immaterial that the construction of
the new building was stalled before the sale of the old building.
We fully agree with the view taken by the Karnataka High Court
The Appellate Tribunal was right in holding that capital gains
arising from the sale of the Golf Link house to the extent it got
invested in the construction of the Surya Nagar house, will be
exempted under section 54 of the Act."
It is extremely important to submit that thereafter the Delhi High Court
vide para 9 observed that the aforesaid ratio is being followed and
accepted since 1986. The Delhi High Court observed that it will not be
fair and in the interest of justice to interfere I alter the said
interpretation and interpret beneficial provision differently after almost
two decades
Finally it would be very important to outline the following as held by
Delhi High Court vide paras 12 & 13 of its judgment:
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Kapil Kumar Agarwal Vs DCIT
ITA No. 2630/Del/2015
(Assessment Year: 2011-12)
"12. Section 54F(1) if read caiefully states that the assessee being an
individual or Hindu Undivided Family, who had earned capital gains
from transfer of any long-term capital not being a residential house
could claim benefit under the said Section provided, any one of the
following three conditions were satisfied: (i) the assessee had within a
period of one year before the sale, purchased a residential house; (ii)
within two years after the date of transfer of the original capital asset;
purchased a residential house and (Hi) within a period of three years
after the date of sale of the original asset, constructed a residential
house.
13. For the satisfaction of the third condition, it is not stipulated or
indicated in the Section that the construction must begin after (he date
of sale of the original/old asset. There is no condition or reason for
ambiguity and confusion which requires moderation or reading the
words of the said sub-section in a different manner. The apprehension
of I he Revenue that the entire money collected or received on transfer
of the original/capital asset would not be utilised in the construction of
the new capital asset, i.e.. residential house, is ill-founded and
misconceived'
Thus, in a very clear and precise manner it has been held by the Delhi
High Court that that there can be no denial of deduction I exemption
u/s 54F for commencing construction of new house before the sale of
original asset. Also it has been clearly held by the Delhi High Court that
apprehension of the Revenue that the entire money collected or received
on transfer of the original/capital asset would not be utilised in the
construction of the new capital asset, i.e., residential house, is ill-
founded and misconceived",
ii) Decision of Karnataka High Court in the case of CIT Vs
J.R.Subramanya Bhat 165 ITR 571 (Kar );
iii) Decision of Allahabad High Court in the case of CIT Vs
H.K.Kapoor 234 ITR 753 (AM.);
iv) Decision of Madras High Court in the case of C.Aryama
Sundaram Vs CIT (2018) 97 taxmann.com 74 (Madras). In this
recent & very important decision dated 06/08/18 from Madras
High Court it would be very important to outline the facts and
issues involved as noted by the High Court vide para 4 & 5 of its
order as under:
"4. The appellant assessee sold a residential house property at
No. 137, Sundar Nagar New Delhi on 15.1.2010 in favour of one
Sint.Vanadana Manchanda, for a total consideration of Rs.
12,50.00. 000/- and the total long term capital gain that arose to
the appellant assessee was Rs. 10.47,95,925/-. In the
meanwhile, on 14.5.2007. the appellant assessee purchased the
properly with superstructure thereon at No.138, JorBagh, New
Delhi for a total consideration of Rs.15.96.46,446/-. After
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Kapil Kumar Agarwal Vs DCIT
ITA No. 2630/Del/2015
(Assessment Year: 2011-12)
demolishing the existing superstructure, the appellant assessee
constructed a residential house at a cost of Rs. 18,73.85.491/-.
Thus, the appellant assessee claimed entire long term capital
gain as exempt from tax under Section 54 of the said Act.
5. The Assessing Officer held that only that part of the
construction expenditure incurred after the sale of the original
asset would be eligible for exemption under Section 54 of the said
Act and based on records held that cost of construction incurred
after the sale of the original asset was Rs. 1,14,81,067/-."
The following final operative portions vide para 22 & 23 of this decision
is very important to note as below
"22. It is axiomatic that Section 54(1) of the said Act does not
contemplate that the same money received from the sale of a
residential house should be used in the acquisition of new
residential house. Had it been the intention of the Legislature that
the very same money that had been received as consideration for
transfer of a residential house should be used for acquisition of
the new asset, Section 54(1} would not have allowed adjustment
and/or exemption in respect of property purchased one year prior
to the transfer, which gave rise to the capital gain or may be in
the alternative have expressly made the exemption in case of
prior purchase, subject to purchase from any advance that might
have been received for the transfer of the residential house which
resulted in the capital gain.
23.. ...........It is not a requisite of Section 54 that construction
could not have commenced prior to the date of transfer of the
asset resulting in capital gain. If the amount of capital gain is
greater than the cost of the new house, the difference between
the amount of capital gain and the cost of the new asset is to be
charged under Section 45 as the income of the previous year. If
the amount of capital gain is equal to or less than the cost of the
new residential house including the land on which the residential
house is constructed, the capital gain is not to be charged under
Section 45 of the said Act. "
Principles laid down in aforesaid decision has been followed in
various ITAT decisions being the following:
v) Decision of Co-ordinate Bench of ITAT in the case of DCIT Vs Dr.
Chalasani Mallikarjuna Rao (2016) 75 taxmann.com 270;
vi) Decision of Co-ordinate Bench of ITAT in the case of ITO, Japiur
Vs Smt. Saroj Devi Agarwal (2017) 87 taxmann.com 23;
vii) Decision of Co-ordinate Bench of ITAT in the case of Mustansir I
Tehsildar Vs ITO, Mumbai (2017) 88 taxmann.com 275;
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Kapil Kumar Agarwal Vs DCIT
ITA No. 2630/Del/2015
(Assessment Year: 2011-12)
viii) Decision of Ahmedabad ITAT in the case of ACIT Vs Subhash
Sevaram Bhavnani 23 taxmann.com 94.
5.2 Reliance is also placed on the following decisions wherein held that
assessee having made substantial payments for acguisition /
construction of new house, that the amounts paid till the due date of
filing Return of income exceeding the amount of capital gain then
exemption cannot be denied u/s 54F on the ground that complete
construction could not be done or possession of new house not granted
to assessee in view of the applicability of rule of liberal construction on
interpretation of provisions of section 54F & in view of ground reality
that construction by builders takes unusually longer time in the
practical scenario:
i) Decision of Karnataka High Court in the case of Principal CIT Vs
C.Gopalaswamy (2016) 384 ITR 307 (Kar.);
ii) Decision of Delhi High Court in the case of CIT Vs Kuldeep Singh
(2014) 49 taxmann.com 167: It would be important to note the
following from the operative portion of Delhi High Court decision
vide paras 10 & 11 as under:-
10........ It was observed that Section 54 of the Act says that assessee
could have constructed the house and not, that the construction should
have necessarily been completed. Noticing that it was not easy to
construct a house within the lime limit of three years and under the
Government schemes, construct ion takes years, When substantial
investment was made in the construction and it should be deemed that
sufficient steps had been taken and it satisfied requirement of Section
54.
11. What has been stated in the judgment of the Madhya Pradesh High
Court in 1997, in practical terms and in reality still holds good. This is a
matter of common knowledge that flats or apartments being constructed
by builders take time. The Government Housing Boards also take time
and seldom adhere to the promised date.
iii) Decision of Karnataka High Court in the case of CIT Vs Sambandam
UdayKumar (2012) 345 ITR 389.
In this regard it would be also important to quote once again the
following from the operative portion of decision of Madras High Court in
the case of C.Aryama Sundaram Vs CIT dated 06/08/18 (supra) as
under:
23.............It is not a requisite of Section 54 that construction could not
have commenced prior to the date of transfer of the asset resulting in
capital gain. If the amount of capital gain is greater than the cost of the
new house, the difference between the amount of capital gain and the
cost of the new asset is to he charged under Section 45 as the income of
the previous year. If the amount of capital gain is equal to or less than
the cost of the new residential house, including the land on which the
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Kapil Kumar Agarwal Vs DCIT
ITA No. 2630/Del/2015
(Assessment Year: 2011-12)
residential house is constructed, the capital gain is not to be charged
under Section 45 of the said Act. "
5.3 WITHOUT PREJUDICE TO OTHER ARGUMENTS IT IS ALSO
SUBMITTED THAT DELHI HIGH COURT VIDE AFORESAID DECISION IN
CASE OF KU LD EEP SINGH CATEGQRIZED THE ACQUISITION OF AN
APARTMENT UNDER A BUILDER BUYERS AGREEMENT WHEREIN
J>IE BUILDER GETS CONSTRUCTION DONE IN A PHASED_MANNER
AND THE PAYMENTS ARE LINKED TO CONSTRUCTION AS A CASE
OF_,,PURCHASE AND NOT ,,CONSTRUCTION. JDENTICAL ARE _ THE
FACTS OF ^PRESENT CASE WHEREIN ASSESSEE IS MAKING
CONSTRUCTION LINKED PAYMENT TO BUILDER AS PER THE
PAYMENT SCHEDULE OUTLINED IN AO ORDER AND THE BUILDER
GETS THE CONSTRUCTION DONE. UNDER THIS SCENARIO THE
ASSESSEE WILL BE DEFINITELY ENTITLED FOR BENEFIT
OF^PAYMENT MADE WITHIN ONE YEAR PRIOR TO THE DATE OF
SALE OF SHARES TILL THE DATE OF FILING ROI FOR AY 2011-12 I.E.
STARTING FROM SERIAL NO. 5 OF THE PAYMENT SCHEDULE
OUTLINED IN PAGES 3-4 of AO ORDER UPTILL SERIAL NO. 11 WHICH
COMES TO RS. 88,78,091 BEING MORE THAN THE CAPITAL GAIN OF
RS. 79,85,761 AND THEREFORE IN ANY CASE THE ASSESSEE WILL
BE ENTITLED FOR_COMPLETE DEDUCTION / EXEMPTION U/S 54JF
AS CLAIMED IN FACT ON THIS BASIS ONLY THE ASSESSEE HAS
MADE CLAIM IN ROI AS NOTED BY AO VIDE PARA 3 OF ITS ORDER. IN
FACT THE AO ALSO DOES NOT DISPUTES THAT IF THIS
TRANSACTION IS CATAEGORIZED AS THAT OF PURCAHSE THEN THE
ASSESSEE WILL. GET THE COMPLETE BENEFIT U/S 54F AS
CLAIMED. THUS THE CLAIM OF ASSESSEEJ3ETS SQUARELY
CONVERED FROM THE DECISION IN CASE OF KULDEEP SING
(SUPRA) WHEREIN THE IDENTICAL TRANSACTION OF ACQUISITION
OF FLAT UNDER BUILDER / BUYER AGREEMENT WILL BE
REGARDED A TRANSACTION OF ,,PURCHASE.
6) Decisions relied upon by AO & CIT(A).
6.1 Decisions relied by AO. The AO has relied upon two ITAT decisions in
the case of ACIT Vs Sunder Kumar Sujan Singh Dham & Kishore H.
Galaiya Vs ITO. Both these ITAT decisions will not make any impact on
assessees claim of exemption / deduction u/s 54F in the present case
of assessee in view of the following reasons:
I) In these ITAT decisions it has been held for the purpose of
extending the benefit to the assessee that purchase of an
apartment from builder who gets it constructed in a phased
manner can also be regarded as a case of construction in order to
extend benefit to the assessee.
ii) Secondly it was not the subject matter of issue in these ITAT
cases as to whether assessee can be denied benefit of Section
54F if construction commences prior to the transfer of original
asset;
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Kapil Kumar Agarwal Vs DCIT
ITA No. 2630/Del/2015
(Assessment Year: 2011-12)
iii) Thirdly these ITAT decisions are prior to the decisions from Delhi
High Court & Madras High as relied supra.
6.2 Decisions relied upon by CIT(A). The CIT(A) has additionally relied
upon two ITAT decisions i.e. decision of Ahmedabad ITAT in the case of
Smt. Ushaben Jayantilal Sodhan & decision of of Hyderabad ITAT in
the case of Smt. Nimgad Sncevi. Both these ITAT decisions will not
make any impact on assessees claim of exemption / deduction u/s
54F in the present case of assessee in view of the following clear
reasons:
i) In the case of Smt. Ushaben Jayantilal Sodhan before
Ahmedabad ITAT exemption was denied u/s 54F on the ground
that the entire construction including possession had
materialized prior to the sale of property subject to capital gains.
This is not at all the fact situation in the present case. In the
present case of assessee the construction as is evident from the
payment scheduled is happening in a phased manner and is
continuing uptill 21/08/12. The AO himself admits on the facts of
present case that construction was not completed until sale of
shares subject to capital gains. In fact the very same Bench of
ITAT i.e. Ahmedabad ITAT vide its another decision in the case of
ACIT Vs Subhash Sevaram Bhavnani 23 taxmann.com 94
categorically distinguished the above view taken in the case of
Smt. Ushaben Jayantilal Sodhan on the ground that benefit of
section 54F cannot be denied where the construction got
completed after the sale of asset subject to capital gains.
ii) Secondly the aforesaid decision is from ITAT rendered prior to the
decision of Kuldeep Singh from Delhi High Court which is being
heavily relied upon;
iii) The other ITAT Hyderabad decision in case of Smt. Nimgad
Sridevi is of 2005 and will explicitly stand superseded by various
subsequent High Courts decisions heavily relied upon.
Thus, in view of the foregoing facts and circumstances and the legal
position it is respectfully submitted that looked from any angle the
assessee will be entitled to the benefit of exemption / deduction u/s
54F of Rs. 79,85,761 as claimed and the lower authorities have
seriously erred in denying the benefit of same."
6. The learned departmental representative vehemently supported the order of
the lower authorities.
7. The brief facts of the case shows that assessee derived a long-term capital
gain on sale of shares of Rs. 7985861/. The assessee has claimed
deduction under Section 54F stating that it has purchased an apartment by
buyers agreement dated 20/3/2007 entered into with M/s Sweta estate
private limited for purchase of residential apartment being flat number 3C
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Kapil Kumar Agarwal Vs DCIT
ITA No. 2630/Del/2015
(Assessment Year: 2011-12)
in Belgravia Tower No. 12 in Central Park II, Sector 48, Gurgaon as per
which the assessee was required to make a payment of Rs. 14245000/-
which was paid by the assessee on various dates as mentioned in the
assessment order at page number 3 and 4. Admittedly, at the time of
booking of the flat the construction did not commence. He was of the view
that claim of the assessee that above transaction is a ,,purchase of a new
asset is incorrect and according to him the transaction of acquiring property
as per the apartment buyers agreement is a transaction of ,,construction of
property and therefore he disallowed the claim. The learned CIT(A) also
supported the view of the learned AO by 2 different decisions of the
coordinate bench. Therefore following 2 questions arise before us:-
i. whether the acquisition of an apartment under a builders buyers
agreement wherein the builder gets construction done in a phased
manner and the payments are linked to construction are a case of
purchase of a new asset or construction of new asset
ii. whether the construction of new asset even if commenced before the
date of sale of the original asset, the assessee is eligible for deduction
of the amount of investment made in the property.
8. The 1st question has been answered by the honourable Delhi High Court in
case of CIT vs Kuldeep Singh in [2014] 49 taxmann.com 167 (Delhi)/[2014]
226 Taxman 133 (Delhi)/[2014] 270 CTR 561 (Delhi) wherein the
honourable High Court has held as under:-
"8. The word 'purchase' can be given both restrictive and wider meaning.
A restrictive meaning would mean transactions by which legal title is
finally transferred, like execution of the sale deed or any other document of
title. 'Purchase' can also refer to payment of consideration or part
consideration along with transfer of possession under Section 53A of the
Transfer of Property Act, 1882. Supreme Court way back in 1979 in CIT v.
T.N. Aravinda Reddy [1979] 120 ITR 46/2 Taxman 541, however, gave it a
wider meaning and it was held that the payment made for execution of
release deed by the brother thereby joint ownership became separate
ownership for price paid would be covered by the word 'purchase'. It was
observed that the word 'purchase' used in Section 54 of the Act should be
interpreted pragmatically in a practical manner and legalism shall not be
allowed to play and create confusion or linguistic distortion. The argument
that 'purchase' primarily meant acquisition for money paid and not
adjustment, was rejected observing that it need not be restricted to
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Kapil Kumar Agarwal Vs DCIT
ITA No. 2630/Del/2015
(Assessment Year: 2011-12)
conveyance of land for a price consisting wholly or partly of money's
worth. The word 'purchase', it was observed was of a plural semantic
shades and would include buying for a price or equivalent of price by
payment of kind or adjustment of old debt or other monetary
considerations. It was observed that if you sell a house and make profit,
pay Caesar (State) but if you buy a house or build another and thereby
satisfy the conditions of Section 54, you were exempt. The purpose was
plain; the symmetry was simple; the language was plain.
9. In view of this it is apparent that acquisition of an apartment under a
builders buyers agreement wherein the builder gets construction done in a
phased manner and the payments are linked to construction is a case of
purchase and not construction of new asset.
10. With respect to the 2nd question whether the construction of the house
property if commenced before the date of the sale of the original asset
whether the assessee is entitled to deduction u/s 54F of the income tax act
or not. The Honble Delhi High Court in case of CIT vs Bharti Mishra
(2014) 41 Taxmann.com 50 (Delhi)/[2014] 222 Taxman 2 (Delhi)/[2014] 265
CTR 374 (Delhi) has examined the issue that whether assessee can be
denied benefit of section 54F because construction of the house had
commenced before the sale of the shares. Identical is the issue before us
that the assessee sold the shares as in assessment year 2011 12 and the
assessee started making investment in the new asset with effect from
18/08/2006. For this reason the learned assessing officer denied the benefit
of section 54F of the act. The Honble Delhi High Court in Bharti Mishra
(supra) has held as under:-
"5. Thus, the only issue, which is raised and has to be examined, is
whether the respondent-assessee can be denied benefit of Section
54F because construction of the house had commenced before the sale
of the shares i.e., on 17th September, 2008.
6. Commissioner (Appeals) and the tribunal have relied upon
decisions of Allahabad High Court and Karnataka High Court in CIT
v. H.K. Kapoor [1998] 234 ITR 753 (All.) and CIT v. J.R. Subramanya
Bhat [1987] 165 ITR 571/[1986] 28 Taxman 578 (Kar). These two
cases deal with interpretation of Section 54 of the Act. The said
Section is pari materia to Section 54F. The only distinction being that
Section 54 applies to investment in a new house where the original
asset sold was/is residential property and provisions of Section 54F
were/are applicable to all other assets, not being a residential house.
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In J.R. Subramanya Bhat (supra), Karnataka High Court noticed
language of Section 54 which stipulated that the assessee should
within one year from the date of transfer purchase, or within a period
of two years thereafter, construct a residential house to avail of
concession under the said Section. The contention of the Revenue that
construction of the new building had commenced earlier to the sale of
the original asset, it was observed, cannot bar or prevent the
assessee from taking benefit of Section 54. It was immaterial when
the construction commenced, the sole and important consideration as
per the Section was that the construction should be completed within
the specified period. It was accordingly held as under:--
"So too was the next conclusion reached by the Tribunal. The date of
the sale of the old building was February 9, 1977. The completion of
the construction of the new building was in March, 1977, although the
commencement of the construction started in 1976. It is immaterial, as
the Tribunal, in our opinion, has rightly observed, about the date of
commencement of the construction of the new building. Since the
assessee has constructed the building within two years from the date
of sale of the old building, he was entitled to relief under section 54 of
the Act."
7. The aforesaid judgment was pronounced on 9th June, 1986 and
was followed by Allahabad High Court in H.K. Kapoor (supra) and it
has been held as under:--
"The question for consideration is whether exemption on capital gains
could be refused to the assessee simply on the ground that the
construction of the Surya Nagar, Agra house, had begun before the
sale of the Link house. Similar question came up for consideration
before the Karnataka High Court in the case of CIT v. J. R.
Subramanya Bhat [1987] 165 ITR 571. In the case before the
Karnataka High Court, the date of the sale of the old building was
February 9, 1977. The completion of the construction of the new
building was in March, 1977, although the commencement of
construction started in 1976. On these facts, the Karnataka High
Court held that it was immaterial that the construction of the new
building was started before the sale of the old building. We fully agree
with the view taken by the Karnataka High Court. The Appellate
Tribunal was right in holding that capital gains arising from the sale
of the Golf Link house to the extent it got invested in the construction
of the Surya Nagar house, will be exempted under section 54 of the
Act."
8. Commissioner (Appeals) in his order while accepting the plea of the
assessee has referred to several judgments of the Tribunal thereafter
in which the aforesaid reasoning and interpretation of Section 54/54F
has been followed. Reference has been made to the judgment of
Madras High Court in CIT v. Sardarmal Kothari , [2008] 302 ITR 286
in which it has been held as under:--
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Kapil Kumar Agarwal Vs DCIT
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(Assessment Year: 2011-12)
"3. There is no dispute about the fact that the assessees have
invested the entire net consideration of sale of capital asset in the
land itself and subsequently the assessees have invested large sums
of money in the construction of the house. The cost of investment in
land and the cost of expenditure towards the construction of the
houses is not in dispute. The one and only ground on which the
Assessing Officer has non-suited the assessees for the claim of
exemption was that the houses have not been completed. There
remains some more construction to be made.
4. The requirement of the provision is that the assessee, within a
period of three years after the date of transfer, has to construct a
residential house in order to become eligible for exemption. In the
cases on hand, it is not in dispute that the assessees have purchased
the lands by investing the capital gain and they have also constructed
residential houses. In order to establish the same, the assessees
submitted before the Commissioner of Income-tax(Appeals) several
material evidence, viz., invitation card printed for the house-warming
ceremony to be held on July 12, 2003. The assessees have also
produced the completion certificates from the municipal authority on
January 30, 2004. On the basis of the above documents, the
Commissioner of Income-tax(Appeals) concluded that the requirement
of the statutory provision has been complied with by the assessees
and that was reconfirmed by the Tribunal in the orders impugned."
9. The aforesaid ratio is being followed and accepted since 1986. It
will not be fair and in the interest of justice to interfere/alter the said
interpretation and interpret beneficial provision differently after
almost two decades.
10. The Supreme Court recently in Civil Appeal No. 11003/2013,
Arasmeta Captive Power Co. (P.) Ltd. v. Lafarge India (P.) Ltd.,
decided on 12th December, 2013 has observed as under:
'2. In Government of Andhra Pradesh and others v. A.P Jaiswal and
others, a three-judge bench has observed thus:
"Consistency is the cornerstone of the administration of justice. It is
consistency which creates confidence in the system and this
consistency can never be achieved without respect to the rule of
finality. It is with a view to achieve consistency in judicial
pronouncements, the Courts have evolved the rule of precedents,
principle of stare decisis, etc. These rules and principle are based on
public policy..."
3. We have commenced our opinion with the aforesaid exposition of
law as arguments have been canvassed by Mr. Ranjit Kumar, learned
senior counsel for the appellants, with innovative intellectual
animation of how a three- Judge Bench in Chloro Controls India (P.)
Ltd. v. Seven Trent Water Purification Inc. [2013] 1 SCC 641 has
inappositely and incorrectly understood the principles stated in the
major part of the decision rendered by a larger bench in SBP &
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Kapil Kumar Agarwal Vs DCIT
ITA No. 2630/Del/2015
(Assessment Year: 2011-12)
Company v. Patel Engineering Ltd [2005] 8 SCC 618 and, in
resistance, Mr. Harish Salve amd Dr. A.M. Singhvi, learned senior
counsel for the respondent, while defending the view expressed later
by the three- Judge Bench, have laid immense emphasis on
consistency and certainty of law that garner public confidence,
especially in the field of arbitration, regard being had to the
globalization of economy and stability of the jurisprudential concepts
and pragmatic process of arbitration that sparkles the soul of
commercial progress. We make it clear that we are not writing the
grammar of arbitration but indubitably we intend, and we shall, in
course of our delineation, endeavour to clear the maze, so that
certainty remains "A Definite" and finality is 'Final'.'
The aforesaid observations are equally, if not more important and
relevant to tax matters.
11. Even otherwise, we find that Section 54F(4) is misread and
misunderstood by the Revenue. Section 54-F reads as under:--
"54F. Capital gain on transfer of certain capital assets not to be
charged in case of investment in residential house-- (1) Subject to the
provisions of sub-section (4), where in the case of an assessee being
an individual or a Hindu undivided family, the capital gain arises
from the transfer of any long-term capital asset, not being a
residential house (hereafter in this section referred to as the assets
not original asset), and the assessee has, within a period of one year
before or two years after the date on which the transfer took place
purchased, or has within a period of three years after that date
constructed, a residential house (hereinafter in this section referred to
as the new asset), the capital gain shall be dealt with in accordance
with the following provisions of this section, that is to say, --
(a) if the cost of the new asset is not less than the
net consideration in respect of the original
asset, the whole of such capital gain shall not
be charged under Section 45;
(b) if the cost of the new asset is less than the net
consideration in respect of the original asset,
so much of the capital gain as bears to the
whole of the capital gain the same proportion
as the cost of the new asset bears to the net
consideration, shall not be charged under
Section 45:
Provided that nothing contained in this sub-section shall apply
where--
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Kapil Kumar Agarwal Vs DCIT
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(a) the assessee,--
(i) owns more than one residential house,
other than the new asset, on the date
of transfer of the original asset; or
(ii) purchases any residential house, other
than the new asset, within a period of
one year after the date of transfer of
the original asset; or
(iii) constructs any residential house, other
than the new asset, within a period of
three years after the date of transfer of
the original asset; and
(b) the income from such residential house, other
than the one residential house owned on the
date of transfer of the original asset, is
chargeable under the head ,,Income from
house property.]
Explanation. - For the purposes of this section,--
(i) [Omitted]
(ii) "net consideration", in relation to the transfer of
a capital asset, means the full value of the
consideration received or accruing as a result
of the transfer of the capital asset as reduced
by any expenditure incurred wholly and
exclusively in connection with such transfer.
(2) Where the assessee purchases, within the period of two years
after the date of the transfer of the original asset, or constructs, within
the period of three years after such date, any residential house, the
income from which is chargeable under the head "Income from house
property", other than the new asset, the amount of capital gain arising
from the transfer of the original asset not charged under Section 45 on
the basis of the cost of such new asset as provided in clause (a), or,
as the case may be, clause (b), of sub-section (1), shall be deemed to
be income chargeable under the head "Capital gains" relating to long-
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Kapil Kumar Agarwal Vs DCIT
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(Assessment Year: 2011-12)
term capital assets of the previous year in which such residential
house is purchased or constructed.
(3) Where the new asset is transferred within a period of three years
from the date of its purchase or, as the case may be, its construction,
the amount of capital gain arising from the transfer of the original
asset not charged under Section 45 on the basis of the cost of such
new asset as provided in clause (a) or, as the case may be, clause (b),
of sub-section (1) shall be deemed to be income chargeable under the
head "Capital gains" relating to long-term capital assets of the
previous year in which such new asset is transferred.
(4) The amount of the net consideration which is not appropriated by
the assessee towards the purchase of the new asset made within one
year before the date on which the transfer of the original asset took
place, or which is not utilised by him for the purchase or construction
of the new asset before the date of furnishing the return of income
under Section 139, shall be deposited by him before furnishing such
return such deposit being made in any case not later than the due
date applicable in the case of the assessee for furnishing the return of
income under sub-section (1) of Section 139 in an account in any such
bank or institution as may be specified in, and utilised in accordance
with, any scheme which the Central Government may, by notification
in the Official Gazette, frame in this behalf and such return shall be
accompanied by proof of such deposit; and, for the purposes of sub-
section (1), the amount, if any, already utilised by the assessee for the
purchase or construction of the new asset together with the amount so
deposited shall be deemed to be the cost of the new asset:
Provided that if the amount deposited under this sub-section is not
utilised wholly or partly for the purchase or construction of the new
asset within the period specified in sub-section (1), then,--
(i) the amount by which --
(a) the amount of capital gain arising from
the transfer of the original asset not
charged under Section 45 on the basis
of the cost of the new asset as provided
in clause (a) or, as the case may be,
clause (b) of sub-section (1),
exceeds,
(b) the amount that would not have been
so charged had the amount actually
utilised by the assessee for the
purchase or construction of the new
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Kapil Kumar Agarwal Vs DCIT
ITA No. 2630/Del/2015
(Assessment Year: 2011-12)
asset within the period specified in sub-
section (1) been the cost of the new
asset,
shall be charged under Section 45 as income of
the previous year in which the period of three
years from the date of the transfer of the
original asset expires; and
(ii) the assessee shall be entitled to withdraw the
unutilised amount in accordance with the
scheme aforesaid."
12. Section 54F(1) if read carefully states that the assessee being an
individual or Hindu Undivided Family, who had earned capital gains
from transfer of any long-term capital not being a residential house
could claim benefit under the said Section provided, any one of the
following three conditions were satisfied; (i) the assessee had within a
period of one year before the sale, purchased a residential house; (ii)
within two years after the date of transfer of the original capital asset,
purchased a residential house and (iii) within a period of three years
after the date of sale of the original asset, constructed a residential
house.
13. For the satisfaction of the third condition, it is not stipulated or
indicated in the Section that the construction must begin after the date
of sale of the original/old asset. There is no condition or reason for
ambiguity and confusion which requires moderation or reading the
words of the said sub-section in a different manner. The apprehension
of the Revenue that the entire money collected or received on transfer
of the original/capital asset would not be utilised in the construction
of the new capital asset, i.e., residential house, is ill-founded and
misconceived. The requirement of sub-section (4) is that if
consideration was not appropriated towards the purchase of the new
asset one year before date of transfer of the original asset or it was
not utilised for purchase or construction of the new asset before the
date of filing of return under Section 139 of the Act, the balance
amount shall be deposited in an authorized bank account under a
scheme notified by the Central Government. Further, only the amount
which was utilised in construction or purchase of the new asset
within the specified time frame stand exempt and not the entire
consideration received.
14. Section 54F is a beneficial provision and is applicable to an
assessee when the old capital asset is replaced by a new capital
asset in form of a residential house. Once an assessee falls within the
ambit of a beneficial provision, then the said provision should be
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(Assessment Year: 2011-12)
liberally interpreted. The Supreme Court in CCE v. Favourite
Industries, [2012] 7 SCC 153 has succinctly observed:--
'21. Furthermore, this Court in Associated Cement Companies Ltd. v.
State of Bihar [(2004) 7 SCC 642], while explaining the nature of the
exemption notification and also the manner in which it should be
interpreted has held: (SCC p. 648, para 12)
"12. Literally 'exemption' is freedom from liability, tax or duty. Fiscally
it may assume varying shapes, specially, in a growing economy. In
fact, an exemption provision is like an exception and on normal
principle of construction or interpretation of statutes it is construed
strictly either because of legislative intention or on economic
justification of inequitable burden of progressive approach of fiscal
provisions intended to augment State revenue. But once exception or
exemption becomes applicable no rule or principle requires it to be
construed strictly. Truly speaking, liberal and strict construction of an
exemption provision is to be invoked at different stages of interpreting
it. When the question is whether a subject falls in the notification or in
the exemption clause then it being in the nature of exception is to be
construed strictly and against the subject but once ambiguity or doubt
about applicability is lifted and the subject falls in the notification then
full play should be given to it and it calls for a wider and liberal
construction. (See Union of India v. Wood Papers Ltd. [(1990) 4 SCC
256 : 1990 SCC (Tax) 422] and Mangalore Chemicals and Fertilisers
Ltd. v. Dy. CCT [1992 Supp (1) SCC 21] to which reference has been
made earlier.)"
22. In G.P. Ceramics (P.) Ltd. v. Dy. Commissioner, Trade Tax (2009) 2
SCC 90], this Court has held: (SCC pp. 101-02, para 29)
29. It is now a well-established principle of law that whereas
eligibility criteria laid down in an exemption notification are required
to be construed strictly, once it is found that the applicant satisfies the
same, the exemption notification should be construed liberally. [See
CTT v. DSM Group of Industries[(2005) 1 SCC 657] (SCC para 26);
TISCO Ltd. v. State of Jharkhand [(2005) 4 SCC 272] (SCC paras 42-
45); State Level Committee v. Morgardshammar India Ltd. [(1996) 1
SCC 108] ; Novopan India Ltd. v. CCE & Customs [1994 Supp (3) SCC
606] ; A.P. Steel Re-Rolling Mill Ltd. v. State of Kerala [(2007) 2 SCC
725] and Reiz Electrocontrols (P.) Ltd. v. CCE. [(2006) 6 SCC 213]'
15. In view of the aforesaid position, we do not find any merit in the
present appeal and the same is dismissed."
11. As the impugned issue is squarely covered in favour of the assessee by the
above decision of the honourable High Court, we hold that assessee has
purchased a house property i.e. a new asset and is entitled to exemption
u/s 54F of the act despite the fact that construction activities of the
purchase of the new house has started before the date of sale of the original
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Kapil Kumar Agarwal Vs DCIT
ITA No. 2630/Del/2015
(Assessment Year: 2011-12)
asset which resulted into capital gain chargeable to tax in the hands of the
assessee. Accordingly we reverse the order of the lower authorities and
direct the assessing officer to grant deduction under section 54F of Rs.
7985761/ to the assessee.
12. Accordingly, appeal of the assessee is allowed.
Order pronounced in the open court on 30/04/2019.
-Sd/- -Sd/-
(AMIT SHUKLA) (PRASHANT MAHARISHI)
JUDICIAL MEMBER ACCOUNTANT MEMBER
Dated: 30/04/2019
Copy forwarded to
1. Applicant
2. Respondent
3. CIT
4. CIT (A)
5. DR:ITAT
ASSISTANT REGISTRAR
ITAT, New Delhi
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