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Issues: (i) Whether the respondent had profiteered by not passing on the benefit of input tax credit to homebuyers by commensurate reduction in the price of flats; (ii) whether the respondent was liable to pay the profiteered amount together with GST on the additional realisation; (iii) whether interest was payable on the determined amount.
Issue (i): Whether the respondent had profiteered by not passing on the benefit of input tax credit to homebuyers by commensurate reduction in the price of flats
Analysis: The substantive framework under Section 171 of the Central Goods and Services Tax Act, 2017 requires passing on any tax reduction or input tax credit benefit to recipients by way of commensurate price reduction. The Tribunal relied on the DGAP's reinvestigation, the project-wise and area-based computation, and the respondent's own admissions made in prior proceedings that ITC benefit had not been passed on in the pre-GST and post-GST comparison. The Tribunal accepted that the post-GST savings in ITC, measured against total purchase value and apportioned over total sold area, established profiteering on a per square foot basis.
Conclusion: The respondent was held to have profiteered an amount of Rs. 2,07,08,131/-.
Issue (ii): Whether the respondent was liable to pay the profiteered amount together with GST on the additional realisation
Analysis: The Tribunal applied the principle that GST collected on the higher price formed part of the additional realisation retained by the supplier and could not be appropriated contrary to the consumer-protection object of Section 171. On that basis, GST at the applicable rate was added to the profiteered amount to arrive at the total sum payable to the homebuyers.
Conclusion: The respondent was held liable to pay Rs. 2,31,93,107/- in aggregate, including GST on the additional realisation.
Issue (iii): Whether interest was payable on the determined amount
Analysis: Once profiteering and the total amount payable were determined, the Tribunal directed payment of interest at 18% from the date of each homebuyer's last instalment on the amount attributable to that buyer, in accordance with the statutory framework governing restitution of profiteered sums.
Conclusion: Interest at 18% was held payable on the determined amount from the relevant dates of payment.
Final Conclusion: The complaint of non-passing of ITC benefit was upheld, the profiteered amount was quantified on a project-wide, area-linked basis, and the respondent was directed to refund the quantified sum with applicable interest to the affected homebuyers.
Ratio Decidendi: In anti-profiteering matters under Section 171 of the CGST Act, 2017, the benefit of ITC must be passed on on a fair, project-specific and area-based basis, and judicial admissions by the supplier can conclusively establish profiteering when supported by the computation of post-GST savings.
Anti-profiteering under GST: ITC benefit must be passed on through commensurate price reduction, with interest on retained sums.
In an anti-profiteering matter under Section 171 of the CGST Act, the Tribunal applied a project-wise, area-based computation to hold that the benefit of input tax credit had not been passed on to homebuyers by commensurate price reduction. It relied on the DGAP's reinvestigation and the supplier's prior admissions to conclude that post-GST ITC savings were retained as profiteering. The Tribunal further held that GST collected on the higher price formed part of the additional realisation and was payable to the affected homebuyers along with the quantified profiteered amount. Interest at 18% was also directed from the date of each buyer's last instalment.
Anti-profiteering - benefit of input tax credit to homebuyers by commensurate reduction in the price of flats - liability to pay the profiteered amount together with GST on the additional realisation - substantive framework under Section 171 - Interest on profiteered amount. Anti-profiteering - Input tax credit benefit in real estate - Project-wise area based methodology - HELD THAT: - Applying the principle stated in Reckitt Benckiser India Pvt. Ltd. [2024 (1) TMI 1248 - DELHI HIGH COURT], the Tribunal held that in a real estate project the total savings arising from GST had to be determined for the project and then apportioned on total area to arrive at the per square foot benefit. On the record, the pre-GST ratio of credit to purchase value was nil, whereas in the post-GST period the Respondent availed GST credit resulting in a 17.99% ratio, showing actual savings on introduction of GST. The Tribunal also treated the Respondent's verified statements before the erstwhile authority and the High Court as judicial admissions that profiteering had occurred, leaving only the quantum in dispute. The plea that only credit on goods could be considered, or that unavailed pre-GST CENVAT credit on input services should be notionally adjusted because it had not been claimed due to error, was rejected. The Tribunal held that the computation had correctly taken the total additional ITC benefit actually availed in the post-GST regime and that the Respondent's failure to avail pre-GST credit could not dilute its statutory obligation to pass on the benefit to buyers. On that basis, the profiteered amount of Rs. 2,07,08,131/- was upheld. [Paras 20, 21, 22, 23, 24] The DGAP's computation of profiteering at Rs. 2,07,08,131/- was accepted, and the Respondent's objections on methodology and exclusion of service-related credit were rejected. Inclusion of GST in profiteered amount - GST collected on the excess realization formed part of the amount required to be returned to the homebuyers. - HELD THAT: - Relying on the principle noticed from Reckitt Benckiser India Pvt. Ltd. v. Union of India, the Tribunal held that where the supplier realizes a higher amount from buyers by not passing on the intended tax benefit, the GST collected on such additional realization is also liable to be included in the profiteered amount. The reasoning adopted was that the tax concession was intended to benefit consumers, and collection of GST on the inflated price defeats that object. [Paras 24] The profiteered amount was held payable together with GST at 12%, taking the total returnable amount to Rs. 2,31,93,107/-. Interest on profiteered amount - HELD THAT: - Having upheld the anti-profiteering liability and the inclusion of GST collected on the additional realization, the Tribunal held that interest was also payable under the applicable rule from the date of payment of the last instalment by each buyer. The interest direction was made consequential to the finding that the Respondent had retained amounts that ought to have been passed on or returned. [Paras 24] Interest at 18% was directed to be paid to each homebuyer from the date of payment of the last instalment on the amount determined for that buyer. Final Conclusion: The Tribunal upheld the DGAP's reinvestigation and held that the Respondent had profiteered by not passing on the post-GST ITC benefit to the homebuyers. It directed return of the profiteered amount together with GST and 18% interest to the affected buyers in the manner specified.