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Issues: (i) Whether the agreement with customers for construction of villas constitutes a supply of service under GST despite outsourcing of construction to a contractor. (ii) Whether the construction service is classifiable under Heading 9954(ia) and taxable at CGST 3.75% and SGST 3.75% under Notification No. 11/2017-Central Tax (Rate) dated 28.06.2017, or under Heading 9954(xii). (iii) Whether, for valuation, the consideration under the construction agreement alone can be treated as the value of supply where there is a separate agreement for sale of land.
Issue (i): Whether the agreement with customers for construction of villas constitutes a supply of service under GST despite outsourcing of construction to a contractor.
Analysis: The contractual arrangement created a direct supply by the applicant to the buyers, with consideration received for construction and a continuing obligation to complete and deliver the villas. Outsourcing of the actual construction activity was only a mode of performance and did not alter the applicant's independent supply to the customers. Under GST, the scope of supply is wide, and each supply in the chain is taxable in the hands of the respective supplier. The cited pre-GST authority was held inapplicable to the GST framework.
Conclusion: The agreement constitutes a taxable supply of service under GST, notwithstanding outsourcing of construction.
Issue (ii): Whether the construction service is classifiable under Heading 9954(ia) and taxable at CGST 3.75% and SGST 3.75% under Notification No. 11/2017-Central Tax (Rate) dated 28.06.2017, or under Heading 9954(xii).
Analysis: The agreements for sale of land and construction were interlinked and served a single economic objective of delivering a completed villa to the buyer. The transaction was therefore treated as a composite supply, with construction as the principal supply. On that basis, and having regard to the specific real-estate entry in Serial No. 3 of the notification, the service fell within Heading 9954(ia) rather than the residual Heading 9954(xii).
Conclusion: The service is classifiable under Heading 9954(ia) and taxable at CGST 3.75% and SGST 3.75%.
Issue (iii): Whether, for valuation, the consideration under the construction agreement alone can be treated as the value of supply where there is a separate agreement for sale of land.
Analysis: The valuation was held to be governed by paragraph 2 of Notification No. 11/2017-Central Tax (Rate), which prescribes a statutory deduction of one-third of the total amount charged towards the value of land where the supply involves transfer of land or undivided share of land. The separate sale agreement did not justify adoption of the actual land value in place of the notified deeming mechanism, since the agreements together constituted one bundled supply.
Conclusion: The value of supply must be determined under paragraph 2 of Notification No. 11/2017-Central Tax (Rate), with one-third of the total amount charged deemed as land value.
Final Conclusion: The applicant's construction arrangement was held to be a taxable composite supply of construction service under GST, classifiable under the real-estate entry in the notification, and valuation was required to follow the notified one-third land deduction mechanism.
Ratio Decidendi: Where a developer enters into linked agreements for sale of land and construction of a villa, the transaction is to be examined on its substance as a composite supply of construction service, and the valuation must follow the specific statutory deeming formula prescribed in the applicable rate notification.
Composite supply treatment for villa construction and land sale governs GST classification and valuation under the rate notification.
A linked villa construction and land-sale arrangement is treated under GST as a composite supply of construction service, because the buyer receives a completed villa and outsourcing of actual construction does not alter the supplier's direct taxable supply. The service falls under Heading 9954(ia) under the real-estate entry in Notification No. 11/2017-Central Tax (Rate), rather than the residual heading, and attracts CGST 3.75% plus SGST 3.75%. For valuation, the notified mechanism applies: one-third of the total amount charged is deemed to be land value where the supply involves transfer of land or undivided share of land.
Contractual arrangement and Construction Services - Scope of term “supply” - Supply of construction service despite outsourcing - Composite supply of land and villa construction - Classification of residential villa construction by promoter - Notification No. 11/2017-Central Tax (Rate) dated 28.06.2017, or under Heading 9954(xii) - determination of the value of supply, if such service classifiable under Heading 9954 (i)(a). Whether the agreement entered into by the applicant with the customers for construction of villa results in a supply of goods or services considering the fact that the entire construction is proposed to be outsourced to a contractor? - HELD THAT:- It is an admitted fact that the Applicant enters into direct contractual arrangements with the buyers for the construction of villas and receives consideration therefor. The Applicant assumes full contractual responsibility for execution, completion, and delivery of the constructed villas to the buyers. The outsourcing of the actual construction activity to a third-party contractor is merely a mode of performance of the Applicant’s contractual obligations and does not alter, substitute, or extinguish the Applicant’s independent supply to the buyers. Each transaction in the supply chain constitutes a distinct and taxable supply in the hands of the respective supplier. Under the GST regime, the scope of “supply” has been consciously widened under Section 7 of the CGST Act, 2017. Further, works contracts relating to immovable property have been expressly classified as a supply of services under paragraph 6(a) of Schedule II to the CGST Act. The existence of a subcontractor or the outsourcing of construction activity does not dilute or negate the Applicant’s independent supply to the customers, as each supply is liable to tax in the hands of the respective supplier. Accordingly, it is held that the agreement entered into by the Applicant with the buyers for construction of villas constitutes a taxable supply of construction service under GST, and the Applicant cannot avoid tax liability on the ground that the construction activity has been entirely outsourced to a contractor. The construction agreement with the buyers constitutes a taxable supply of construction service by the applicant. Composite supply - Specific classification prevailing over general entry - Residential apartment construction by promoter - HELD THAT: - In terms of Section 8 of the CGST Act, 2017, a composite supply is to be treated as a supply of the principal supply. Accordingly, the entire consideration attributable to the construction of the villa is liable to tax in the manner applicable to construction services under the GST law, subject to the valuation mechanism prescribed for real estate transactions. On examining the contractual arrangement, the Authority found that the agreement for sale of land and the construction agreement are co-terminus, inextricably linked, and structured to achieve a single economic objective of supplying a completed residential villa to the buyer. The buyer is not free to engage any other person for construction, and consideration is received before completion. The transaction therefore answers the description of a naturally bundled composite supply, with construction service as the principal supply. Since the activity is construction of residential units intended for sale by a promoter in a real estate project, the specific entry under Heading 9954(ia) applies and prevails over the residuary or general works contract entry under Heading 9954(xii). [Paras 12] The supply is classifiable under Heading 9954(ia) and taxable at the rate prescribed for that entry. Valuation of construction service - Deemed deduction towards land - Total amount charged - HELD THAT: - It is pertinent to note that paragraph 2 of Notification No. 11/2017-Central Tax (Rate), as amended,( as mentioned in paragraph 13.2 supra) specifically provides that the value of supply of construction services involving transfer of land or undivided share in land shall be deemed to be the total amount charged for such supply less the value of land, which shall be deemed as one-third of the total amount charged. This deeming provision is a statutory valuation mechanism notified in exercise of powers under Section 15 of the CGST Act, 2017 and is required to be uniformly applied to all supplies falling within its scope. The Authority held that paragraph 2 of the rate notification provides a binding statutory valuation mechanism for construction services involving transfer of land or undivided share of land, under which one-third of the total amount charged is deemed to represent land value. As the land agreement and construction agreement together form one bundled transaction culminating in supply of a constructed unit, the consideration under both agreements forms part of the total amount charged. The existence of a separately ascertainable land price does not alter this position, and the applicant cannot substitute actual land value for the notified deeming deduction. [Paras 12] The taxable value has to be determined only after deducting one-third of the total amount charged towards deemed land value. Final Conclusion: The Authority ruled that the applicant's contractual arrangement with buyers for construction of villas amounts to a taxable supply of construction service notwithstanding complete outsourcing of execution. It further held that the transaction is classifiable under Heading 9954(ia), and valuation must follow the notified one-third deemed deduction towards land on the total amount charged.