Capital-gains holding periods can run from flat allotment, while transfer costs and reinvestment claims require evidence.
Capital-gains holding periods for a specifically allotted flat may run from the allotment date where enforceable rights in the identified property accrue then, rather than from later possession or conveyance. Builder NOC or transfer charges supported by receipts and required under the sale agreement qualify as transfer expenses under Section 48 and should not be restricted arbitrarily. Residual brokerage claims require verification of the broker's particulars and supporting evidence before disallowance. Section 54 relief depends on verifying the payment date and the full eligible investment in the new asset; the deduction is not necessarily limited to the amount claimed in the return.
Issues: (i) Allowability of residual brokerage expenditure incurred for sale of the flat; (ii) Allowability of the full NOC/transfer charges paid to the builder; (iii) Whether capital gain from sale of the allotted flat was long-term capital gain; (iv) Allowability and quantum of deduction under Section 54 of the Income-tax Act, 1961.
Issue (i): Allowability of residual brokerage expenditure incurred for sale of the flat.
Analysis: The brokerage invoice contained the broker's particulars and details of the charge. In the absence of verification from the broker, the residual claim could not be disallowed merely on presumptions. Verification of the claim and supporting evidence was required.
Conclusion: The residual brokerage disallowance is remanded for verification; the brokerage relief already granted is retained.
Issue (ii): Allowability of the full NOC/transfer charges paid to the builder.
Analysis: The payments were supported by builder's receipts and the sale agreement made the builder's NOC a condition of sale. Once the payment was established as transfer charges necessary for obtaining the NOC, the claim could not be restricted on an ad hoc or arbitrary basis merely because the amount appeared high.
Conclusion: The entire NOC/transfer charges are allowable under Section 48 of the Income-tax Act, 1961, in favour of the assessee.
Issue (iii): Whether capital gain from sale of the allotted flat was long-term capital gain.
Analysis: The allotment documents identified a specific flat in 2006 and conferred rights in that property upon the assessee. Possession under the subsequent agreement related to those pre-existing allotment rights. The holding period therefore commenced from allotment and exceeded thirty-six months before the sale.
Conclusion: The flat was a long-term capital asset and the resulting gain is assessable as long-term capital gain, in favour of the assessee.
Issue (iv): Allowability and quantum of deduction under Section 54 of the Income-tax Act, 1961.
Analysis: The documentary record indicated that the date stated in the builder's receipt was erroneous and that payment for the new asset may have been made within the prescribed period. Deduction is to be computed with reference to the full verified investment in the new asset and is not confined to the amount claimed in the return.
Conclusion: The Section 54 deduction claim is remanded for verification of the payment date and determination of deduction on the full eligible investment.
Final Conclusion: The NOC charges and long-term capital-gain treatment stand accepted, while the residual brokerage claim and the Section 54 deduction require fresh factual verification.
Ratio Decidendi: Where a specific flat is allotted and enforceable rights in it accrue to the allottee, the holding period for capital-gains purposes runs from the date of allotment rather than the date of later conveyance or possession.