Joint development deemed transfer arises on development possession, while multiple project flats may qualify for full residential-house exemption.
A joint development agreement acted upon through possession enabling the developer to enter and undertake construction constitutes a deemed transfer under section 2(47)(v), notwithstanding a recital that possession was not delivered. The landowner's consideration is the constructed flats received in kind, not the developer's construction cost; capital gains are computed using the stamp duty value of the built-up area, subject to allowable indexed deductions. Under the applicable pre-amendment position, multiple flats received in the same residential project may collectively constitute a residential house for section 54/54F exemption, allowing exemption for the entire allotment and eliminating the resulting capital-gains addition.
Issues: (i) Whether execution of the joint development agreement and grant of possession to the developer constituted a transfer taxable in the relevant assessment year; (ii) Whether the developer's cost of construction could be adopted as the landowner's consideration for computing capital gains; (iii) Whether the assessee was entitled to exemption under section 54/54F for all 23 flats receivable under the joint development agreement.
Issue (i): Whether execution of the joint development agreement and grant of possession to the developer constituted a transfer taxable in the relevant assessment year.
Analysis: For section 2(47)(v), transfer of legal title is not determinative; it is sufficient that possession is allowed to be taken or retained in part performance within section 53A of the Transfer of Property Act. The developer was permitted under the acted-upon agreement to enter the land, undertake development, and the assessee became entitled to constructed area while receiving a non-refundable advance. The contractual recital that possession was not delivered could not override the substantive rights and possession granted under the agreement. Subsequent receipt or sale of constructed flats was a distinct taxable stage and did not defer the transfer of land/development rights.
Conclusion: Transfer under section 2(47)(v) was completed in the assessment year in which the joint development agreement was executed and possession was handed over, against the assessee.
Issue (ii): Whether the developer's cost of construction could be adopted as the landowner's consideration for computing capital gains.
Analysis: The developer's construction cost represents its expenditure in discharging its obligation and is not consideration received or accruing to the landowner. The consideration received by the assessee was in kind, namely the constructed flats. The stamp duty value of the built-up area received by the assessee was the appropriate measure for determining consideration, with consequential allowance of expenses, indexed cost of acquisition, and indexed cost of improvement where applicable.
Conclusion: The developer's construction cost cannot be adopted as consideration; capital gains must be computed using the stamp duty value of the built-up area and allowable indexed deductions, in favour of the assessee.
Issue (iii): Whether the assessee was entitled to exemption under section 54/54F for all 23 flats receivable under the joint development agreement.
Analysis: Under the applicable pre-amendment legal position, multiple flats received in the same residential project pursuant to a joint development arrangement could constitute a residential house. The assessee's entire allotment of 23 flats was therefore to be treated as investment in a residential house for the purposes of the claimed exemption.
Conclusion: The assessee is entitled to exemption under section 54/54F in respect of the entire 23 flats, and no capital-gains addition is chargeable on the transfer under the joint development agreement, in favour of the assessee.
Final Conclusion: Although the development arrangement gave rise to a taxable transfer in the relevant year, the prescribed valuation method and the full residential-house exemption eliminate the resulting capital-gains addition.
Ratio Decidendi: Where a joint development agreement is acted upon and possession enabling development is granted, it effects a deemed transfer; however, the landowner's consideration cannot be measured by the developer's construction expenditure, and multiple flats received in the same project may qualify collectively as a residential house under the applicable exemption provisions.