Redeveloped flat ownership rights continue from the original property, supporting long-term capital gains, indexation and residential-house exemption.
Redeveloped permanent alternate accommodation is described as a continuation and substitution of the owner's pre-existing proprietary rights rather than a newly created capital asset. The holding period is therefore reckoned from the crystallisation of enforceable redevelopment rights, or from acquisition of the original flat, rather than the later permanent alternate accommodation agreement. On that basis, sale of the redeveloped flat is treated as generating long-term capital gain. Where the gain is invested in another residential house within the prescribed period, indexed cost of acquisition and the residential-house exemptions under Sections 54 and 54F are described as consequentially available.
Issues: (i) Whether capital gains on sale of a redeveloped flat received as permanent alternate accommodation are short-term or long-term capital gains; (ii) Whether indexed cost of acquisition and exemption for investment in another residential house are available on such sale.
Issue (i): Whether capital gains on sale of a redeveloped flat received as permanent alternate accommodation are short-term or long-term capital gains.
Analysis: A redevelopment arrangement preserves and substitutes the existing owner's proprietary rights in the old premises; it does not extinguish those rights and create a wholly fresh capital asset upon execution of the permanent alternate accommodation agreement. The agreement merely identifies the premises allotted pursuant to enforceable rights that had already crystallised under the redevelopment arrangement. The original area, additional area available under redevelopment, purchased additional area, and area derived through transfer of pre-existing rights could not be artificially separated into new assets. Even if the holding period were reckoned from the development agreement rather than acquisition of the original flat, the asset had been held well beyond the prescribed period.
Conclusion: The gain from sale of the redeveloped flat is assessable as long-term capital gain, in favour of the assessee.
Issue (ii): Whether indexed cost of acquisition and exemption for investment in another residential house are available on such sale.
Analysis: Since the sale resulted in long-term capital gain and the capital gain was invested in another residential house within the prescribed period, the consequential denial of indexation and residential-house exemption could not stand.
Conclusion: The assessee is entitled to indexed cost of acquisition and exemption under Sections 54 and 54F of the Income-tax Act, 1961, in favour of the assessee.
Final Conclusion: The addition based on short-term capital-gain treatment is deleted, with consequential computation of long-term capital gain, indexation, and residential-house exemption in accordance with law.
Ratio Decidendi: In a redevelopment arrangement, permanent alternate accommodation is a continuation of pre-existing ownership rights, and its holding period is reckoned from the crystallisation of those enforceable rights rather than from the later accommodation agreement.