Section 54F residential investment includes pre-transfer land cost and survives non-deposit where construction investment is timely.
Section 54F exemption may include the cost of land acquired before transfer of the original capital asset when a residential house is constructed on that land within the prescribed three-year period. Land is integral to the completed residential house, and a purposive reading does not require post-transfer acquisition of the land. Further, failure to deposit unutilised consideration in the Capital Gains Account Scheme by the section 139(1) due date does not bar exemption where the consideration is actually invested in construction within three years. Actual timely utilisation fulfils the substantive investment requirement.
Issues: (i) Whether the cost of land acquired before transfer of the original capital asset may form part of the cost of construction of a new residential house for exemption under section 54F; (ii) Whether exemption under section 54F is unavailable because unutilised consideration was not deposited in the Capital Gains Account Scheme by the due date under section 139(1), despite its actual investment in construction within three years.
Issue (i): Whether the cost of land acquired before transfer of the original capital asset may form part of the cost of construction of a new residential house for exemption under section 54F.
Analysis: Section 54F(1) requires construction of a residential house within three years of transfer but does not require that the land on which it is constructed must also have been acquired after that transfer. Land is an integral component of a residential house, and excluding its cost would artificially segregate the land from the completed residential unit. A beneficial and purposive construction of the exemption provision supports inclusion of land cost where the house is constructed within the stipulated period.
Conclusion: The cost of land purchased before transfer of the original asset forms part of the cost of the new residential house for section 54F exemption. This issue is decided in favour of the assessee.
Issue (ii): Whether exemption under section 54F is unavailable because unutilised consideration was not deposited in the Capital Gains Account Scheme by the due date under section 139(1), despite its actual investment in construction within three years.
Analysis: The deposit requirement in section 54F(4) preserves unutilised funds for their eventual application to the specified residential investment. Where the entire consideration is actually invested in constructing the house within the three-year statutory period, the substantive purpose of the provision is fulfilled. Non-deposit in the Scheme cannot override actual and timely utilization for construction.
Conclusion: Non-deposit in the Capital Gains Account Scheme does not defeat section 54F exemption where the consideration is actually invested in construction within three years. This issue is decided in favour of the assessee.
Final Conclusion: The assessee remains entitled to the claimed capital-gains exemption for both the pre-transfer land cost and the subsequently incurred construction expenditure.
Ratio Decidendi: Section 54F must be purposively applied: land cost integral to a residential house is includible notwithstanding pre-transfer acquisition, and actual investment in construction within the prescribed period satisfies the substantive exemption requirement despite non-deposit of unutilised funds in the Capital Gains Account Scheme.