AI TextQuick Glance (AI)Headnote
Issues: (i) Whether the compulsorily acquired agricultural land constituted a capital asset and whether enhanced compensation was taxable; (ii) Whether interest awarded on enhanced compensation under section 28 of the Land Acquisition Act was taxable as income from other sources.
Issue (i): Whether the compulsorily acquired agricultural land constituted a capital asset and whether enhanced compensation was taxable.
Analysis: Contemporaneous revenue records established agricultural use until acquisition. An official certificate based on an expert scientific survey placed the land 9.1 kilometres aerially from the municipal limits. In the absence of contrary measurement or technical evidence from the Revenue, the certificate was accepted. Acquisition by an urban development authority and reliance on development potential in compensation proceedings did not alter the land's character under section 2(14)(iii).
Conclusion: The land was rural agricultural land beyond the prescribed municipal distance and was not a capital asset; enhanced compensation was not taxable and the addition was deleted, in favour of the assessee.
Issue (ii): Whether interest awarded on enhanced compensation under section 28 of the Land Acquisition Act was taxable as income from other sources.
Analysis: Interest under section 28 was treated as an accretion to, and integral component of, enhanced compensation rather than an independent receipt. Since the underlying compensation was not chargeable to tax because the acquired land was not a capital asset, the interest could not be separated and assessed under the head income from other sources.
Conclusion: Interest under section 28 formed part of the non-taxable compensation and was not chargeable to tax; the addition was deleted, in favour of the assessee.
Final Conclusion: The enhanced compensation and statutory interest received for compulsory acquisition of rural agricultural land remain outside the charge of tax where the land is not a capital asset.
Ratio Decidendi: An official distance certificate supported by unrebutted expert evidence establishes the rural character of agricultural land; where such land is not a capital asset, both enhanced compensation and interest under section 28 forming part of that compensation are not taxable.
Rural agricultural land status excludes enhanced acquisition compensation and integral section 28 interest from taxable income.
Rural agricultural land situated beyond the prescribed municipal distance is not a capital asset where contemporaneous revenue records establish agricultural use and an official, unrebutted expert distance certificate supports its rural character. Enhanced compensation for compulsory acquisition of such land is therefore not chargeable to tax. Interest awarded under section 28 of the Land Acquisition Act is an accretion to and integral part of enhanced compensation, rather than separate income from other sources. Accordingly, where the underlying compensation is non-taxable because the land is not a capital asset, the section 28 interest also remains outside the charge of tax.
Rural agricultural land excluded from capital asset - Enhanced compensation on compulsory acquisition - Interest under section 28 of the Land Acquisition Act Taxability of enhanced compensation received on compulsory acquisition of agricultural land situated beyond the prescribed municipal limits - HELD THAT: - The official certificate issued by the Tehsildar, founded on a technical survey obtained by that authority, established that the land was rural agricultural land beyond the prescribed aerial distance from the municipal limits. In the absence of cogent rebuttal evidence or an independent measurement by the Revenue, the certificate could not be rejected on assumptions. The identity of the acquiring authority and the land's development potential for compensation purposes did not determine its character under the Income-tax Act. Since the land was not a capital asset, the charging provisions, including section 45(5), were inapplicable. [Paras 11, 12, 13, 14, 15] The enhanced compensation was held not chargeable to tax and the addition was deleted. Interest under section 28 of the Land Acquisition Act - Interest as integral part of enhanced compensation - Taxability of interest awarded under section 28 of the Land Acquisition Act on enhanced compensation for compulsorily acquired rural agricultural land - HELD THAT: - An identical issue recently came up for consideration in Satender Kumar vs. ITO [2026 (2) TMI 1453 - ITAT DELHI]. After an elaborate consideration of the decisions of the Hon'ble Supreme Court in CIT v. Ghanshyam (HUF) [2009 (7) TMI 12 - SUPREME COURT] and the legislative amendments introduced by the Finance (No.2) Act, 2009, the Coordinate Bench after placing reliance upon another decision of Coordinate bench in the case of Pawan Kumar [2024 (1) TMI 1077 - ITAT DELHI] held that interest awarded under section 28 of the Land Acquisition Act is not an independent receipt but is an accretion to the value of the land and forms an integral part of the enhanced compensation itself. Interest awarded under section 28 is an accretion to the value of the land and an integral component of enhanced compensation, rather than an independent receipt taxable as income from other sources. Its taxability follows that of the underlying compensation; consequently, where compensation is not chargeable because the acquired land is not a capital asset, such interest cannot be segregated and taxed separately. [Paras 17, 18, 19, 20] The addition in respect of interest under section 28 was deleted in entirety. Final Conclusion: The appeal was allowed. The additions for enhanced compensation and interest under section 28 of the Land Acquisition Act were deleted.