Joint development possession without part performance avoids immediate transfer taxation; unsold capital-asset flats are outside deemed rental rules.
Possession granted under a joint development agreement solely for development, without conveyance, title transfer, monetary advance or part performance, does not constitute a taxable transfer. Capital gains arise on receipt of constructed flats under the special regime, with stamp-duty value of the built-up area forming consideration; the flats may qualify as residential-house investment for exemption. On subsequent flat sales, acquisition cost should match the value adopted at the first stage, and the holding period runs from the occupancy certificate. Deemed rental income provisions do not apply to unsold flats held as capital assets rather than stock-in-trade.
Issues: (i) Whether execution of the joint development agreement and delivery of possession constituted a taxable transfer in Assessment Year 2014-15, and the consequential computation and exemption of capital gains on receipt of flats in Assessment Year 2018-19; (ii) Whether capital gains on sale of the flats received under the joint development agreement were correctly computed; (iii) Whether deemed rental income could be assessed in respect of the unsold flats.
Issue (i): Whether execution of the joint development agreement and delivery of possession constituted a taxable transfer in Assessment Year 2014-15, and the consequential computation and exemption of capital gains on receipt of flats in Assessment Year 2018-19.
Analysis: Possession given solely to enable development, without conveyance, transfer of title, monetary advance, or part performance within Section 53A of the Transfer of Property Act, did not amount to a transfer under Section 2(47)(v). The special regime under Section 45(5A) applied when the completion certificate was issued and the constructed flats were received. The developer's construction cost was not consideration accruing to the assessee; the stamp-duty value of the built-up area received was the proper measure. The entire 44 flats constituted residential house investment for purposes of Sections 54 and 54F.
Conclusion: No capital gain was chargeable in Assessment Year 2014-15. Capital gain arising on transfer under the joint development agreement was to be computed in Assessment Year 2018-19 using the stamp-duty value of the flats received, with the correct indexed cost, and was fully exempt under Sections 54 and 54F. This issue was decided in favour of the assessee.
Issue (ii): Whether capital gains on sale of the flats received under the joint development agreement were correctly computed.
Analysis: For the subsequent sale of flats, their cost of acquisition must correspond to the value adopted as consideration at the first stage of the joint development arrangement, namely the stamp-duty value of Rs. 3,530 per square foot. The character of gain on sale of the 38 flats depends upon the period of holding from the date of the occupancy certificate to the dates of sale.
Conclusion: Capital gains on sale of one flat and 38 flats must be recomputed after allowing cost of acquisition at Rs. 3,530 per square foot and determining the applicable holding period. This issue was decided in favour of the assessee.
Issue (iii): Whether deemed rental income could be assessed in respect of the unsold flats.
Analysis: Section 23(5) applies only where the property is held as stock-in-trade. The flats were held as capital assets, as also reflected in their treatment for capital-gains purposes, and no material established that they were stock-in-trade.
Conclusion: Section 23(5) was inapplicable and the deemed rental-income additions for Assessment Years 2018-19 to 2020-21 were directed to be deleted. This issue was decided in favour of the assessee.
Final Conclusion: The joint development arrangement did not trigger capital gains upon execution, while the subsequent tax consequences were required to be determined on the prescribed valuation basis; notional rental taxation of the unsold capital assets was excluded.
Ratio Decidendi: Possession under a joint development agreement given only for development, without conveyance or part performance, is not a taxable transfer; where the owner receives constructed units, the statutory valuation of those units governs the first-stage capital-gains computation, and deemed rental provisions apply only to property held as stock-in-trade.