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Issues: (i) Whether the delay in filing the appeal should be condoned on sufficient cause; (ii) Whether the indexed cost of acquisition must include the cost of the building transferred along with the land; (iii) Whether deduction under section 54 is available for investment in two adjoining residential flats purchased as a single residential accommodation for assessment year 2012-13.
Issue (i): Whether the delay in filing the appeal should be condoned on sufficient cause.
Analysis: The assessee's advanced age, difficulty in accessing electronic communications, and prompt action after becoming aware of the appellate order established bona fide and sufficient cause. No material indicated mala fides or a deliberate delay. Limitation provisions were applied liberally to advance substantial justice.
Conclusion: The delay in filing the appeal was condoned in favour of the assessee.
Issue (ii): Whether the indexed cost of acquisition must include the cost of the building transferred along with the land.
Analysis: The transferred property comprised both land and the structure standing on it. Although the Assessing Officer had accepted the historical cost attributable to the building, the indexed cost computation omitted that component without any basis. The building's existence and its accepted cost were not disputed; hence, excluding its indexed cost produced an inconsistent capital-gains computation.
Conclusion: The indexed cost must include the building's accepted and allowable cost with corresponding indexation. The Assessing Officer was directed to recompute the capital gains, and the issue was allowed for statistical purposes in favour of the assessee.
Issue (iii): Whether deduction under section 54 is available for investment in two adjoining residential flats purchased as a single residential accommodation for assessment year 2012-13.
Analysis: For the relevant assessment year, section 54 did not contain the later express restriction of investment in one residential house in India. The expression "a residential house" permitted exemption where multiple units substantively formed one residential accommodation. The flats were adjoining, purchased on the same date, and intended for use as one residential unit; the later amendment effective from 01.04.2015 did not apply.
Conclusion: Deduction under section 54 was allowable for investment in both adjoining flats, subject to verification of the actual investment and satisfaction of the remaining statutory conditions, in favour of the assessee.
Final Conclusion: The capital gains require recomputation after granting indexation for the allowable building cost and deduction for investment in both adjoining flats.
Ratio Decidendi: Under the pre-amendment section 54 regime, investment in adjoining residential units acquired and intended as a single residential accommodation may qualify for exemption as investment in a residential house.
Section 54 exemption can cover adjoining flats used as one residence before the single-house restriction applied.
For assessment year 2012-13, section 54 permitted exemption for investment in adjoining flats that were acquired and intended to function as one residential accommodation; the later restriction to one residential house in India did not apply. Capital-gains computation for a property comprising land and a building must include indexation of the accepted allowable cost of the building, rather than indexation of land alone. Sufficient cause for delayed filing may be established by bona fide circumstances, including advanced age, difficulty accessing electronic communications, and prompt action upon learning of the appellate order.
Indexation of cost of acquisition of building transferred with land - Section 54 exemption for two adjoining residential flats - Condonation of delay on sufficient cause Condonation of delay on sufficient cause - Condonation of delay in filing the appeal caused by the assessee's inability to access electronic communications due to old age - HELD THAT: - The explanation disclosed a bona fide and reasonable cause for the delay, with no mala fide intention or contrary material from the Revenue. The requirement of sufficient cause was held to warrant a liberal approach so that procedural limitation does not defeat substantial justice. [Paras 4] The delay in filing the appeal was condoned and the appeal was admitted. Indexation of cost of acquisition of building transferred with land - Inclusion of the accepted cost of the building in the indexed cost of acquisition on transfer of land together with the building - HELD THAT: - The transferred property comprised both land and the building, and the cost of the building had been accepted during assessment. Excluding its indexed cost without a stated basis, while computing capital gains from the transfer of the composite property, resulted in an internally inconsistent computation. The allowable cost of each component of the asset transferred had to be considered. [Paras 6] The issue was allowed on merits, and the Assessing Officer was directed to recompute capital gains after allowing indexation for the accepted and allowable cost of the building, subject to arithmetical verification and opportunity of hearing. Section 54 exemption for two adjoining residential flats - Meaning of a residential house for capital gains exemption - Eligibility for deduction under section 54 in respect of investment in two adjoining residential flats acquired as a single residential accommodation - HELD THAT: - For the assessment year concerned, section 54 did not contain the later express restriction of investment in one residential house in India. The expression "a residential house" was not confined to a single physical unit where adjoining or interconnected units constituted one residential accommodation in substance. Since the flats were adjoining, acquired on the same date and intended to be used as one residential accommodation, the claim could not be denied merely because the investment was made in two flats. We draw support from the decisions of D. Ananda Basappa [2008 (10) TMI 99 - KARNATAKA HIGH COURT] and Geeta Duggal [2013 (3) TMI 101 - DELHI HIGH COURT] wherein recognises that the expression “a residential house” is not necessarily confined to a single independent physical unit and that the nature and use of the residential accommodation must be considered in the facts and circumstances of each case. [Paras 8] The restriction of deduction to one flat was rejected, and the Assessing Officer was directed to allow deduction for investment in both flats, subject to verification of the actual investment and satisfaction of the other statutory conditions. Final Conclusion: The appeal was allowed after condonation of delay. The capital-gains computation was directed to be revised by allowing the indexed cost of the building and the section 54 deduction for both adjoining flats, subject to the prescribed verification.