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.
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.