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Is Sec 54 deduction allowed for 2 houses

niki_1079 (CA Practice ) (279 Points)

27 April 2010

Hi All

If an assessee sells his one house property and purchase 2 house property in different states. Then Sec 54 deduction shall be availble to him for both houses or only for one house.

Pls Clarify me...

Thanx in Advance...

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9 Replies

Amir (Learner) (4016 Points)
Replied 27 April 2010

Dear Niki, No Exemptionu/s 54 is available only in respect of 1 house.. This is becos of the use of word "a" before residential house u/s 54..... Courts have held that the word "a" can be interpreted as "any" but cannot be interpreted as "many"

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Ashish M (Chartered Accountant) (2731 Points)
Replied 27 April 2010

I beg to differ with my friend Amir on this issue.

Exemption not limited to one house only : Exemption is not limited ot acquisition of one house property. For instance, a taxpayer may purchase two houses, or he can purchase a house and construct first floor of the house so purchased or a person can construct two or more houses, etc. Similarly a taxpayer may sell two house properties and may purchase one house property for the purpose of availing exemption.

Hence to claim deduction u/s 54, there is no bar on acquiring more than one residential house out of proceeds of one residential house --D. Anand Basappa Vs. ITO [2004] 91 ITD 53 (Bang.). ITO Vs P.C Ramakrishna [2007] 108 ITD 251 (Chennai), Prem Prakash Bhutani Vs. CIT [2007] 110 TTJ (Del.)

Moreover in the recent case of CIT Vs. D. Ananda Basappa (2009) 309 ITR 329 (Kar.), the same veiw was held by the HC.

And as for purchasing property in different states r concerned, property purchased even in foreign country is available for exemption, then its purchsing within two states in india is surely available.!!!!!!!!!!!!!

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Amir (Learner) (4016 Points)
Replied 27 April 2010

HI Ashish,

Thanks for taking part.....

Bhai please don't embarrass me by using such heavy words like "begging"........

I am aware that there are two contradictory judgments on this, but yes u r rite I should have mentioned both. But I guess author is also aware of the fact & hence the query......

Ur view might be upheld by the Higher courts but as of now I would like to go with my first post since it appears more logical to me.

One more thing, All the Best for ur exams.....

Bhai just a friendly suggestion - not much days are left it's better u concentrate on ur exams....We can discuss this thing later on........:))

niki_1079 (CA Practice ) (279 Points)
Replied 28 April 2010

Thanx for replying...

iaxminarayan bhattad (prop) (57 Points)
Replied 29 April 2010

one house only

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DT Fundas - Tarun rustagi ( Author) (1150 Points)
Replied 29 April 2010

deduction can be claimed in respect of one house

1 Like

(Guest)

Sec.54 says,

Applicable to individual and HUF.

Conditions : Assessee has transferred a long term residential house, income of which is taxable
	under the head income from house property.

	Assessee must acquire a new residential house with in prescribed limit.

Stress :
	Capital asset must be a long term capital asset.
	Property must be a residential house whether let out or self occupied.
	Income of such property must be taxable u/s.22 CIT V.vidya prakash talwar 1981 (del)
	Land transferred appurtenant to a house property (assessable u/s.22) together with
	such house property, also qualifies for deduction u/s.54.
					CIT V. zaibunnisa begum (1985) (A.P)

	The new residential house may not be taxable u/s.22.
	eg. A new house acquired for the residence of employee shall be eligible for deduction.

Time limit for acquisition of new asset.

For purchase
	With in a period of 1 year before or 2 years after, the date of transfer.

For construction
	With in a period of 3 years after the date of transfer.

	Construction may start at any time but must be complted within stipulated time.

			CIT V. J.R.subramanya bhat.

Scheme of deposit		Applicable

	Note : In case of compulsory acquisition of such capital asset by the govt.
	the time limit shall start from receipt of compensation or part thereof.

Deduction
	Minimum of the following

	Investment in the new asset ( including amount deposited in deposit scheme)
	Capital gain.

Revocation of benefit :

If the newly acquired residential house is transferred with in 3 years from
the date of acquisition or construction of new assets,

then the benefit availed earlier shall be revoked.

Such revoked income shall be reduced from the cost of acquisition of new asset.


If the amount held in capital gains deposit account scheme (1988) is
unutilised,

then such amount shall be taxable as LTCG in the previous year in which
the period of 3 years from the date of transfer expires.

Notes :

Legal title of the house
Holding of the legal title is not necessary. It is sufficient that the assessee has made the full
(or substantial) payment with in the time limit eventhough the transfer deed has not been registered
and the possession is given after stipulated time.

		CIT. V shahzada begum (1988) (AP)

Limitation on number of new house acquired.

Exemption is not limited to acquisition of one house.
Asseessee may acquire more than one residential house.

Assessee may sell 2 house properties and may purchase 1 house proprty
for the purpose of availing exemption.				D.anand passappa V.ITO.

Nature of new house.

If the capital gain is invested in extension of existing building ( eg. Construction of new floor)
it shall be treated as acquisition of new house.

		CIT. V. Narasimhan (PV) 1990 mad.

If the capital gain is invested in acquisition of a right in a house property
which is already used for residential purpose,
it shall be treated as acquisition of new house.

		CIT V. chandaben maganlal 2000 (guj)

Construction Vs. Purchase

Where the assessee has partly invested the capital gains on the purchase of
another house and partly on construction of new floor to the house so purchased
with in the prescribed time limit,

then the expenditure incurred on purchase as well as on construction
shall be eligible for dedution.

		CIT. V. sarkar B.B 1981 del.

Treatment of co-owner

In case, co-owner transfers/releases his share in favour of another co-owners then such transfer/release
shall be qualified for deduction.
			CIT V. T.N. aravinda reddy 1979 sc

transfer of part house

Exemption u/s.54 is available on sale of the part of the house if the same is an independent unit.

				CIT V. jayalakshmi C 1981 Mad.

Treatment of land

The cost of land is integral part of the residential house.					Circular no.667.

Treatment in the hands of legal heir.

the benefit of see.54 is also available to the heir of deceased assessee
provided he fulfills conditions of sec.54.

Property in foreign country

The new house may be in india or outside india. Prema P.shah V. ITO (mum). 2006

cost incurred for making house habitable.

For purpose of claiming exemption u/s.54 investment in residential house
would not only include cost of purchase of house but also cost incurred for making house habitable.
			Saleem fazelbhoy V. CIT (mum) 2006

Live link between capital gain and investment is not necessary.

There is nothing in provisions of sec.54

to warrant establishing a direct nexus or live link between the amount of capital gain
and the cost of new asset.

Ex.
If an assessee utilises LTCG on sale of house for purchasing and selling shares
in between before depositing the capital gain in capital gains accounts scheme,1988
and subsequently purchases a house it is qualified to claim exemption u/s.54.

		Ajit vaswanit V. CIT (Del) 2001

Construction by a third party

Construction of house need not be made by the assessee himself,
as it can be constructed by a third party for the assessee.

		CIT V. Uma budhia (kol) 2004

Construction by co-operative societies

Allotment of flat under self financing scheme of DDA or similar scheme of co-operative societies
or other institutions is treated as construction of house for u/s.54.

			Circular No.471 & 672.

Purchase of property while residing

If there is a bona fide purchase, the revenue cannot be permitted to say that assessee is
not entitled to exeption under the provisions of sec.54.

merely because assessee was residing in house which was purchased by the assessee.

			CIT V. Chandanben maganlar (guj) 2002

The word purchase for the purpose of sec.54 must be interpreted
in its ordinary meaning as buying for a price or equivalent of price.

		CIT V. Uma budhia (kol) 2004

Capital Gains accounts scheme,1988

Introduction

if the new asset is not acquired till the due date of submission of return of income
then the assessee will have to deposit the money in capital gains deposit account
with a nationalized bank.

the proof of deposit should be submitted along with return of income.

on the basis of actual investment and amount deposited in deposit account
exemption will be given to assessee.


utilisation of amount

Assessee is to acquire a new asset by withdrawing from deposit account.
new asset must be acquired within specified time provided in sec.54

If deposit amount remains unutilised

Unutilised amount will become chargeable to tax in the previous year in which
the specified timelimit expires.

Nature of gain

It will be taxable as LTCG.

Note :

Unutilised amount can be withdrawn by the assessee after the expiry of aforesaid time limit.
Unutilised amount capital gains account scheme 1988 in the hands of legal heir of deceased
individual cannot be taxed.


Regards

K.Ilayaraja.

(Guest)

I am not sure now, what is final conclusion here --

If Asseessee sells out one big residential property, can he/she reinvest the gains in two or more smaller residential properties to save long term capital gain under sec-54?

Please advise.

Thanks in advance.

Regards,

Mohit

Komal Nagpal (Student) (58 Points)
Replied 20 March 2012

If the assessee has sold 2 residential house property, and he want to purchase another 2 house property, whether he can avail exemption u/s 54 &54F for both the houses. Plz Reply fast.