2025 (5) TMI 344 - AT - Income Tax

Addition on account of capital gains - sale of immovable property - Exemption u/s 54F - HELD THAT - The fact of sale of shop and purchase of flat is established from the documents placed on record by the assessee. For the purpose of computation of capital gains under the provisions of section 50C of the Act the assessee has adopted stamp value rate whereas the actual consideration received by the assessee is much less. Considering the facts supported by documentary evidences on record I find merit in the submissions of the assessee and accept capital gain of Rs. 42, 754/- declared by the assessee. Exemption u/s. 54F - Assessee has purchased a new capital asset i.e. a residential flat and has claimed benefit of exemption u/s. 54F of the Act. As per the provisions of section 54F of the Act for claiming benefit of exemption u/s. 54F of the Act the assessee was required to purchase new asset within a period of one year before or two years after the date on which transfer of long term capital asset took place. In the present case it is emanating from documents on record that the assessee had sold shop in February 2012 and purchased residential flat in April 2016. The contention of assessee is that though the registered sale deed was executed in April 2016 the assessee had booked the flat in December 2010 (23.12.2010) and had made substantial payment for the same in Financial Year 2011-12. Restore this issue to the AO for verification of payments made by the assessee for purchase of flat. If substantial payment is made during the relevant period or within two years from the date of sale of Shop and subject to other conditions laid down u/s. 54F of the Act being satisfied the benefit of section 54F of the Act be allowed to the assessee.

The core legal question considered in this appeal is the validity of the addition of Rs. 14,71,000/- on account of capital gains arising from the sale of immovable property, as sustained by the Commissioner of Income Tax (Appeals) (CIT(A)). Additionally, the appeal challenges the procedural correctness of the assessment order, particularly regarding the issuance and service of notices under sections 147 and 148 of the Income Tax Act, 1961 (the Act), and the denial of exemption claimed under section 54F of the Act. A secondary issue relates to the initiation of penalty proceedings under section 271(1)(c) of the Act.

The first issue pertains to the addition of Rs. 14,71,000/- as capital gains on the sale of a shop, where the assessee declared the sale consideration at Rs. 9,00,000/- but the Assessing Officer (AO) adopted the stamp duty value of Rs. 14,71,000/- as deemed consideration under section 50C of the Act. The second issue involves the claim of exemption under section 54F of the Act for investment in a residential flat, purchased after the sale of the shop. The third issue concerns the initiation of penalty proceedings under section 271(1)(c) of the Act.

Regarding the first issue, the legal framework involves section 50C of the Act, which mandates that where the consideration received on transfer of immovable property is less than the stamp duty value assessed by the stamp valuation authority, the latter shall be deemed to be the full value of consideration for computing capital gains. The AO relied on this provision to add Rs. 14,71,000/- as deemed sale consideration. However, the assessee contended that the actual sale consideration was Rs. 9,00,000/- as per the registered sale deed and that the AO's addition was mechanical and without proper application of mind. The AO's assessment was also challenged on procedural grounds, notably the absence of service of notice under section 148 of the Act before reopening the assessment under section 147.

The Court examined the procedural history and found that the AO issued notice under section 148 on 30.03.2019 and subsequent notices under section 142(1), but the assessment order did not specify the mode or proof of service of these notices. The assessee asserted non-receipt of notices, resulting in ex-parte assessment. The Court emphasized the mandatory nature of proper service of notice under section 148 before reopening an assessment and held that failure to prove service vitiates the assessment proceedings. This procedural infirmity undermined the AO's addition.

On the merits, the Court analyzed documentary evidence including registered sale deeds for the sale of the shop and purchase of the residential flat. The sale deed confirmed the sale consideration at Rs. 9,00,000/-, which was less than the stamp duty value. The Court observed that the assessee had correctly declared capital gains of Rs. 42,754/- after indexation, based on actual consideration. The Court found merit in the assessee's contention that the addition based on stamp duty value was not justified in the absence of proof that the stamp duty value reflected the true market value. Consequently, the Court accepted the capital gains declared by the assessee.

The second issue involved the claim of exemption under section 54F of the Act, which provides relief from long-term capital gains tax if the net sale proceeds are invested in a residential house within specified time limits-one year before or two years after the transfer of the original asset. The assessee claimed exemption on the ground of purchasing a residential flat in April 2016, while the sale of the shop occurred in February 2012. The AO and CIT(A) rejected the exemption on the basis that the purchase was beyond the prescribed period.

The Court scrutinized the timelines and noted that although the registered sale deed for the flat was dated April 2016, the assessee had booked the flat in December 2010 and made substantial payments during the financial year 2011-12, which fell within the permissible period under section 54F. The Court highlighted that the crucial factor under section 54F is the timing of payment and investment, not merely the date of registration. Given this, the Court deemed it appropriate to restore the issue to the AO for verification of payments made by the assessee and to determine eligibility for exemption under section 54F, subject to fulfillment of other statutory conditions.

Regarding the third issue, the initiation of penalty proceedings under section 271(1)(c) of the Act was challenged as premature. The Court held that since the substantive issues regarding capital gains and exemption were yet to be conclusively determined, adjudication of penalty was not ripe at this stage. Therefore, the Court dismissed the ground challenging penalty proceedings as premature.

The Court's conclusions are as follows: The addition of Rs. 14,71,000/- on account of capital gains was not sustainable due to procedural defects in reopening the assessment and the absence of proper service of notice under section 148. The capital gains declared by the assessee based on actual sale consideration were accepted. The claim for exemption under section 54F was restored to the AO for detailed verification of payments and compliance with statutory conditions. The challenge to penalty proceedings was dismissed as premature.

Significant holdings include the Court's emphasis on the mandatory requirement of proper service of notice under section 148 before reopening assessment, stating that "failure to prove service vitiates the assessment proceedings." The Court also clarified that "the date of registration of sale deed is not the sole criterion for claiming exemption under section 54F; substantial payments made within the prescribed period are material for determining eligibility." These principles underscore the necessity of procedural compliance and a fact-sensitive approach in capital gains assessments.

In sum, the Court partly allowed the appeal by setting aside the addition of Rs. 14,71,000/- and remanding the exemption claim under section 54F for fresh consideration, while dismissing the challenge to penalty proceedings at this stage.

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