special taxation regime for business trusts such as (REITs)/(InvITs) Clause 223 of the Income Tax Bill, 2025 Vs. Section 115UA of the Income-tax Act, 1961

Clause 223 Tax on income of unit holder and business trust.

Income Tax Bill, 2025

Introduction

Clause 223 of the Income Tax Bill, 2025 introduces a special taxation regime for pass-through entities, specifically targeting business trusts such as Infrastructure Investment Trusts (InvITs) and Real Estate Investment Trusts (REITs) registered under the relevant Securities and Exchange Board of India (SEBI) regulations. The clause seeks to consolidate and update the tax treatment of income distributed by business trusts to their unit holders, reflecting the evolving landscape of collective investment vehicles and the need for tax transparency in such structures. This commentary undertakes a detailed analysis of Clause 223, including its legislative context, objectives, and the practical implications for stakeholders. It further provides a comparative assessment with the existing Section 115UA of the Income-tax Act, 1961 and Rule 12CA of the Income-tax Rules, 1962, highlighting similarities, differences, and potential areas of ambiguity or reform.

Objective and Purpose

The legislative intent behind Clause 223 is to maintain the principle of tax pass-through for business trusts, ensuring that income distributed by these trusts is taxed in the hands of unit holders in accordance with its underlying character. This approach is rooted in the policy objective of avoiding double taxation-first at the trust level and then at the investor level-and promoting the growth of pooled investment vehicles in infrastructure and real estate sectors. Historically, the introduction of Section 115UA in 2014 marked a significant shift towards tax transparency for business trusts, aligning with global best practices. Clause 223 appears to be a continuation and refinement of this policy, with certain modifications to harmonize the tax regime with contemporary developments and administrative requirements.

Detailed Analysis of Clause 223 of the Income Tax Bill, 2025

Clause 223 is structured into five sub-clauses, each addressing a distinct aspect of the taxation regime for business trusts and their unit holders. The following section analyzes each provision in detail.

1. Tax Characterization and Pass-Through Principle (Sub-clause 1)

Irrespective of anything contained in any other provisions of this Act, any income distributed by a business trust to its unit holders shall be deemed to be of the same nature and in the same proportion in the hands of the unit holder as it had been received by, or accrued to, the business trust.

This sub-clause enshrines the principle of tax pass-through, whereby the nature and proportion of income distributed by the trust retain their character in the hands of the unit holders. This is crucial for ensuring that different types of income (e.g., interest, dividends, capital gains) are taxed according to their specific tax treatment, thus preserving the integrity of the tax system and preventing arbitrage. The use of a non-obstante clause ("irrespective of anything contained in any other provisions of this Act") underscores the overriding effect of this provision, pre-empting any conflicting tax treatment under other sections of the Act.

2. Taxation at the Trust Level (Sub-clause 2)

Subject to the provisions of sections 196 and 197, the total income of a business trust shall be charged to tax at the maximum marginal rate.

This provision stipulates that the business trust itself is subject to tax at the maximum marginal rate, but this is subject to exceptions provided u/ss 196 and 197. These sections generally pertain to deduction of tax at source and the possibility of obtaining a certificate for lower or nil deduction, respectively. The implication is that, while the default position is taxation at the highest applicable rate, there is scope for relief or adjustment through the mechanism of TDS and administrative discretion. This ensures flexibility while maintaining the integrity of the tax base.

3. Specific Tax Treatment of Certain Distributed Income (Sub-clause 3)

If in any tax year, the distributed income or any part thereof, received by a unit holder from the business trust is of the nature as referred to in Schedule V (Table: Sl. No. 3) or (Table: Sl. No. 4), then, such distributed income or part thereof shall be deemed to be income of such unit holder and shall be charged to tax as income of the tax year.

This sub-clause addresses the tax treatment of specific categories of income, as enumerated in Schedule V. While the precise content of Schedule V is not provided in the document, it is reasonable to infer that it refers to categories such as interest, dividends, or rental income from specified assets. The deeming provision ensures that such income is taxed in the hands of the unit holder in the year of receipt, thereby aligning the timing of taxation with actual distribution. This approach mitigates deferral opportunities and enhances tax certainty.

4. Exclusion for Certain Receipts (Sub-clause 4)

The provisions of sub-section (1) shall not apply in respect of any sum referred to in section 92(2)(k) received by a unit holder from a business trust.

This sub-clause carves out an exception for sums specified in section 92(2)(k), which likely pertains to specified transactions or receipts that warrant distinct tax treatment, possibly in the context of transfer pricing or anti-abuse measures. The exclusion of such sums from the general pass-through regime ensures targeted application of special tax rules where policy considerations so require.

5. Reporting and Compliance (Sub-clause 5)

Any person responsible for making payment of the income distributed on behalf of a business trust to a unit holder, shall furnish a statement to the unit holder and the prescribed authority, within such time and in such form and manner, as prescribed, giving the details of the nature of the income paid during the tax year and such other details, as prescribed.

This sub-clause imposes a statutory obligation on the payer to furnish detailed statements to both the unit holder and the tax authorities, specifying the nature and quantum of income distributed. The requirement for prescribed forms and timelines ensures administrative efficiency and facilitates effective tax compliance and audit.

Comparative Analysis with Section 115UA and Rule 12CA

1. Structural and Substantive Parity

Both Clause 223 and Section 115UA adopt a similar structural approach, with parallel provisions on the pass-through principle, taxation at the trust level, tax treatment of specific income categories, exclusions, and reporting requirements. The language of Clause 223(1) is almost identical to Section 115UA(1), reaffirming the legislative commitment to tax transparency for business trusts.

2. Differences in Referencing and Scope

- References to Specific Income Categories: Section 115UA(3) refers to income of the nature specified in clause (23FC) or clause (23FCA) of section 10, which cover interest, dividend, and rental income from specified assets. In contrast, Clause 223(3) refers to Schedule V (Table: Sl. No. 3 and 4), indicating a potential shift towards a schedule-based approach for greater flexibility and ease of amendment.

- Exclusions: Section 115UA(3A) excludes sums referred to in section 56(2)(xii) (i.e., gifts or specified receipts), whereas Clause 223(4) refers to sums section 92(2)(k). This suggests a recalibration of exclusions, possibly to address new forms of transactions or anti-avoidance concerns.

- Taxation at Trust Level: Section 115UA(2) is subject to sections 111A, 112, and 112A (capital gains), whereas Clause 223(2) is subject to sections 196 and 197. This may reflect an attempt to streamline the interaction with withholding tax provisions rather than substantive capital gains provisions.

3. Reporting and Compliance: Rule 12CA vs. Clause 223(5)

Rule 12CA operationalizes the reporting requirement u/s 115UA(4) by prescribing the forms (Form 64A and 64B), timelines, and verification procedures for statements to be furnished to the tax authorities and unit holders. The rule mandates electronic filing, digital signatures, and verification by an accountant, ensuring robustness and accountability.

Clause 223(5) echoes this requirement but leaves the specifics to be prescribed by rules, suggesting that the existing framework u/r 12CA may continue with necessary modifications to align with the new statutory language.

4. Practical Implications and Compliance Requirements

- For Business Trusts: The regime imposes stringent reporting obligations, requiring timely and accurate disclosure of income distributions. Failure to comply may result in penalties and increased scrutiny.

- For Unit Holders: The pass-through mechanism ensures that unit holders are taxed according to the nature of underlying income, necessitating careful tax planning and record-keeping.

- For Tax Authorities: The prescribed forms and electronic filing facilitate efficient monitoring and enforcement, reducing the risk of revenue leakage.

5. Ambiguities and Potential Issues

- Schedule-Based Categorization: The shift to referencing Schedule V in Clause 223(3) may introduce uncertainty if the schedule is subject to frequent amendment or lacks clarity in categorizing income types.

- Exclusion Clauses: The change from section 56(2)(xii) to section 92(2)(k) as the basis for exclusion may require stakeholders to re-examine their transactions to ensure compliance with the new regime.

- Interaction with Other Provisions: The differing references to TDS provisions versus capital gains provisions may have implications for the computation of tax liability and the availability of exemptions or lower tax rates.

Practical Implications

The practical impact of Clause 223 and its associated rules is multifaceted:

- Business Trusts: Must maintain robust systems for tracking the nature and source of income, ensuring accurate reporting and timely distribution statements.

- Unit Holders: Need to be vigilant in understanding the tax character of distributed income, as their personal tax liability will depend on the underlying nature (e.g., interest, dividend, capital gains).

- Regulators and Tax Authorities: Benefit from standardized reporting, which enhances transparency and facilitates compliance checks.

- Market Development: The clarity and predictability of the tax regime are likely to foster greater investor confidence in business trusts, supporting the development of infrastructure and real estate sectors.

Comparative Analysis with Other Jurisdictions

Globally, the pass-through principle is a well-established feature of collective investment vehicles. For instance, the United States' Real Estate Investment Trust (REIT) regime similarly provides for pass-through taxation, subject to specified conditions and reporting requirements. The Indian approach, as reflected in Clause 223, aligns with these international standards, while tailoring the regime to local legal and administrative frameworks.

Conclusion

Clause 223 of the Income Tax Bill, 2025 represents a continuation and refinement of the pass-through tax regime for business trusts, building on the foundation laid by Section 115UA of the Income-tax Act, 1961 and its associated rules. While the core principles remain intact-ensuring tax transparency, preventing double taxation, and fostering investment in key sectors-the clause introduces certain modifications in referencing, scope, and compliance mechanisms. The evolution from section-based to schedule-based categorization of income, the recalibration of exclusion clauses, and the alignment with TDS provisions reflect a nuanced response to changing economic realities and administrative needs. At the same time, the regime imposes significant compliance obligations on business trusts and unit holders, necessitating continued vigilance and adaptation. Possible areas for further reform include clarifying the content and amendment process for schedules referenced in the statute, harmonizing exclusion clauses to prevent unintended consequences, and ensuring seamless integration with digital reporting systems. Judicial clarification may also be required to resolve ambiguities in the interaction between the pass-through regime and other provisions of the Income Tax Act.

Alternative Titles for the Commentary

• Comprehensive Analysis of Clause 223: The New Tax Regime for Business Trusts in India
• Pass-Through Taxation under Clause 223: Evolution, Comparison, and Practical Implications
• Clause 223 vs. Section 115UA: A Comparative Legal Commentary on Business Trust Taxation
• The Future of Business Trust Taxation: Insights from Clause 223 and Related Provisions

 

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Full Text:

Clause 223 Tax on income of unit holder and business trust.

 

Dated: 9-5-2025