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INCOME FROM HOUSE PROPERTY
Shankar BoseInspector of Income-tax
MSTU, Puri
Three Conditions:(a) Property consists of any building or
land appurtenant thereto.
(b) Assesse owns the property
(c) Property not used by the owner for business or profession
GROSS ANNUAL VALUELET OUT PROPERTY
1.Expected rent ( Municipal valuation / Fair rent )
2.Rent received / receivable > expected rent : rent received / receivable.
3.If property remains vacant & rent received / receivable < expected rent : rent received / receivable
Exceptions
Self occupied property ( One house ) - Nil
House not actually occupied owing to employment or business / profession at other place - NIL
COMPUTATION OF INCOME FROM HOUSE PROPERTY
Gross Annual Value minus Municipal Tax = Net Annual Value
Net Annual Value
minus
Standard Deduction (30%) & interest
= Income / Loss from House Property
Note:- In the case of self occupied property only interest on borrowed capital ( Maximum of Rs. 1,50,000/-)
PROPERTY OWNED BY CO-OWNERS
Shall be assessed as individual owner
when
Shares of the Co-owners :
definite & ascertainable
CAPITAL GAINS
Conditions :
1.Transfer
2.Capital Asset
3.Transfer during previous year
4.Profit or Gain arises on Transfer
5.Profit / Gains not exempted u/s 54 to 54 G
Capital Asset meansProperties of any kindExcluding :
1.Personal effect.
2.Agricultural Land
3.Gold Bonds
4.Special Bearer Bonds.
5.Gold deposit bond
6.Any stock in trade , raw material held for business or profession.
Types of Capital Gains
Long termCapital Gains
Short termCapital Gains
Calculation of Capital Gain (Short term)
Full Value of considerationMinus
ExpensesMinus
Cost of acquisition & improvementMinus
Exemption u/s 54B/54D/54G, if applicable
= Short term Capital Gain
Calculation of Long term Capital Gain
Full value of consideration
Minus
Expenses
Minus
Indexed cost of acquisition & improvement
Minus
Exemption u/s 54/54B/54D/54EC/54ED/54F/54G,
= Long term Capital Gain
Indexed cost of acquisition =
Cost of acquisition
Cost inflation index for the year in which the asset was acquired
Cost inflation index for the year in which the asset is transferred
X
Indexed cost of improvement =
Cost of improvement
Cost inflation index for the year in which the asset was improved
Cost inflation index for the year in which the asset is transferred
X
Exemptions :Section Asset Transferred Type of Gain
1 54 Residential House Property
Long Term
2 54B Agricultural Land Short /Long Term
3 54D Land or building forming part of Industrial undertaking
Short /Long Term
4 54EC Long Term Capital Asset
Long Term
5 54ED Units, Shares/ securities
Long Term
6 54F Long Term Capital gain other than residential house
Long Term
7 54G Land building etc. in order to shift industrial Undertaking
Short /Long Term
Section Asset Transferred Type of Gain
Exemption (cont’d)
Exemption in respect of transfer of residential house (Section-54)
Conditions:-
1.Individual or HUF
2.Residential House Property
3.Long term Capital Asset
4.Purchase a residential house (one year before or 2 years after) or construct within 3 years.
Amount of exemption :
• Value of New House >or = Capital Gain - FULL
• Value of New House < Capital Gain
- Value of New House
Consequences
New house property transferred within
3 years from
date of Purchase/ construction
Capital Gain, if any
plus
exemption granted
Short term Capital Gain
Scheme of Deposit :-
Deposit Capital Gain in Capital gain account
= deemed utilised for purchase of new house.
Exemption in respect of transfer of asset other than House Property (54F)
Conditions :-1.Individual or HUF2. Long term Capital asset other than
residential house
3.Purchase a residential house (one year before or 2 years after) or construct within 3 years.
4.Should not own > one residential house other than new house
Amount of exemption :
• Cost of new house > or = net consideration
= Full
• Cost of new house < net consideration
= Investment X Capital Gain
Net Consideration
Scheme of Deposit
Amount deposited ( Capital Gain Account)
= deemed utilised for new house
Not fully utilised within 3 years :-
Proportionate amount = Long Term Capital Gain
Unutilised deposit X Original Capital Gain
Net Consideration
Consequences
Default Consequence
1 Transfer new house within 3 years
1. Short term Capital Gain (new house)
2. Exemption allowed shall be long term Capital Gain
2 Purchase another house within 2 years Or
Constructs another house within 3 years
Exemption allowed
= Long Term capital gain
Capital gain – How charged to TaxShort Term capital Gain
other than sale of securities
Taxed like any other income
Short term Capital gain
sale of securities
10% + Surcharge and education cess
Long Term Capital Gain 20% + Surcharge
(Total income minus Long Term Capital Gain) < Taxable limit, Long term Capital Gain to be reduced to that extent. Applicable also for :- Short Term Capital Gain on transfer of Securities.