All you wanted to know about tax relief on capital gain

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A phone call between two friends, getting ready to file their income tax returns, leads to a conversation about capital gains relief on sale of residential property.

Akhila: Hey Karthik, how was your Diwali?

Karthik: Great. I, along with my family members celebrated Diwali in our new house that we purchased a few days ago.

Akhila: Super.

Karthik: We bought this new house with the proceeds from the sale of our old house in RK Nagar early this year. I was, in fact, about to call you to check on the tax implications of this as this has to be reported in the ITR for FY20-21 (AY 21-22).

Akhila: Since you owned the old house for more than three years, gains on selling it will be categorised as long term . But since you bought a new house with those proceeds, your capital gains would be tax exempt.

Karthik: Yes, I heard something like this. Give me more details.

Akhila: An individual is eligible for relief on capital gains tax on sale of a residential property if s/he has purchased another residential property in India, one year before or two years after the date of sale of old property. The relief is also extended if a new residential property is constructed within next three years.

Karthik: Ok. Since I bought my new house within two years, I tick the box of eligibility.

Akhila: Right. If the capital gains amount is equal to or less than the cost of the new house, the entire capital gain will not be taxed.

On the other hand, if the capital gains amount is greater than the cost of the new house, the difference between the two will be charged to tax (LTCG at 20 per cent with indexation benefit).

Karthik: Ok. I have to work out my capital gains amount considering the indexation.

Akhila: Remember, if your capital gain amount is less than two crore rupees, you can utilise the amount to purchase or construct two (not just one) residential houses in India and still be eligible for capital gains tax exemption.

Karthik: I understand. Exemption is one thing I really like in Income Tax and this capital gains relief tops the chart.

Akhila: You bet!

Karthik: Are capital gains on any other assets eligible for an exemption like this?

Akhila: Yes! Section 54 to section 54G provide relief on capital gains earned on more than ten transactions such as sale and purchase of an agricultural land, investment of capital gains on any long-term capital asset in specified securities, and investment of capital gains from sale of land or building in 54EC bonds.

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Fresh tax notices to FPIs over capital gains, BFSI News, ET BFSI

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The I-T department has asked multiple foreign portfolio investors (FPIs) to cough up more taxes on their capital gains after denying set-off and tax treaty benefits, people aware of the development said. The notices were issued by the Centralised Processing Centre (CPC) of the I-T department under Section 143(1) of the Income-tax Act.

The intimation under Section 143(1) informs taxpayers about initial assessments carried out by the tax department and points out discrepancies in tax filings, and demands additional taxes, if any.

Intimations demanding additional taxes primarily cited three reasons, the sources said. Either the FPIs have been disallowed to set off long-term capital gains against short-term capital losses, or the tax department has not taken tax treaties into consideration, or, in some cases, it has categorised short-term capital losses incurred by FPIs as gains, they claimed.

Many tax experts suspect that this could just be a technical glitch in the system, but even so the FPIs will now have to approach either the Commissioner of Income Tax (Appeals) or litigate the matter.

“The law allows long-term capital gains to be set off against short-term capital losses,” said Rajesh H Gandhi, partner at Deloitte India. “If such set-offs are denied, it could result in significant tax demands for FPIs, requiring them to litigate the matter. Hopefully this is a technical glitch and would be rectified soon.”

In other cases, the tax department has not taken tax treaties into consideration while demanding tax from FPIs. All FPIs that are covered by India’s bilateral tax treaties and attract much lower taxes – of 10% to 15% – than if they are not protected through tax treaties.

In several other cases, the tax department has categorised short-term capital losses incurred by FPIs as gains, sources said. So, instead of getting deductions on such amounts, they have been asked to cough up taxes.

“Taxpayers have raised concerns with respect to the Centralised Processing Centre erroneously treating short-term capital loss as short-term capital gains and taxing the same,” said Sameer Gupta at EY India. “There have been other issues, too, around gains which were subject to tax at 50% of the domestic tax rate,” he said.

“The remedial measures adopted by taxpayers for the above include filing of rectification application and also parallelly seeking recourse through an appellate process,” Gupta said. ET could not independently verify whether the tax notices were a result of a technical glitch or change in stance or any other issue related to FPIs. An email query sent to the CBDT and the FM did not elicit any response as of press time Thursday.



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How to report cryptocurrency gains, losses in income tax return, BFSI News, ET BFSI

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Cryptocurrency, or “crypto” or “tokens”, is all the rage right now. People are buying and using cryptos for varied purposes. Some mine it, that is earn cryptocurrency by solving cryptographic equations with the use of high-power computers, while some use it for buying goods and services, and some even invest in it with a view to earn profits on appreciation of these cryptos or a combination of all the options. Be that as it may, it is important to understand that there could be an “income” on such dealings, and this could be subject to tax.

So, under what head would these transactions need to be reported as each head has its own computational provisions, tax rates, set-off and carry-forward of loss provisions, reporting requirements etc.?

While currently, there are no specific guidance/specific tax provisions on taxation of cryptos in the Income-tax Act, 1961 (the Act), one could draw inference from the general principles of taxation and tax the transactions based on the purpose for which they are used to report the gains and losses in the income tax return (ITR).

One should keep in mind that not reporting transactions in cryptocurrencies in one’s ITR can lead to penal consequences, and in some cases, there could be a risk of prosecution.

Here is a look at how one can report crypto transactions in one’s ITR.

Reporting of cryptocurrency transactions
A taxpayer would have to report transactions related to cryptocurrency as business income if held as stock in trade, or capital gains if held as investments. If reported as business income, then ITR-3 form will be applicable to an individual in FY 2020-21, whereas if it is reported as capital gains from investment, then the individual would have to use ITR-2.

Taxability under business income/capital gains

  • Taxability as capital gains: If cryptos are held as investments, then it could be argued that the profit/loss on such sale needs to be reported as capital gains/loss. If the cryptos are held for more than 36 months, then the gain thereon could be classified as long-term capital gains and be subject to tax at 20%, plus applicable surcharge and cess. Else, they could be classified as short-term capital gains, subject to tax at the applicable personal taxation rates. For long-term capital gains, indexation benefit could be availed to increase the cost on account of inflation.
  • Taxability as business income: If cryptos are held as stock-in-trade, then it could be taxed under the head business income. The income (net of expenses like purchase cost for cryptos, depreciation on computers/laptops, salary, rental expense, cost for maintenance of accounts etc.) from such activity of trading could be taxed as business income. As mentioned above, for individuals having business income, the prescribed ITR Form, i.e., ITR-3 is to be used (in which case, accounts are required to be audited after specified threshold is crossed). Business income is taxed as per the prevailing slab rates (assuming non-presumptive basis of taxation), plus applicable surcharge and cess.

How to report in ITR-2/ITR-3
If cryptos are treated as investment, then long-term capital gains on sale of cryptos would need to be reported under CG schedule of ITR -2/ ITR-3 (if there are sources of business income), it will be reported under the head “From sale of assets where B1 to B8/B9 above are not applicable” for FY 2020-21. Short-term capital gains on sale of cryptos would need to be reported in CG schedule of ITR-2/ITR-3 for FY2020-21, under “STCG on assets other than at A1 or A2 or A3 or A4 or A5 above”. Further, the return of income needs to be filed before the due date to claim carry-forward of capital losses, if any, for set-off in subsequent 8 years against earnings from capital gains.

On the other hand, if treated as business income, then sale of cryptos needs to be reported in Part A -Trading account under “Sale of goods” in ITR-3. The net profit/loss from sale of cryptos after reducing the permissible expenses, needs to be reported under the head, “Net profit before taxes”.

For loss incurred in cryptocurrency transactions, the return of income needs to be filed within the due date (July 31 of the year following the tax year, for an individual without any audit requirement, and October 31 following the tax year, if the individual is subject to a tax audit). For FY 2020-21, the aforesaid extended due dates are December 31, 2021 and February 15, 2022, respectively. If the loss is not a speculative loss, then such loss could be carried forward for 8 Assessment Years (‘AYs’) and set-off against business income.

Reporting of cryptocurrency holdings in ITR
If an individual qualifies as resident and ordinarily resident, there is a requirement to report foreign assets under schedule FA, “Details of Foreign Assets and Income from any source outside India” irrespective of income in the tax return.

However, do keep in mind that there are no clear guidelines from the tax authorities on whether cryptos are to be considered as a foreign asset. As cryptos are digital assets, the location where the server is located and the law of the land under which protection is sought could be treated as the location where these assets are located. If it is determined that cryptos are located outside India, then they need to be reported in schedule FA of the ITR.

Additional reporting requirement in ITR
Further, if the net taxable income of the individual exceeds Rs 50 lakh, Schedule AL of the ITR Form is also required to be filled. This schedule requires an individual to report his immovable assets, jewellery, bullion, etc., archaeological collections, drawings, painting, sculpture or any work of art, vehicles, yachts, boats and aircrafts, financial assets like bank balances, including deposits, shares and securities, insurance policies, loans and advances given, and cash in hand. Further, any liability in relation to such assets are also to be reported such as home loan taken for buying a house etc. Currently, there is no guidance on requirement to report cryptos in schedule AL of the currently notified ITR forms.

Penal consequences for not reporting cryptocurrencies in ITR
It must be noted that non-reporting/non-disclosure of these transactions could have various penal consequences. Some of the penal consequences are:
a) If foreign assets/income are not reported in the FA schedule (mandatory for every individual holding foreign assets irrespective of income), it could attract notice for assessment for up to 17 years under the Act.

b) Further, it can also attract various penal consequences under the Black Money (Undisclosed Foreign Income and Assets) and Imposition of Tax Act, 2015. Some of these are:
i) A penalty of Rs10 lakh under the provisions of the Black Money Act.
ii) Further, undisclosed foreign income or assets shall be taxed at the flat rate of 30 per cent. No exemption or deduction or set-off of any carried forward losses which may be admissible under the existing Income-tax Act, 1961, shall be allowed.
iii) The penalty for non-disclosure of income or an asset located outside India will be equal to three times the amount of tax payable thereon. This is in addition to tax payable at 30%.
iv) Further, there is a risk of prosecution.

Hence, it is imperative that individuals make proper reporting/disclosures in the tax returns they file and pay appropriate taxes on these transactions when such income is earned. Considering the widespread use of cryptos, and in the absence of guidance on taxability of cryptos, the government should consider coming out with necessary guidelines on taxability of cryptos and the reporting requirements.

(Homi Mistry is a Partner with Deloitte India. With inputs from Ajay Nahata, Senior Manager with Deloitte Haskins & Sells LLP)



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Hold crypto assets? Here’s how you are going to pay income-tax on it, BFSI News, ET BFSI

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A cryptocurrency is a decentralised digital asset and a medium of exchange. Bitcoin was the world’s first crypto currency launched in 2009. It was created by a software developer under the pseudonym Satoshi Nakamoto. Based on blockchain technology, over 1,500 virtual currencies such as Litecoin, Ripple, Ethereum and Dogecoin are being actively used and traded globally today.

The cryptocurrency space in India has been subject to significant regulatory challenges. It started with a circular issued by the Reserve Bank of India on 6th April 2018, which restricted banking facilities from being offered to participants involved in cryptocurrency transactions. In March 2020, the Supreme Court set aside the RBI circular, on constitutional grounds and affirmed the virtual currency exchanges’ fundamental right to trade. It is estimated that around 5 million traders in India traded across 24 exchanges, with trading volumes in the range of 1,500 Bitcoins a day translating to a volume of Rs 1 billion. According to moneycontrol.com, the trading volume of cryptocurrency in India increased by 400 percent during the nationwide lockdown.

On 24th March, 2021, in what could possibly mark the first move by the government to regulate cryptocurrencies and related transactions in India, the Ministry of Corporate Affairs has made it mandatory for companies dealing with virtual currencies to disclose profit or loss incurred on crypto transactions and the amount of crypto currency they hold in their balance sheets at the reporting date. These amendments were made in schedule III of the Companies Act with effect from April 1, 2021.

The Indian income tax law is still unclear regarding the tax impact on the gains earned from cryptocurrencies. It is worthwhile to note that India’s tax authorities have not yet categorized returns from cryptocurrencies under any specific bracket and there have been no judicial precedents in this regard.

To understand the taxability of the cryptocurrencies, one should examine the classification of cryptocurrency i.e. is it currency or goods/property?

How are tax cryptocurrency transactions in other countries?
USA: The Internal Revenue Service in 2014 decided cryptocurrencies should be treated as “property”, meaning they should be taxed as capital assets other than in situations when cryptos are earned from mining activities.

Singapore: Businesses that trade virtual currencies in the course of their business are taxed on profits as business income. Entities holding cryptocurrencies for long-term investment purposes are not taxed as there is no capital gains tax in Singapore.

UK: If a person buys and sells crypto assets with such frequency, level of organisation and sophistication that the activity amounts to a financial trade, then it will be taxed as trading profit/losses, else it will be subject to capital gains tax.

Taxation of cryptocurrency transactions in India
If cryptocurrency is to be classified as currency, then the said transaction will not be exigible to taxation under the Income Tax Act, 1961 (“ITA”). Cryptocurrencies are not recognized as currency by the RBI and the word ‘income’ as defined under section 2(24) of the ITA provides an inclusive list not covering ‘money’ or ‘currency’. On the other hand, if cryptocurrency is considered as property/goods, then it would fall under the heads of either ‘Capital Gains’ or ‘Profit and Gains from Business or Profession’.

The fact that crypto currency gains will be taxed is now certain with the Minister of State for Finance, Mr. Anurag Singh Thakur clarifying on 28th March 2021 that “the gains resulting from the transfer of cryptocurrencies / assets are subject to tax under a head of income, depending upon the nature of holding of the same”.

Thus, it is settled that cryptocurrencies will not be treated as currency by India and will be exigible to tax. The key issue is whether income from virtual currency is treated as capital gains or business income. If a seller is a trader by occupation, the income should be taxed as business income. If it is not business income, such income would be taxed in the nature of capital gains.

Taxability under ‘Capital Gains’
Crypto currency can be deemed to be a capital asset if it is purchased for the purpose of investment by a taxpayer. As per Section 2(14) of the ITA, a capital asset means a property of any kind held by a person, whether or not connected with his business or profession. The term ‘property’, though has no statutory meaning, yet it signifies every possible interest which a person can acquire, hold or enjoy. Therefore, any gain arising out of the transfer of cryptocurrency may be considered as capital gains, if it is held for investment.

Infrequent crypto transactions could be treated as long or short-term capital gains, depending on the holding period. If investors hold cryptocurrencies for 36 months or more, the gains would be taxable as long-term capital gains, and if less than 36 months, it would be short-term capital gains. Short-term capital gains are taxable as per the slab rates applicable to a taxpayer. And long-term capital gains are taxed at the flat rate of 20% with the benefit of indexation.

Taxability under ‘Profit and Gains from Business or Profession’:
However, if the transactions are substantial and frequent, it could be held that the taxpayer is trading in cryptocurrencies and any profits thereon would be taxable as business income. Similarly, if cryptocurrencies are held as ‘stock in trade’, then income arising therefrom will attract tax under business income. Therefore, the continuous activity of trading in cryptocurrencies and profits realized will be taxable as business income. Although a position can be taken by the revenue authorities that such trading is treated as speculation income which would adversely impact taxpayers.

In conclusion, virtual currencies can boost India’s digital infrastructure and reduce banks’ infrastructure costs attributable to cross-border payments, securities trading and regulatory compliance. We still need clarity from the government on cryptocurrency taxation, particularly on issues such as treatment of capital gains or business income, classification as speculative income, allowability of set-off, and carry-forward of losses, and applicability of deemed gift tax provisions.

(The author, Harsh Bhuta, is a Partner at Bhuta Shah and Co LLP. The views are his own)



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How house improvement cost is accounted for tax purpose

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I was allotted a house by Mysore Urban Development Authority for which ₹3.30 lakh was paid in 4 instalments for the period from the year 1991 to 1993. The house was handed over in the year 1998 when an expenditure of about ₹4 lakh was incurred towards repairs and renovation. In the years 2013 and 2014, I constructed first floor incurring expenditure of about ₹45 lakh. The house is now sold for ₹120 lakh in December, 2020. Since the Cost Inflation Index (CII) is available only from the Financial Year 2001-02, how should the capital gain is to be calculated for the purchase cost of ₹7.30 lakh incurred during the years from 1991 to 1998.

K R NATARAJ

 

Gains arising from the sale of a capital asset is taxable under the head “capital gains”. Given the fact that the house property was held for over two years, any gain arising from sale of this property will be regarded as long term capital gain and will be subject to tax at the special rate of 20 per cent (exclusive of surcharge and cess). The following factors should be considered while working out the long term capital gains:

a. As the property was acquired before April 1, 2001, you have an option to consider either the actual price or the fair market value (FMV) as on April 1, 2001 as the “Cost of acquisition”. With effect from April 1, 2020, the FMV, shall not exceed the stamp duty value of the property as on that date April 1, 2001.

b. Any improvements that were done to the property after April 1, 2001 can also be considered as cost of acquisition;

c. Cost of acquisition determined above shall be adjusted by applying appropriate cost indexation index.

Assuming the FMV on April 1, 2001 to be ₹7,30,000, your long-term capital gains will be computed as under:

Under specified sections viz. section 54EC, section 54, etc., deduction/exemption under the Act could be claimed by way of either investing LTCG in the prescribed bonds or in buying a residential property in India, subject to prescribed conditions.

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Should you invest in the new Sovereign Gold Bond series?

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The Sovereign Gold Bond (SGB) Scheme 2020-21– Series IX– opened for subscription on December 28 and will be available until January 1, 2021. The issue price is ₹5,000 (one gram of gold) and those applying online and paying digitally will get a discount of ₹50 per gram.

Is it a good time to invest in SGBs now?

Gold bonds – basics

SGBs are issued in denominations of one gram of gold and in multiples thereof. As an individual, you can buy a minimum of 1 gram and up to a maximum of 4 kilograms during a financial year. The limit includes bonds bought in the primary issues as well as those from the secondary market. SGBs can be bought from banks, designated post offices, Stock Holding Corporation of India, National Stock Exchange of India and BSE .

While the investment tenure of these bonds is eight years, early redemption with the RBI is allowed from the fifth year onwards. For this, you must approach the concerned bank, post office or the exchange 30 days before the coupon payment date. You can also sell in the secondary market any time (subject to trading volumes).

Pros and cons

Buying and selling SGBs in the secondary market may not be easy because of insufficient volumes. Select gold ETFs may be a better option from the liquidity point of view. Otherwise, SGBs score well on a few other fronts. One, while gold ETFs suffer expense ratio, there is no purchase cost involved in SGBs. Two, the capital gain on SGBs in certain cases is exempt from tax. Three, investors receive an interest of 2.5 per cent per annum (paid semi-annually) on their initial investment in the SGBs. Four, these bonds are backed by sovereign guarantee.

Returns and tax implications

Investor returns from SGBs comprise the 2.5 per cent interest payout, plus the capital gain (if any), i.e,. appreciation in the price of gold from the time of purchase to the time of redemption. If you hold the bonds until maturity (eight years), then the capital gains, if any, are exempt from tax. However, taxation of premature redemption with the RBI from the fifth year remains a grey area.

Capital gains on SGBs sold in the secondary market are taxed at an individual’s income tax slab rate, if held for 36 months or less, and at 20 per cent with indexation benefit if held for more than 36 months. According to a few brokerages with whom we spoke, irrespective of where the bonds are bought from (primary or secondary market), if the bonds are sold in the secondary market, capital gains tax is applicable.

That apart, the interest received on these bonds is taxed at your relevant slab rate.

Should you invest?

The rally in gold prices in the past two years (despite the recent decline) makes investments in gold now unattractive. However, there are a few points to note.

Gold is considered a safe-haven asset and does well in times of uncertainty. Starting with the concern over the global economic slowdown and the uncertainty over the US-China trade war and Brexit, later exacerbated by the impact of the pandemic on the global economy, gold has been on an uptrend. While many developments on the vaccine front have raised hopes, the uncertainty is far from over. Also, with many central banks globally (most significantly the US Fed) having infused substantial liquidity, the risk of inflation remains. This can be a positive for gold which is considered a hedge against inflation.

More importantly, investors can benefit from holding gold (possibly 10-15 per cent) in their portfolio from the point of view of asset class diversification. With that in mind, this could still be a good time to buy gold and hold it for the long term. You can stagger your intended investment in gold over the next few months instead of making the entire investment in one-go, to gain from any immediate-term weakness in gold prices.

The issue price of ₹5,000 in the ongoing offer is lower than that in the preceding four issues – in August (beginning and end), October and November 2020. The issue price of ₹5,334 for the SGB Scheme Series V, which opened on August 3, 2020 was the highest ever. This price is a simple average of the price of gold (999 purity) for the last three business days preceding the subscription period.

For 2020-21, the remaining three SGB issues – series X, XI and XII, will open on January 11, February 1 and March 1.

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