How InvIT, REIT income is taxed

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Over the last few years, infrastructure investment trusts (InvITs) and real estate investment trusts (REITs) have emerged as a popular investment option for those who want a regular income flow and are comfortable with taking on some risk.

The soaring equity market valuations and dwindling fixed income returns have only added to their appeal. With the government laying out a roadmap for monetisation of infrastructure assets, InvITs are expected to gain further ground.

An InvIT/ REIT pools money from investors (unitholders) to invest in a portfolio of income-generating infrastructure assets (80 per cent in operational assets) via subsidiaries (SPVs). REITs invest in real estate projects and InvITs in infrastructure assets, such as power transmission or road projects. The unitholders receive a regular payout, at least once every six months. Also, as units of publicly issued InvITs/REITs trade like shares on the exchanges, they offer an opportunity for capital appreciation.

Investors, however, need to wade through their complex taxation. The income of an InvIT/ REIT is passed on to unitholders in the form in which it’s received and is taxed as such.

Distributable surplus

An InvIT/ REIT receives cash flows from its project SPVs in the form of: a) dividends in return for the stake held b) interest and c) principal repayment on loans extended to them. Any other income at the InvIT/ REIT level such as capital gains from assets sold and not re-invested, and return on surplus cash invested, too, gets added to this.

Apart from this, if a REIT holds any real estate asset directly and not via an SPV, then the income flows to it in the form of rent (and not interest and dividend) and gets added as such.

All expenses incurred at the InvIT/ REIT level are deducted from the total cash inflow to arrive at the net distributable surplus (NDS). Unitholders must be paid at least 90 per cent of the NDS. A break-up of the components of the distribution is usually available on the websites/ presentations of the respective InvIT/ REIT.

Tax treatment

Distribution: The interest component of the NDS is taxed at your income tax slab rate. The dividend, too, is taxed at your slab rate if the project SPVs of the InvIT/ REIT have opted for the new concessional tax regime under section 115BAA of the IT Act. The dividend is tax-exempt if the project SPVs have not opted for the concessional tax.

Also as Hemal Mehta, Partner, Deloitte India, explains, before the interest and dividend are paid out, a 10 per cent withholding tax (for resident investors) is deducted by the InvIT/ REIT, against which the investor can claim credit.

The loan repayment component represents return of capital and is not subject to tax. Any other income at the InvIT/ REIT level such as capital gains on any asset sold or interest on fixed deposits which is passed on to the unitholders, too, is tax-exempt in their hands.

Powergrid InvIT, India Grid Trust and IRB InvIT Fund are the three publicly listed InvITs open to retail investors.

IRB InvIT Fund has distributed ₹41.30 per unit (₹30 as interest and ₹11.30 as return of capital) since its listing in May 2017 until March 31, 2021. Since most of the trust’s SPVs are loss-making (PAT level), there have been no dividends.

In case of India Grid Trust, almost all the distributions since its listing in June 2017 have been in the form of interest income. As of June 2021, India Grid Trust had opted for concessional tax for all except one of its SPVs. Any future distributions in the form of dividends will, therefore, be taxed accordingly.

Powergrid InvIT, which listed recently has not yet made any distributions. Four of the InvIT’s five project SPVs have opted for concessional tax.

In the REIT space, you have Embassy Office Parks REIT, Mindspace Business Parks REIT and Brookfield India Real Estate Trust, all publicly listed.

In the June 2021 quarter, they distributed ₹5.64, ₹4.60 and ₹6 per unit, respectively of which 80 per cent, 92 per cent and 24 per cent was tax-free in the hands of the investors.

Capital gains: If a unitholder sells his/her InvIT/ REIT units after holding them for up to 36 months, the short-term capital gains are taxed at 15 per cent (plus applicable surcharge and cess) without indexation benefit.

If the units are sold after being held for over 36 months, long-term capital gains (exceeding ₹1 lakh a year including from all equity investments) are taxed at 10 per cent (plus applicable surcharge and cess) without indexation benefit.

These rates are applicable to all REITs (which have to be mandatorily listed) and the listed InvITs.

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Banks may skip dividend payments for the second year, BFSI News, ET BFSI

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After HDFC Bank, it may be the turn of other private sector banks including ICICI Bank, IndusInd Bank, Axis Bank and Yes Bank to skip dividends for the second year in a row.

HDFC Bank, the country’s most valuable lender, has already announced its stand that it will skip dividends.

As Covid cases surge and ravage the economy, cash conservation would be the foremost on the agenda of banks, which are likely to see huge defaults.

Dividend payments

Last year the Reserve Bank of India had barred banks from paying dividends for the fiscal year ended March 2020 so that they conserve capital in view of the economic shock caused by the Covid-19 pandemic.

In his address, which included other policy measures, RBI governor Shaktikanta Das said the ban on dividend payment will help banks conserve capital.

Covid woes: Banks may skip dividend payments for the second year

“It is imperative that banks conserve capital to retain their capacity to support the economy and absorb losses in an environment of heightened uncertainty,” Das said.

“It has, therefore, been decided that in view of the Covid-19-related economic shock, scheduled commercial banks and cooperative banks shall not make any further dividend payouts from profits pertaining to the financial year ended March 31, 2020 until further instructions.” Though there is no RBI restriction yet on dividend payments, banks are likely to skip payments this year too to conserve cash.

In respect to dividend payments, Yes Bank, and HDFC Bank are ahead of other banks. Their dividend yields since FY2011 are in the range of 0.65-1.93%. Banks including Axis, IndusInd, ICICI come next in line in rewarding investors.

For HDFC Bank, this is the first time in the last one decade at least that the lender, of its own, did not offer any dividend. Even in FY20, it had offered an interim dividend before the RBI barred banks from announcing dividends.

Acute stress


Given the second Covid wave all over the country, non-performing assets (NPAs) or bad loans of public sector banks (PSBs) could cross 18 per cent if there is deterioration in economic activity due to the pandemic, former RBI deputy governor has H R Khan said.

As per the Financial Stability Report released by the Reserve Bank of India (RBI), the NPAs of the banking sector were projected to surge to 13.5 per cent of advances by September 2021, from 7.5 per cent in September 2020, under the baseline scenario.

The report had warned that if the macroeconomic environment worsens into a severe stress scenario, the NPA ratio may escalate to 14.8 per cent.

With regard to public sector banks, Khan said the latest Financial Stability Report indicates that NPAs can go up to 16 per cent in severe case scenario but extreme case scenario has not been portrayed this time.
“Given the second wave all over the country, I think the extreme case scenario is something which one has to factor in. So, 18-20 per cent NPL (non-performing loan) is not ruled out for public sector banks.

“So, systemic risk is something which the government does not want to take upon its shoulder,” he said.

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Kotak Mahindra Bank board to meet on March 12

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The board of directors of Kotak Mahindra Bank will meet on March 12 to consider and approve the declaration and payment of dividend on 1,00,00,00,000 Nos. 8.1 per cent Non-Convertible Perpetual Non-Cumulative Preference Shares, the bank said in a regulatory filing on Monday.

The record date fixed for the purpose of payment of dividend is March 19, it further said.

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RBI’s new draft on dividends to make NBFCs balance sheet strong, create surplus for fresh loans

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As the risk profile of NBFCs is changing at a fast pace, there was a need for a regulatory framework for dividend declaration.

RBI’s latest draft on the declaration of dividends by non-banking financial companies (NBFCs) may help them in strengthening their balance sheet by improving leverage ratios and creating a buffer and surplus for fresh lending. RBI’s move will also help NBFCs in creating better provisioning against the delinquent assets, said a report by India Ratings. As the risk profile of NBFCs is changing at a fast pace, there was a need for a regulatory framework for dividend declaration, the report added. The draft circular said that non-deposit and systemically-important NBFCs with capital-to-risk weighted assets ratio (CRAR) below 15 per cent and net NPAs above 6 per cent will not be able to pay any dividend.

NBFCs emerged as a crucial segment during the pandemic as demand for credit has substantially increased in NBFCs. In order to infuse greater transparency and uniformity in practice, it has been decided to prescribe guidelines on the distribution of dividends by NBFCs, RBI said. 

However, the RBI draft circular does not commensurate with the guidelines issued by the Department of Investment and Public Asset Management (DIPAM) on dividend payments. According to DIPAM, PSUs are required to pay a minimum annual dividend of 30 per cent of profit after tax or 5 per cent of net worth, whichever is higher. The rating agency further said that this anomaly will have to be resolved and either the RBI will modify its draft circular or come up with a special provision for the government-owned NBFCs, or DIPAM will have to revisit their guidelines for dividend payments.

Meanwhile, it is believed that draft provisions on dividend payments will nudge NBFCs to accelerate the resolution of their stressed assets, otherwise their dividend payments will remain constrained. The NBFCs have received various support as India struggled through the coronavirus pandemic. From TLTRO 2.0 to additional liquidity, the NBFCs have been at the centre of government policies in recent months. 

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How dividend and buyback are taxed

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Here’s a low-down on the tax implication of buyback and dividend in the hands of investors.

Buyback is tax exempt

A buyback offer essentially is a scheme by which a company repurchases a certain amount of its outstanding shares.

If you tender your listed shares in a buyback offer that is announced — either through the tender offer route or via open market purchases — on or after August 1, 2019, then the capital gains on sale of shares are exempt from tax in your hands.

The Union Budget 2019 shifted the tax burden on buybacks from taxpayers to companies, which are liable to pay buyback tax at the rate of 20 per cent on the difference between the issue price and the buyback price of the share.

Meanwhile, capital gains accounted in the buyback offer of unlisted companies have already been tax exempt for investors since 2013, when the Finance Act introduced buyback tax on unlisted companies.

Since the capital gain from buyback is an exempt income, any loss incurred from buyback is also not available for set-off/carry-forward purposes. For instance, earlier when capital gains from sale of equity shares were fully exempt from tax, any loss from the same could not be set off. Usually, the set-off feature is useful as it reduces the overall tax outgo.

Generally, under the Income-tax Act, a short-term capital loss can be set off against both short-term and long-term capital gain; and the long-term capital loss can be set off only against long-term capital gain. And any unabsorbed capital losses can be carried forward to eight assessment years, including the assessment year in which the loss was incurred.

In such situations (of incurring losses in the buyback process), one can consider selling shares in the open market instead (if the market price is almost close to the buyback price) to enjoy the benefit of set-off/carry-forward, which are not available in the case of buyback.

Note that since there is no tax implication on buyback in the hands of the shareholder, TDS (tax deducted at source) does not come into picture in respect of companies distributing the buyback proceeds to shareholders.

Dividend — taxable at slab rates

Until March 31, 2020, companies distributing dividends were liable to pay dividend distribution tax at an effective rate of 20.56 per cent to the government from their surplus. And the dividend income in the hands of shareholders was exempt. The only exception was in the case where a resident individual received dividend income from a domestic company/companies of over ₹10 lakh. Here, the excess dividend income was liable to tax at a special rate of 10 per cent. When mutual funds paid dividend, tax at the rate of 10 per cent and 25 per cent on equity and non-equity schemes, respectively, had to be paid by the fund houses and the balance was distributed to investors.

But Budget 2020 abolished the dividend distribution tax on dividends announced by corporates and mutual funds.

Effective April 1, 2020, the dividend distributed by a company (domestic or foreign), or a mutual fund, is taxable in the hands of the investor. Dividend receipts must be disclosed as income and taxes have to be paid as per the taxpayers’ applicable slab rates, both under the old or the new tax regime.

Thank the taxman for some mercy . A deduction is allowed for interest expense incurred on money borrowed to invest in shares or mutual funds paying the dividend. However, the deduction should not exceed 20 per cent of the dividend income received.

The Budget 2020 also imposes TDS on dividend income distribution by companies or mutual funds. If the dividend amount exceeds ₹5,000 annually per resident investor, a TDS of 10 per cent has to be deducted from the dividend proceeds before crediting it to the investor. In order to provide some relief to the tax payers amid Covid-19, the government lowered the TDS rate on dividends to 7.5 per cent for FY 20-21 alone, that is, for dividends paid till March 31, 2021. Note that if the PAN (Permanent Account Number) is not updated or erroneously registered with the depository/ registrar and transfer agent/mutual fund, the applicable TDS rate would be 20 per cent.

Meanwhile, if the resident individual’s estimated annual income is below the exemption limit of tax, she/he can submit form 15G/15H to the company or mutual fund so that no TDS is deducted on paying the dividend.

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Your taxes – The Hindu BusinessLine

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I bought Nippon India Tax Saver Fund (ELSS)- dividend payout– on January 13, 2015 at the NAV of ₹24.0624 and redeemed on October 10, 2020 at the NAV of ₹15.3412. The NAV of the scheme on January 31, 2018 was ₹24.9089. How to calculate LTCG/LTCL in this case.

– C.Visalakshi

As per Section 112A of the Income Tax Act,1961 (the Act), long-term capital gain (LTCG) in excess of ₹1,00,000 earned from sale of listed equity shares/equity-oriented fund /unit of business trust (qualifying assets) on which securities transaction tax has been paid shall be subject to income tax at the rate of 10 per cent. Surcharge (if any) and health and education cesses at 4 per cent shall apply additionally.

Where the qualifying assets are purchased before January 31, 2018, the cost of acquisition shall be the higher of the following:

· actual cost of acquisition; or

· lower of (i) fair market value (FMV) of such share on 31 January 2018 (highest quoted price) or (ii) full value of consideration as a result of transfer.

Based on the above as actual cost of acquisition is higher, cost of acquisition for the purpose of computing LTCG shall be ₹ 24.0624. Accordingly, there shall be Long term capital loss (LTCL) of ₹ 8.7212 per unit.

I am an employee of a State government PSU and am retiring in seven months. My employer is deducting TDS on terminal earned leave surrender (ELS). It is understood that Central government PSU employees have complete exemption on terminal ELS. Can I claim refund of this TDS?

Anil Thekkutt

As per section 17(1) of Income-Tax Act,1961 (the Act), salary includes any payment received by an employee in respect of any period of leave not availed of by him. Further, as per Section 10(10AA)(i) of the Act, any payment received by a Central Government or State Government employee as the cash equivalent of the leave salary in respect of the earned leave at the time of his retirement or separation (whether on superannuation or otherwise) shall be exempt from income tax.

In view of the above provision, as the terminal earned leave is surrendered during your service period, i.e., before retirement, the same shall be taxed under the head ‘Salaries’ under the Act and TDS refund cannot be claimed while filing your tax return in India.

The writer is Partner, Deloitte India

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