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Sum On House Property
Sum On House Property
Sum On House Property
Income-taxt
Add: Health and education cess 6,37,500
Tax liability (rounded off 25,500
6,63,000
P5.14 lz-E4j A (age 64 years), salaried emplovee (draving Rs.
:
a
residential purposes, particulars of which are as 8.38.983 as annual salary) has occupied three houses
Jor s
follows:
I I III
Standard rent under the Poona Rent Control Act Rs. Rs. Rs.
Municipal valuation (MV) (SR) 63,000 11,85,000 73,000
Fair rent (FR) 70,000 11,90,000 69,000
Municipal taxes paid 53,000 11,78,000 71,000
Repairs 4,000 42,000 6,000
Ground rent due but
outstanding Nil Nil Nil
Insurance premium due but 600 800
X borrows jrom a relative Rs.outstanding 900 2,000 1,200
40,00,000@ 9 per cent per annum for construction
repayment of loan May 31, 2021). of House II (date of borrowing June 1, 2018, ante of
Construction of all the houses is
2022-23 on the completed August 2020. Determine the taxable income and tax
in
assumpion that X contributes Rs. liability of X for the assessment year
46,000 towvards statu tory providentfund and Rs. 8,000
Ignore section 115BAC towards National Relief Bonas.
pertaining
to alternative tax regimet.
Solution:X has occupied 3
be treated properties for his own residential
purposes. Only two houses (according to the choice
as
self-occupied properties. Other remaining property will be "deemed to be let out". He has the ot X)
will
options following
Different options Housesto be treated as
Option 1 self-occupied Houses deemed to be let out
House 1 and House 2
Option 2 House 3
House 1and House3
Option 3 House 2
House 2 and House 3
House 1
In order to minimise taxable income
(and maximise loss
Step 1-Find out income of 3 houses as if these are treatedtoasbe
carried forward), one
may proceed as follows
"self-occupied
Step 2- Find out income of 3 houses as if these are "deemed to be let out". property".
Step 3- Find out the difference between income of each house
Step 4-Two computed under Step 1 and Step 2.
houses (reporting highest
house will be "deemed to be let out"
difference as per Step 3) may be taken as
"self-occupied properties". Other remaining
Pre-construction period is June 1, 2018 to March 31, 2020. Interest
Rs. 6,59,836 [i.e., Rs. 40,00,000 x 0.09 x liability of this period on Rs. 40,00,000@ 9% comes to
(1 year and 304 days)|. Annual instalment of deductible interest
construction period comes to Rs. 1,31,967. Besides, interest
of April 1, 2021 to May 31, 2021 which comespertaining
to pre-
Rs. 40,00,000 0.09 60+365 to Rs. 59,178
x x
days) is further deductible. The aggregate amount comes to Rs. (i.e.,
1,91,145.
House 1 House 2
Rs. Rs.
House 3
Rs.
Step 1 Computation of income if these are self-occupied properties-
Net annual value
Nil Nil
Less: Interest on borrowed capital Nil
Nil 1,91,145
Income from property Nil
( Nil-1,91,145 Nil
Step2-Computation oftincomeifthese aredeemedto beletout -
ross annual value (being municipal value or fair rent, whichever is lower
but
subject to maximum of standard rent) 63,000 11,85,000
Less: Municipal tax 71,000
4,000 42,000
Net annual value 6,000
59,000 11,43,000 65,000
*N
tRhetgven in the bracket represents similar unsolved Problem No. of Studente' Guide to Income-tax, 67th Edition.
nfate under section 87A is not available as income of the assessee is more than Ks. 5,00,000. Surcharge on income-tax is not
the assessee does not exceed Rs. 50 lakn. applicable as inconme
ne
Al
a t v e tax regime provisions of section 115BAC are discussed in this book in Chapter 13.
Problem P.18 Income under the head "Income fron house property"
l14
House 1 House 2
Rs. Rs.
House 3
R
Less: Deduction under section 24
,700 3,42,900
Standard deduction Nil 1,91,145
19,500
Interest on borrowrd capital Nil
41,300 6,08,955
Income fnm property (6) 45,500
Step 3- Shp I minus Step 2 [(a) - (6)1 (-41,300-8,00,10-45500
Shep 4- Selecton: House 2and House 3 (to be taken self-occupied properties)
as
(-)1,91,145 Nil
Income of House 2 and House 3 (self-occupied properties)
41,300
Income of House 1 (deemed to be let out property)
41,300 (-1,91,145
Income from properties Nil
Computatnon ofincomeof X-
Rs,
788,983
Salary (Rs. 8,38,983 -Standard deduction: Rs. 50,000)
Income from house property (Rs. 41,300- Rs. 1,91,145) 149345
Gross total income
not eligible for
6,39,138
in National Relief Bonds is deduction) 46,000
Less: Deduction under section 80C (investment
Net income (rounded off) 5,93,140
Tax on net income
Income-taxf 28,628
Add: Health and education cess 1,145
Tax liability (rounded off) 29,770
P5.15[72-E3J* X(age:31 years) ounsfour houses (outside the jurisdiction ofthe Rent Control Act) particulars ofuwhich areasfolots
House I House Il House II House IV
Rs Rs. Rs. Rs.
Mumcipal valuation (MV) 2,00,000 16,000 86,000 5,00,000
Fair rent (FR) 2,50,000 22,000 92,000 5,55,000
Rent (ifproperty is let out throughout the year) 5,72,000
Unrealised rent
90,000
Municipal taa paid by X 17,000 800 3,000 45,000
Date of completion of construction June 6, June 5, June 14, March 31,
1991 1974 1997 1998
Repairs Nil 2,000 950 Nil
Collection charges 400
Land revenue 800 230 900
Interest on capital borroued for repairs of house property 32,000 800 810 0,0
Interest on capital borrowed for construction of house property
Interest on apital borrouved for payment of municipal taxes 200 600 100
Nature of occupation Self Let out for
Self Self
residence
Occupied for occupied for OCcupied for
residence business residence
House 1V renmains vacant for the month ofJanuary 2022. Business incomeofX for the previous year 2021-22 is Rs. 12,86,790 (iths
becen computed as per the provisions of lncome-tax Act). Determine the taxable income and tax liability of X for the assessment
2022-25 on the assumption that he could not occupy House Ilfor 2 months during the previous year and X pays insurance premun
ofRs. 85,000 on is insurance policy of Rs. 9,00,000. He also deposits Rs. 50,000 in his public providentfund account. Ignore sectt
115BAC pertaining to lternative tax
regimet.
Solution: The taxpayer for the purpose of carrying on his business uses House ll. Nothing is taxable in respect of HoU
II under the head "Income from house
property".
umber given in the bracket represents similar unsolved Problem No. of Students' Guide to Income-tax, 67th Edition.
asincome
.ae is more tharn Rs. 5,00,000. Surcharge on income-tax is not aplicabie
of the underse tion 87Aexceed
notavailable as incomeof the
is assessee
does
assessee not Rs. 50 lakh.
Alternative tax regime provisions of section 115BAC are discussed in this book in Chapter 13.
115 Solved problems Problem P5.16
House 3 House Iand House are used by X for his residerntial purposes, These houses will be treated as self-ccupiea
Rs.\ House IV is let out. Income of these houses will be proper
calculated as follows -
Rs.
45500
-)45,500
Fair rent (FR)
Standard rent (SR)
5,00,000
5,55,000
Annual rent
N.A.
Unrealised rent 5,72,000
Ni 90,000
Loss due to vacancy (i.e., 1/12 of Rs. 5,72,000) 47,667
NiT Computation of annual value
Step I- Reasonable expected rent of the
whichever is higher, but property [MV or FR,
subject to
maximum of SR] 5,55,000
Rs Step II Rent received/ receivable after
-
Number given in the bracket represents similar unsolved Problem No. of Students' Guide to
Income-tax, 67th Edition.
fRebate under section87A is not available as income of the assessee is more than Rs. 5,00,000. Surcharge on income-tax is notapplicable
applicaoie as inco
of the assessee does not exceed Rs. 50
lakh.
TAlternative tax regime provisions of section 115BAC are discussed in this book in Chapter 13.
Problem P5.18
Solved problems
property
-
house
house
Nafrom frm
Anome
Unit 2
I. Unit 1
Rs.
Rs.
al value (MV) 2,53,000
Municipar
Fairrent(FR) NA
Standardrent (SR) NA
Gandarcnnable expected rent ot the property [MV or FR, whichever
ubject
maximum of SR]
to n
is higher, 2,53,000
but
received/receivable
p l l -R e n t r e c e after
deducting
unrealized rent but before
tingloss
due tovacancy
(i.e., Rs. 27,000 x 9.5 months Rs. 2,53,500
adjustnount 3,000)
ll-
ster
computed
computed in St
Amount Step I or Step
I1, whichever is higher 2,53,500
due to vacancy
Nil
Stp1V-Loss
'Gross annual value is Step IlI mimus Step IV Nil
2,53,500
Sten
Ls: Municipal tax
21,000
Net annual value
2,32,500
under section 24
lsDeductions
Standard deduction 30% 69,7750
borrowed capital Nil
Interest on
Nil
Income 1,62,750
2. Business mcome
Rs.
10,87,690
Net profit
Less:
Municipal tax 10,500
Repairs 15,000
Ground rent 1,750
Land revenue 2,000
Insurance premium 5,000
Interest 4,000
Depreciation 40,000
Business income 10,09,440
PS.18 [72-E5]* For the assessment year 2022-23, X (age : 46 years) submits thefollouwing information
ncome from business Rs. 7,37,000
Interest on debentures Rs. 2,25,000
Contribution to public provident fund 60,000
noestment in NSC VIII issue 1,30,000
Property income:
House I House II
Rs. Rs.
Fair rent (FR) 4,50,000 6,90,000
Municipal valuation (MV) 4,55,000 7,10,000
Amnual rent 7,80,000 9,00,000
Mtunicipal taxes paid 25,000 70,000
Standard rent (SR) 4,23,000 12,00,000
Repairs 37,000 74, 000
Land revenue 6,000 80,000
Insurance 4,000 18,000
dnrealised rent of 2020-21 26,000 12,000
Unrealised rent of 2021-22 17,000 5,80,000
Interest on 12,000
capital borrowed for purchase ofhouse property 1,90,500
Repayn
ayment of loan taken
vicant from afriend for the purpose ofpurchasing
House I 3,000
period (number of nmonths) (2) (3)
Step Il1- Amount computed in I or Step Step II, whichever is higher 9,03,000
Step 1V- Loss due to vacancy
Nil
Step V- Gross annual value is Step III minus Step IV
Less: Municipal tax 9,03,000
Nil
Net annual value
Less: Deductions under section 24 9,03,000
Standard deduction@ 30%
Interest on borrowed capital
2,70,900
1,350
Income
6,30,750
Recovery of unrealised rent [Rs. 60,000 30%]
42,000
House property income chargeable to tax
6,72,750
2. Income from other sources -
Amount actually collected from the tenant on account of maintenance of lift and garden
(Rs. 76,000 minus h of / of Rs. 76,000) 72,833
Less: Lift maintenance including depreciation 58,000
Less: Salary of gardener
24,000
Balance 9,167
P5.20 [72-E6]* In problem 72-P6, assume that instead of X, the houses are owned by Mrs. X (age 66 years) and rent ofHouseI is
Rs. 35,000 per month and rent ofHouse II is Rs. 9,000 per month (all other data remains the same), find out net incomeand tax liability
for the assessment year 2022-23.
Solution
House I House II
Rs. Rs.
Computation ofannual value -
House I
Rs. House I
Loss on account of vacancy 1,30,000
Nature of occupation Let out for 2,25,000
et out for
residence of
the managing profession
director
of A Ltd.
Date of completion of construction March 31, 2016
May 15, 1977
Determine the taxable income and tax liability of X for the assessient year 2022-23. Also calculate the amount ofunrealised rent o.
can be claimed as deduction in the assessment year 2023-24. whid
Solution:
Property income [see Note]
Business income 5,13,60
Income from other sources 7,37.000
Gross total income 2,25,00
Less: Deduction under section 80C 14,7560
Net income 1,50,00
Tax on net income 13,25.600
Income-taxt
Add: Health and education cess 2,10,180
Tax liability (rounded off) 8,408
Note - Income from house property - 2,18,590
House I House II
Rs. Rs.
Step Reasonable expected rernt of the property [MV or FR, whichever is
I-
but subject to maximum of SR] higher,
II Rent 4,23,000 7,10,000
Step -
House I
12
Rs. House I1
Net annual value
95,000 Rs
Less: Deductions under section 24 -
Standard deduction@ 30%
83,000
Interest on borrowed capital 28,500
Income
2,000 24,900
64,500 40,000
Computation of income and tax liability -
Income from house property
18,100
Business income
Gross total income 82,600
Less: Deduction under section 80C 12,80,000
Net income 13,62,600
Tax on net income 1,50,000
Income-taxt 12,12,600
Add: Health and education cess
Tax liability
(rounded off) 1,73,780
951
1,80,730