Got a tax notice on your new flat received under redevelopment? This ITAT ruling might be important for you 👇
This case is directly relevant to anyone living in a housing society that has gone through or is going through redevelopment.
Background
Amar Narendra Joshi, a senior citizen from Santa Cruz West, Mumbai, surrendered his old flat to a developer as part of a redevelopment project. In exchange, he received a new flat from the developer.
The stamp duty value of the new flat was ₹71.68 lakh. The amount he was credited for surrendering his old flat came to ₹30.30 lakh. The difference between the two figures was ₹41.38 lakh.
The tax department treated this difference as income under Section 56(2)(x), which taxes receipt of immovable property for inadequate consideration. A tax demand was raised on the ₹41.38 lakh addition for AY 2018-19.
The timing made things worse. The assessment was completed in July 2021, during the Covid-19 pandemic. Amar was also displaced from his home due to the redevelopment itself. He did not receive the assessment order and could not respond to the notices issued.
What the Tax Department said
The Assessing Officer issued two notices asking Amar to explain the difference between the registered value and the stamp duty valuation of the new flat. When no response came, an ex parte order was passed under Section 144 and ₹41.38 lakh was added to his income under Section 56(2)(x).
When Amar filed an appeal before the CIT(A) in April 2024, there was a delay of 970 days from the original order. The CIT(A) refused to condone the delay and dismissed the appeal without examining it on merits.
The revenue's position before the Tribunal was also that the delay had not been adequately explained.
What the taxpayer argued
Two separate arguments were made before ITAT Mumbai.
On the delay, Amar's representative explained that:
- The assessment was completed during the peak of the Covid-19 pandemic
- Amar was a senior citizen displaced from his residence due to the building redevelopment
- The assessment order was never served by post or email
- A medical certificate was also submitted in support
- Excluding the Covid period, the effective delay was significantly reduced and was neither intentional nor deliberate
On the merits, the core argument was straightforward. Section 56(2)(x) applies when someone receives an immovable property for inadequate consideration. That was not what happened here. Amar gave up his old flat and received a new one in its place. This was an exchange under a redevelopment agreement, not a case of receiving property below market value from a third party.
Two earlier ITAT Mumbai decisions were cited in support: Smt. Shashi Yogendra Raj Singhavi vs ITO and Anil Dattaram Pitale vs ITO.
What the court decided
ITAT Mumbai allowed the appeal on April 23, 2026.
On the delay, the Tribunal accepted that the delay was not intentional given the pandemic circumstances and the assessee's situation as a displaced senior citizen.
On the merits, the Tribunal found the case directly covered by the Anil Dattaram Pitale ruling. Where an assessee surrenders an old flat to a housing society and receives a new flat in return under redevelopment, it is not a receipt of immovable property for inadequate consideration. Section 56(2)(x) simply does not apply to such a transaction.
The entire addition of ₹41.38 lakh was directed to be deleted.
The case reference is ITA No. 5836/MUM/2025, Assessment Year 2018-19.
Key takeaway
Receiving a new flat under a redevelopment agreement is not the same as buying a property below its stamp duty value. The two are fundamentally different transactions and the tax law treats them differently.
Three things worth noting from this case:
- Section 56(2)(x) is meant to tax situations where property is received without adequate payment, not where it is received in exchange for surrendering existing rights
- If you received a new flat under redevelopment and got a notice on the stamp duty difference, this ruling directly supports your position
- Covid-related delays and displacement due to redevelopment are valid grounds for delay condonation, especially for senior citizens, but they need to be documented properly
Order Copy: https://itat.gov.in/public/files/upload/1777348730-JY8hFx-1-TO.pdf