(1) Determination of annual value for different types of house properties
(i) Where the property is let out throughout the previous year [Section 23(1)(a)/(b)]
Where the property is let out for the whole year, then the GAV would be the higher of –
(a) Expected Rent (ER) and
(b) Actual rent received or receivable during the year
(ii) Where let out property is vacant for part of the year [Section 23(1)(c)]
Where let out property is vacant for part of the year and owing to vacancy, the actual rent is
lower than the ER, then the actual rent received or receivable will be the GAV of the property.
(iii) In case of self-occupied property or unoccupied property [Section 23(2)]
(a) Where the property is self-occupied for own residence or unoccupied throughout the
previous year, its Annual Value will be Nil, provided no other benefit is derived by the
owner from such property.
(b) The benefit of exemption of one self-occupied house is available only to an
individual/HUF.
(c ) No deduction for municipal taxes is allowed in respect of such property.
(iv) Where a house property is let-out for part of the year and self-occupied for part of the year [Section 23(3)]
(a) If a single unit of a property is self-occupied for part of the year and let-out for the
remaining part of the year, then the ER for the whole year shall be taken into account for
determining the GAV.
(b) The ER for the whole year shall be compared with the actual rent for the let out period
(b) Actual rent received or receivable during the year
(ii) Where let out property is vacant for part of the year [Section 23(1)(c)]
Where let out property is vacant for part of the year and owing to vacancy, the actual rent is
lower than the ER, then the actual rent received or receivable will be the GAV of the property.
(iii) In case of self-occupied property or unoccupied property [Section 23(2)]
(a) Where the property is self-occupied for own residence or unoccupied throughout the
previous year, its Annual Value will be Nil, provided no other benefit is derived by the
owner from such property.
(b) The benefit of exemption of one self-occupied house is available only to an
individual/HUF.
(c ) No deduction for municipal taxes is allowed in respect of such property.
(iv) Where a house property is let-out for part of the year and self-occupied for part of the year [Section 23(3)]
(a) If a single unit of a property is self-occupied for part of the year and let-out for the
remaining part of the year, then the ER for the whole year shall be taken into account for
determining the GAV.
(b) The ER for the whole year shall be compared with the actual rent for the let out period
and whichever is higher shall be adopted as the GAV.
(c) However, municipal tax for the whole year is allowed as deduction provided it is paid by
the owner during the previous year.
(v) In case of deemed to be let out property [Section 23(4)]
(a) Where the assessee owns more than one property for self-occupation, then the income
from any one such property, at the option of the assessee, shall be computed under the
self-occupied property category and its annual value will be nil.
(b) The other self-occupied/unoccupied properties shall be treated as “deemed let out
properties”.
(c) This option can be changed year after year in a manner beneficial to the assessee.
(d) In case of deemed let-out property, the ER shall be taken as the GAV.
(e) The question of considering actual rent received/receivable does not arise.
Consequently, no adjustment is necessary on account of property remaining vacant or
unrealized rent.
(f) Municipal taxes actually paid by the owner during the previous year, in respect of the
deemed let out properties, can be claimed as deduction.
(vi) In case of a house property held as stock-in-trade [Section 23(5)]
(a) In some cases, property consisting of any building or land appurtenant thereto may be
held as stock-in-trade, and the whole or any part of the property may not be let out
during the whole or any part of the previous year.
(b) In such cases, the annual value of such property or part of the property shall be NIL.
(c) This benefit would be available for the period upto one year from the end of the financial
year in which certificate of completion of construction of the property is obtained from
the competent authority.
(vii) In case of a house property, a portion let out and a portion self-occupied
(a) Income from any portion or part of a property which is let out shall be computed
separately under the “let out property” category and the other portion or part which is
self-occupied shall be computed under the “self-occupied property” category.
(b) There is no need to treat the whole property as a single unit for computation of income
from house property.
(c) Municipal valuation/fair rent/standard rent, if not given separately, shall be apportioned
between the let-out portion and self-occupied portion either on plinth area or built-up
floor space or on such other reasonable basis.
(d) Property taxes, if given on a consolidated basis can be bifurcated as attributable to each
portion or floor or on a reasonable basis.
(c) However, municipal tax for the whole year is allowed as deduction provided it is paid by
the owner during the previous year.
(v) In case of deemed to be let out property [Section 23(4)]
(a) Where the assessee owns more than one property for self-occupation, then the income
from any one such property, at the option of the assessee, shall be computed under the
self-occupied property category and its annual value will be nil.
(b) The other self-occupied/unoccupied properties shall be treated as “deemed let out
properties”.
(c) This option can be changed year after year in a manner beneficial to the assessee.
(d) In case of deemed let-out property, the ER shall be taken as the GAV.
(e) The question of considering actual rent received/receivable does not arise.
Consequently, no adjustment is necessary on account of property remaining vacant or
unrealized rent.
(f) Municipal taxes actually paid by the owner during the previous year, in respect of the
deemed let out properties, can be claimed as deduction.
(vi) In case of a house property held as stock-in-trade [Section 23(5)]
(a) In some cases, property consisting of any building or land appurtenant thereto may be
held as stock-in-trade, and the whole or any part of the property may not be let out
during the whole or any part of the previous year.
(b) In such cases, the annual value of such property or part of the property shall be NIL.
(c) This benefit would be available for the period upto one year from the end of the financial
year in which certificate of completion of construction of the property is obtained from
the competent authority.
(vii) In case of a house property, a portion let out and a portion self-occupied
(a) Income from any portion or part of a property which is let out shall be computed
separately under the “let out property” category and the other portion or part which is
self-occupied shall be computed under the “self-occupied property” category.
(b) There is no need to treat the whole property as a single unit for computation of income
from house property.
(c) Municipal valuation/fair rent/standard rent, if not given separately, shall be apportioned
between the let-out portion and self-occupied portion either on plinth area or built-up
floor space or on such other reasonable basis.
(d) Property taxes, if given on a consolidated basis can be bifurcated as attributable to each
portion or floor or on a reasonable basis.
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