Tuesday, 31 March 2026

Specific mechanism for Secondary Adjustments rules in Indian Transfer Pricing regime [Section 170 of the Income Tax Act, 2025

Section 170 of the Income Tax Act, 2025 provides that a secondary adjustment shall be made in cases where a primary adjustment is made to the transaction price if the excess money which is lying with the other Associated Enterprise (AE) is not repatriated to India. At first glance, it appears that the provisions governing the applicability of secondary adjustment are widely worded to include all scenarios of primary adjustment without any exceptions.

The concept of Secondary adjustment is prevalent in many developed jurisdictions. In that sense, introduction of Secondary adjustments rules in Indian transfer pricing regime is in conformity with international practice.

Where a primary adjustment has been made to the transfer price, the assessee is required to make secondary adjustment.

Text of Section 170 of the Income Tax Act, 2025

170.  Secondary adjustment in certain cases.

(1) An assessee shall make a secondary adjustment in every case where primary adjustment of one crore rupees or more to the transfer price -

(a) has been made by the assessee on his own in his return of income;

(b) made by the Assessing Officer has been accepted by him;

(c) is determined by an advance pricing agreement entered into by him under section 168;

(d) is made as per the safe harbour rules made under section 167; or

(e) is arising as a result of resolution of an assessment by way of the mutual agreement procedure under an agreement entered into under section 159 for avoidance of double taxation.

(2) The excess money or part thereof available with its associated enterprise shall be deemed to be an advance made by the assessee to such associated enterprise if -

(a) as a result of primary adjustment to the transfer price, there is an increase in the total income or reduction in the loss, as the case may be, of the assessee; and

(b) such excess money or part thereof is not repatriated to India within the time as may be prescribed.

(3) The excess money or part thereof referred to in sub-section (2) may be repatriated from any of the associated enterprises of the assessee which is not a resident in India.

(4) The interest on advance as referred to in sub-section (2) shall be computed in such manner as may be prescribed.

(5) Without prejudice to the provisions of sub-section (2), where the excess money or part thereof has not been repatriated within the prescribed time, the assessee may, at his option, pay additional income-tax at the rate of 18% on such excess money or part thereof, as the case may be.

(6) The tax on the excess money or part thereof so paid by the assessee under sub-section (5) shall be treated as the final payment of tax in respect of the excess money or part thereof not repatriated and no further credit thereof shall be claimed by the assessee or by any other person in respect of tax so paid.

(7) Deduction under any other provision of this Act shall not be allowed to the assessee in respect of the amount on which tax has been paid as per sub-section (5).

(8) In a case where the additional income-tax referred to in sub-section (5) is paid by the assessee, he shall not be required to make secondary adjustment under sub-section (1) and compute interest under sub-section (4) from the date of payment of such tax.

(9) For the purposes of this section, -

(a) “arm’s length price” shall have the meaning assigned to it in section 173(a);

(b) “excess money” means the difference between the arm’s length price determined in primary adjustment and the price at which the international transaction has actually been undertaken;

(c) “primary adjustment” to a transfer price, means the determination of transfer price as per the arm’s length principle resulting in an increase in the total income or reduction in the loss, as the case may be, of the assessee;

(d) “secondary adjustment” means an adjustment in the books of account of the assessee and its associated enterprise to reflect that the actual allocation of profits between the assessee and its associated enterprise are consistent with the transfer price determined as a result of primary adjustment, thereby removing the imbalance between cash account and actual profit of the assessee.

Text of Rule 83 of the Income Tax Rules, 2026

83. Time period for repatriation of excess money under section 170(2) and computation of interest income under section 170(4) pursuant to secondary adjustments. –

(1) For the purposes of section 170(2)(b), the time limit for repatriation of excess money or part thereof in the circumstances mentioned in column B of the following Table shall be on or before ninety days from the date mentioned in column C thereof:

Table

S. No.

Circumstances

Date

A

B

C

1.

Primary adjustments to transfer price have been made suo motu by the assessee in his return of income.

Due date of furnishing of return

under section 263(1).

2.

Primary adjustments to transfer price as determined in the order of Assessing Officer or the appellate authority has been accepted by the assessee.

Date of the order of Assessing

Officer or the appellate authority, as the case may be.

3.

Primary adjustment to transfer price is determined by an advance pricing agreement entered into by the assessee under section 168 in respect of a tax year on or before the due date of furnishing of return for the relevant tax year.

Due date of furnishing of return

under section 263(1).

4.

Primary adjustment to transfer price is determined by an advance pricing agreement entered into by the assessee under section 168 in respect of a tax year after the due date of furnishing of return for the relevant tax year.

End of the month in which the

advance pricing agreement has

been entered into.

5.

Option is exercised by the assessee as per the safe harbour rules under section 167.

Due date of furnishing of return

under section 263(1).

6.

Primary adjustment to transfer price is determined by the resolution arrived at under mutual agreement procedure under a Double Taxation Avoidance Agreement entered into under section 159 (1) or (2).

Date of order giving effect under rule 121(10) to such resolution.

(2) The imputed per annum interest income on excess money or part thereof, which is not repatriated within the time limit as per sub-rule (1) shall be computed -

(a) at the one-year marginal cost of fund lending rate of the State Bank of India as on the 1st April of the relevant tax year plus 325 basis points in the cases where the international transaction is denominated in Indian rupee; or

(b) at the reference rate of the relevant foreign currency, as defined in rule 89(3), as on the 30th September of the relevant tax year plus 300 basis points in the cases where the international transaction is denominated in foreign currency.

(3) The interest referred to in sub-rule (2) shall be chargeable on excess money or part thereof which is not repatriated in cases referred to in column B of the Table in sub-rule (1) from the date mentioned in column C thereof.

(4) For this rule, the exchange rate for conversion of the value of international transactions denominated in foreign currency into Indian rupees, shall be the telegraphic transfer buying rate of such currency on the last day of the tax year in which the transaction was undertaken and the telegraphic transfer buying rate‖ shall have the meaning assigned to in rule 207.

What is primary adjustment?

§  Primary adjustment to a transfer price means the determination of transfer price in accordance with the arm’s length principle 

§  Such adjustment results in increase in total income or reduction in the loss of the assessee.

§  Such adjustment shall be made :

Ø  either Suo moto by the assessee in his return of income or

Ø  by Assessing officer which is accepted by the assessee or

Ø  adjustments made pursuant to Advance Pricing Agreement (APA) entered into or

Ø  resolutions under Mutual Agreement Procedure (“MAP”) or

Ø  upon availing safe harbor under the Act.

What is Secondary Adjustment ?

“Secondary adjustment” means an adjustment in the books of account of the assessee and its associated enterprise to reflect that the actual allocation of profits between the assessee and its associated enterprise(AE) are consistent with the transfer price determined as a result of primary adjustment, thereby removing the imbalance between cash account and actual profit of the assessee.

OECD’s Transfer Pricing Guidelines for Multinational Enterprises and Tax Administrations (‘OECD TP Guidelines’) defines the term ‘Secondary Adjustment’ as “a constructive transaction that some countries will assert under their domestic legislation after having proposed a primary adjustment in order to make the actual allocation of profits consistent with the primary adjustment.” SA legislation is already prevalent in many tax jurisdictions like Canada, United States, South Africa, Korea, France etc. Whilst the approaches to SAs by individual countries vary, they represent an internationally recognised method to realign the economic benefit of the transaction with the arm’s length position. It restores the financial situation of the relevant related parties to that which would have existed, if the transactions had been conducted on an arm’s length basis.

The underlying economic premise for the SA is perhaps best expressed in the OECD TP Guidelines, which state: “… secondary adjustments attempt to account for the difference between the re-determined taxable profits and the originally booked profits.

Cases, where secondary adjustment is not required

In the following cases, secondary adjustment is not required to be made:

(i)          the amount of primary adjustment made in any previous year does not exceed one crore rupees, or

(ii)        the primary adjustment is made in respect of an assessment year commencing on or before the 1st day of April, 2016.

When secondary adjustment is mandatory [Section 170(1)]

An assessee shall make a secondary adjustment in every case where primary adjustment of one crore rupees or more to the transfer price due to :

(a) Suo moto adjustment made by the assesse in return of income;

(b) Adjustment by Assessing Officer accepted by assesse;

(c) is determined by an Advance Pricing Agreement entered into by him under section 168;

(d) is made as per Safe Harbour rules made under section 167; or

(e) is arising as a result of resolution of an assessment by way of the mutual agreement procedure (MAP) under an agreement entered into under section 159 for avoidance of double taxation

Deemed to be an advance made by the assesse to such Associated Enterprise [Section 170(2)]

If excess money is not repatriated to India, then:

👉 It is deemed as loan/advance to Associated Enterprise (AE)

 Conditions:

 (a)      Increase in income or reduction in loss due to TP adjustment

(b)      Non-repatriation to India within prescribed time

Source of repatriation [Section 170(3)]

Repatriation can be made from any non-resident Associated Enterprise (not necessarily same Associated Enterprise).

Interest on deemed advance [Section 170(4)]

Interest is charged on such deemed advance (as prescribed rules).

Option to the assessee to pay one time income tax [Section 170(5)]

An option is available to the assessee to pay a one-time additional tax @ 18% (plus surcharge & HEC) on the un-repatriated amount, 

Finality of tax [Section 170(6)]

§  This 18% tax is final tax

§  No credit allowed to assessee or any other person

No deduction allowed [Section 170(7)]

Deduction under any other provision of this Act shall not be allowed to the assessee in respect of the amount on which tax has been paid as per sub-section (5).

Relief from further compliance [Section 170(8)]

If 18% tax is paid :

§  No need for secondary adjustment

§  No interest computation thereafter

Key Definitions [Section 170(8)]

§  Primary Adjustment → to a transfer price, means the determination of transfer price as per the arm’s length principle resulting in an increase in the total income or reduction in the loss, as the case may be, of the assessee

§  Secondary Adjustment → Book adjustment to align profits

§  Excess Money → Difference between the arm’s length price determined in primary adjustment and the price at which the international transaction has actually been undertaken;

Illustration : Based on Income Tax Act - Section 170 of the Income Tax Act, 2025:

Example - 1

(i)          Scenario: An Indian Company (A) sells goods to its US Subsidiary (B) for ₹10 Crore, but the arm's length price (ALP) is determined to be ₹ 15 Crore.

(ii)        Primary Adjustment: A transfer pricing adjustment of ₹ 5 Crore (₹ 15 Cr - ₹ 10 Cr) is made, increasing Company A's taxable income.

(iii)      The “Excess Money”: The ₹ 5 Crore extra profit remains in the books of the US subsidiary.

(iv)       Secondary Adjustment: Company A must repatriate (bring back) the ₹ 5 Crore excess money from Subsidiary B to India within 90 days of the assessment.

(v)   Consequence if the excess money is not repatriated within the prescribed time limit : If Company A fails to repatriate within the prescribed time limit, the ₹ 5 Crore, this sum is considered a “deemed loan” from A to B, and interest is charged on this amount, which is added to A’s income.

Example - 2

(i)   An Indian company “A” has sold goods worth Rs. 20 crore to its overseas subsidiary “B”. The arm’s length price is say Rs.30 crore.

(ii)  The primary adjustment is made by the Assessing Officer by applying arm’s length principle amounting to Rs. 10 crore (30-20).

(iii)  Excess Money Rs. 10 crore.

(iv) “A” will have to debit the account of “B” by Rs. 10 crore in its books of accounts.

(v)  “A” will have to receive Rs. 10 crore from “B” within the prescribed time provided in Rule 83(1) of the Income Tax Rules, 2026.

(vi) If “A” fails to receive the sum, then Rs. 10 crore will be deemed advance from “A” to “B” and the interest on such advance shall be computed in the manner to be prescribed in Rule 83(2) of the Income Tax Rules, 2026..

International Approaches to Secondary Adjustments

Globally, the OECD prescribes Secondary Adjustment to take any form including constructive equity contribution, loan or dividend.

(a)      Deemed Capital Contribution Approach

(b)      Deemed Dividend Approach

(c)      Deemed Loan Approach.

Secondary Adjustment – Global Scenario

Jurisdiction

Approach adopted for SA

Member State of European Union:

 

France, Austria, Bulgaria, Denmark, Germany, Luxembourg, Netherlands, Slovenia, Spain

Deemed profit distribution /Constructive dividend

USA

Deemed distributed income /Deemed capital contribution, as the case may be.

South Africa

Deemed dividend approach for Companies; Deemed donation approach for persons other than Companies.

UK

Deemed loan (Proposed)

Canada

Deemed dividend

South Korea

Deemed dividend / Deemed capital contribution, as the case may be.

Proviso to section 92CE(1), cannot be interpreted as a bar on any secondary adjustment by assessee, even de hors requirements under section 92CE(1)

Proviso to section 92CE(1), cannot be interpreted as a bar on any secondary adjustment by assessee, even de hors requirements under section 92CE(1). Thus as long as an APA refers to secondary adjustments, whether specifically permissible under law or not, these secondary adjustments are to be carried out. It is thus not correct to say that, in principle, in terms of provisions of section 92CE, no refund of taxes could be claimed or allowed on account of secondary adjustments even if, for example, as in instant case, such secondary adjustments end up reducing income of foreign AE assessees as a result of partial repatriation of income. [In favour of assessee] (Related Assessment years : 2011-12 to 2016-17) -  [Gemological Institute of America Inc. v. Additional Commissioner of Income Tax (International Taxation) [2021] 127 taxmann.com 167 (ITAT Mumbai)]

 

Tuesday, 17 February 2026

Capital gain exemption on transfer of long-term capital asset (other than residential house) [Section 54F of Income-tax Act, 1961]

Section 54F of Income-tax Act, 1961 grants exemption from long-term capital gains (LTCG) when an assessee sells a long-term capital asset other than a residential house and invests the net consideration in purchasing or constructing a residential house property in India.

[1]  Applicability Conditions

       Section 54F applies if:

(i)   Nature of Asset Transferred

      The asset transferred is a long-term capital asset (other than a residential house).

(ii)  Eligible Assessee

The assessee is :

o  Individual, or

o  HUF.

[2]  Investment Condition

The assessee invests in one residential house in India:

    • Purchase:
      • Within 1 year before, or
      • Within 2 years after the date of transfer.
    • Construction:
      • Within 3 years after the date of transfer.

[3]  Ownership Condition (On Date of Transfer)

§  On the date of transfer, the assessee does not own more than one residential house (other than the new house).

§  If the assessee own more than one residential house (other than new house) → Exemption not available

§  The assessee does not purchase another residential house within 2 years or construct within 3 years (other than the new house).

[4]  Quantum of Exemption

       The exemption is proportionate to the investment:

Case 1: Full Investment

If entire net consideration is invested → Full LTCG exempt

Case 2: Partial Investment

If part of net consideration is invested → Exemption proportionately reduced.

Amount Exempt = Capital Gain X Amount Invested

                                 Net Sale Consideration

Example

Mr. A sells a plot of land (held for 5 years):

§  Sale consideration                     = ₹ 80,00,000

§  Transfer expenses                     = ₹   5,00,000

§  Indexed cost                 = ₹ 30,00,000

 

Step 1: Net Consideration

80,00,000 – 5,00,000 = ₹ 75,00,000

 

Step 2: LTCG

80,00,000 – 5,00,000 – 30,00,000 = ₹ 45,00,000

 

Scenario A – Full Investment

Investment in new house = ₹ 75,00,000

Exemption = 45,00,000 × (75,00,000 / 75,00,000) = ₹ 45,00,000 (Full exemption)

Taxable LTCG = Nil

 

Scenario B – Partial Investment

If you only invest a portion, the exemption is proportionate.

The formula used is:

Exemption = Capital Gain x Amount Invested

                                   {Net Consideration}

Investment = ₹ 30,00,000

Exemption = 45,00,000 × (30,00,000 / 75,00,000) = ₹ 18,00,000

Taxable LTCG = 45,00,000 – 18,00,000 = ₹ 27,00,000

 

[5] Maximum investment eligible for exemption is capped at ₹ 10 crore

   As per the amendment by the Finance Act, 2023, the maximum exemption allowed on long-term capital gains (LTCG) under Sections 54 and 54F of the Income Tax Act has been capped at ₹10 crore. This restriction came into effect on April 1, 2024, and applies to the Assessment Year 2024-25 and subsequent years.

§ Any investment above ₹ 10 crore will be ignored for exemption computation.

[6] Capital Gains Account Scheme, 1988

      If the amount is not invested before the due date of filing return under section 139(1):

  • The unutilized amount must be deposited in Capital Gains Account Scheme, 1988 (CGAS) before due date.
  • If not utilized within prescribed period → becomes taxable as capital gain in the year of expiry.

 

[7]  Lock-in Condition

If the new residential house is transferred within 3 years:

§  The exemption earlier allowed becomes taxable.

§  Cost of acquisition of new house is reduced by exempted amount while computing capital gain.

 

[8]  Consequences if the deposit amount is not fully utilized for the purchase or the construction of a residential house

If the amount deposited is not utilized fully for purchase or construction of new house within the stipulated period, then the following amount shall be treated as long-term capital gain of the previous year in which the period of three years from the date of transfer of original asset expires.

Unutilized amount x  Amount of original capital gain

                Net sale consideration

§  In such a case, the assessee can withdraw the unutilized amount at any time after the expiry of 3 years from the date of the transfer of the original asset in accordance with the aforesaid scheme.

[9]  Important Judicial Principles

Exemption available even if construction is not fully completed within 3 years (substantial investment test).

Entire Section  54F exemption cannot be disallowed only because construction of new house was not completed

Assessee sold a plot of land and earned LTCG, which was invested in purchase and construction of a residential house and, accordingly, deduction under section 54F was claimed, which, had been examined in detail and duly allowed. However, Commissioner (Appeals) observed that capital gains had not been appropriated towards acquisition of a residential house by way of purchase and Construction timeline had not been met and, therefore, deduction under section 54F was not allowable. Since amounts for purchase of property and construction thereon were paid duly within relevant period, as prescribed under law and that too from Capital Gains Account, disallowance of entire exemption only because construction was not completed was without any basis and/or merit and the said action of the Commissioner (Appeals) deserves to be quashed. [In favour of assessee] (Related Assessment year : 2015-16) – [Subramanian Swaminathan v. ACIT (2023) 152 taxmann.com 72 (ITAT Delhi)]

Section 54F relief could not be denied on non-execution of sale deed within time if possession was handed over to assessee

Assessee sold a piece of land and claimed deduction under section 54F based on a purchase agreement of a residential property. The assessee submitted sale agreement to prove genuineness of deduction claimed under section 54F. The Assessing Officer issued notice to the seller party which was not responded. Accordingly, the Assessing Officer disallowed the deduction on ground that assessee had not registered the property and only agreement of sale had been executed. On appeal, the Commissioner (Appeals) upheld the order of the Assessing Officer. On appeal to the Tribunal:

Held : The requirement of section 54F is that the assessee should purchase any residential house within a period of one year before or two years after the date of transfer of the property or construct a new residential house within a period of three years after the date of transfer. In the present case, there is no dispute that the assessee has entered into an ‘Agreement of Sale with Possession’ of the residential house, being a flat at HHS within time allowed in the Act. However, the property has not been registered. The assessee submitted that the entire sale consideration of Rs. 2.65 crores have been paid to the seller through banking channel by the assessee on various dates from 29.06.2017 to 27.06.2018. The assessee has also deducted TDS of Rs. 2.65 lakhs on the above payment. As per the agreement, the seller has conveyed to the assessee the vacant and direct possession of the entire property together with all rights and has stated that the assessee has become the sole and absolute owner of the property. The assessee shall have ownership and rights over the property to the same extent as the seller had. The Gujarat High Court in case of Kishorbhai Harjibhai Patel v. ITO (2019) 107 taxmann.com 295 (Guj.) has held that where assessee had executed an agreement to sell in respect of a house property and purchased a new residential property within one year from date of agreement to sell, even though sale deed could not be executed within time, section 54F relief was to be granted to assessee in respect of purchase of new residential property. While deciding the issue, the High Court has followed the decision of the Supreme Court in case of Sanjeev Lal v. CIT (2014) 46 taxmann.com 300 (SC) and stated that the Income-tax Act gives precise definition to the term ‘transfer’. It observed that in case of Sanjeev Lal (supra), it is very clear that an agreement to sell would extinguish the rights and the same would amount to transfer within the meaning of section 2(47). This definition of transfer given in the Act is only for the purpose of Income-tax. Accordingly, the issue was decided in favour of the assessee and against the revenue. In view of the facts discussed above and respectfully following the decision of the Gujarat High Court cited supra, the ground is allowed. [In favour of assessee] (Related Assessment year : 2017-18)[Arvindbhai Ramniklal Raval (HUF) v. ITO (2025) 174 taxmann.com 120 (ITAT Surat)]

Provisions of Section 54F are beneficial provisions and are to be applied in accordance to the peculiar situation of each case; Allows Section 54F deduction, cites failure to construct property beyond Assessee’s control

Delhi ITAT allows Assessee’s appeal observing that the Assessee is entitled to claim benefit of deduction under section 54F given that reasons for failure to construct the residential property was beyond Assessee’s control, and forced Assessee to surrender its right to the plot of land and invest in a new property; Tribunal highlights that the Assessee got the provisional allotment for the residential plot on 27.05.2016 and subsequently made 3 installments, thereafter the Assessee claimed deduction under Section 54F; Noting Assessing Officer’s observations, ITAT outlines that due the failure to hand over possession of the respective plot of the land, the Assessee failed to commence the construction of the residential house; ITAT articulates that in the present case, the Assessee was clearly impeded from taking possession of the plot of land, and the whole project got delayed due to the national level dispute with the Central Govt./NHAI finally stepping in and taking over the project of construction of the highway, and such reasons were beyond the control of the Assessee; Tribunal outlines that due to this, the Assessee surrendered its right to the said plot of land and claimed refund from the builder, and subsequently purchased new residential property; Outlining the Karnataka High Court decision in CIT v. Sambandam Udaykumar (2012) 19 taxmann.com 17 (Karn.) held that section 54F is a beneficial provision for promoting construction of residential house and in the given case also, assessee has utilized the funds for the purpose of construction of residential house and all the funds were utilized within the period of three years. Merely because the approval and construction of the property was completed beyond the period of three years, the same is not disentitled the assessee from the benefit of exemption under section 54F of the Act, Madras High Court decision in CIT v. Sardarmal Kothari (2008) 302 ITR 286 (Mad.) the Madras High court held that Section 54F of Income tax Act is a beneficial provision for promoting the construction of residential house and requires to be construed liberally for achieving that purpose, Bombay High Court decision in CIT v. Girish L Ragha (2016) 289 CTR 213 : 239 Taxman 449 (Bom.) and other judicial precedents, ITAT opines that the provisions of Section 54F are beneficial provisions and are to be applied in accordance to the peculiar situation of each case. [In favour of assessee] (Related Assessment year : 2017-18) – [Rajni Kumar v. ITO, Gurgaon [TS-1278-ITAT-2025(DEL)] – Date of Judgement : 17.09.2025 (ITAT Delhi)]

Assessee eligible for section 54F relief if second house occupied by him is situated in foreign country

Assessee, a non-resident, had sold land in India and had claimed exemption under section 54F by reinvesting in residential house in India. Benefit of section 54F was denied by Commissioner (Appeals) solely on ground that assessee jointly owned two residential houses in USA. Proviso to section 54F(1) which contains condition that deduction is not available if assessee owns more than one residential house, other than new asset, should be interpreted to mean ownership of residential houses in India. Therefore, ground on which deduction under section 54F was denied that assessee owned two residential houses in USA was not tenable. Assessee was entitled for claiming deduction under section 54F for investments made in India in one residential house within stipulated time limit. [In favour of assessee] (Related Assessment year : 2015-16) - [Smt. Maries Joseph v. DCIT (International Taxation), Kochi (2023) 148 taxmann.com 97 (ITAT Cochin)]