Tuesday, July 9, 2024

Deductions From House Property Income – Section 24: Detailed Analysis


Purchasing a home is a significant financial milestone for many individuals in India. It often involves taking on substantial home loan obligations. To alleviate this financial burden, the Income Tax Act provides various tax benefits under Section 24 for income arising from house property.

Income from House Property

Income from house property encompasses:

  • Rental income from properties leased out.
  • Deemed rental income for properties not rented out but considered as such for taxation purposes when owning more than two properties.

For self-occupied properties, the annual value is zero, or it can be negative if interest on home loans is claimed as a deduction.

Key Consideration: Properties exceeding two in number are deemed as rented out regardless of actual rental status, ensuring taxation on potential income from properties.

Understanding Gross Annual Value (GAV)

The Gross Annual Value (GAV) determines the taxable income from house property:

  • Rented Property: Actual rent received.
  • Deemed Rented Property: Reasonable rent for a similar property in the vicinity.

Rationale: This method ensures fair assessment of potential rental income, irrespective of whether the property is actually rented out.

Deductions Under House Property

Municipal Tax

  • Definition: Annual municipal corporation payments.
  • Deduction: Deducted from GAV to compute Net Annual Value (NAV).
  • Condition: Must be paid by the property owner within the fiscal year.

Reasoning: Municipal taxes are essential for property maintenance and are deducted to reflect the property’s true income.

Standard Deduction

  • Rate: Fixed at 30% of NAV.
  • Applicability: Independent of actual expenses incurred.
  • Self-Occupied Property: No standard deduction applies (annual value is zero).

Purpose: Simplifies tax calculations by offering a standardized deduction rate, regardless of specific expenses.

Interest on Home Loan

  • Self-Occupied Property: Deduction up to Rs. 2 lakh.
  • Rented Property: Entire interest on home loan deductible.
  • Conditions:
    • Loan intended for property purchase or construction.
    • Loan initiated after April 1, 1999.
    • Completion of construction within five years from the loan’s fiscal year end.

Caution: Failing to meet these criteria limits interest deduction to Rs. 30,000.

Justification: Interest payments are substantial for homeowners; deductions alleviate financial burdens and encourage property investment.

Additional Deductions

  • Section 80EE: Up to Rs. 50,000 for loans taken between April 1, 2016, and March 31, 2017.
  • Section 80EEA: Up to Rs. 1,50,000 for loans taken between April 1, 2019, and April 1, 2022.
  • Section 80C: Deduction for principal repayment, including stamp duty and registration charges.

Note: New tax regime disallows self-occupied property interest deductions, while they remain available for rented properties.

Benefit: Enhances property investment by providing additional financial relief and incentives.

Eligibility for Section 24 Deductions

Individuals owning residential properties generating rental income or self-occupied properties qualify for Section 24 deductions.

Types of Deductions

Type of DeductionDetails
Standard Deduction30% of GAV for leased properties, irrespective of expenses.
Interest on Home LoanDeduction for loan interest payments based on specified limits.

Logic: Mitigates taxable income by accounting for essential expenses and loan interest, fostering property ownership.

Calculating Gross Annual Value (GAV)

Type of PropertyComputation of GAV
Rented PropertyActual rent received.
Self-Occupied or Deemed RentedMunicipal assessment.

Validation: Ensures an accurate assessment of prospective income from property, thereby facilitating appropriate taxation.

Pre-Construction Interest

  • Definition: Interest during property construction.
  • Treatment: Deducted in five equal installments post-construction completion.
  • Restriction: Self-occupied property deduction capped at Rs. 2 lakh.

Reason: Spreads out tax benefits, easing initial property ownership costs.

Example: Calculating Income from House Property

Consider a scenario:

  • Loan repayment: Rs. 4 lakh annually (including Rs. 2 lakh interest).
  • Pre-construction interest: Rs. 3 lakh.
  • Monthly rent: Rs. 7,000.
  • Municipal taxes: Rs. 3,000.
Type of PropertySelf-OccupiedLet Out
Gross Annual ValueNIL84,000
Less: Municipal TaxesNA3,000
Net Annual Value (NAV)NIL81,000
Less: Standard Deduction (30% of NAV)NA24,300
Less: Interest on Housing Loan200,000200,000
Less: Pre-construction Interest (1/5th of 3 Lakhs)60,00060,000
Total Interest Deduction2,00,0002,60,000
Income from House Property(200,000)(203,300)

Remark: Maximum loss carry-forward to future years capped at Rs. 2 lakh against other income.

Analysis: Demonstrates significant reductions in taxable income through appropriate deductions, underscoring the importance of maximizing eligible benefits.


Strategically utilizing Section 24 deductions can substantially lower tax liabilities. A clear understanding of rules and limits empowers property owners to optimize tax savings effectively.

Final Recommendations

  • Leverage all eligible deductions to minimize taxable income.
  • Maintain accurate records of interest payments and municipal taxes.
  • Understand conditions and thresholds to capitalize on tax-saving opportunities.
  • Evaluate impacts on self-occupied and leased properties comprehensively for comprehensive tax planning.