M/s NIkhil Estate P Ltd, Indore V. The ACIT Central Circle (3) Indore, Indore

ITA 28/Ind/2023

AI Insights

The case involves M/s. Nikhil Estate Pvt. Ltd., which appealed against the decision of the Commissioner of Income Tax (Appeals) -3, Bhopal, concerning the assessment year 2019-20. The primary issue was the application of section 69B read with section 115BBE of the Income Tax Act on excess stock surrendered by the assessee during a survey. The assessee argued that the excess stock, valued at Rs.2,01,63,606, was part of their business inventory and should be taxed as business income, not as unexplained investment. The Tribunal examined the valuation report used during the survey and the nature of the stock, concluding that the stock was part of the regular business operations and should not attract the higher tax rate under section 115BBE.

• Counselvise Citation: [2023] 140 COUNSELVISE.COM (IT) 130638 (ITAT-INDORE)
• Duration Of Justice: 4 month(s) 9 day(s)
• Appeal Type: Income Tax Appeal
• Pronouncement Date: 08-06-2023
• Appeal Filed By: Assessee
• Order Result: Allowed
• Bench Allotted: DB
• Next Hearing Date: 30-04-2023
• Assessment Year: 2019-2020
• Appeal Filed On: 29-01-2023
• Other Referred Cases: Pr. CIT vs. Bajargan Traders, ACIT vs. Shri Anoop Neema, DCIT vs. Shri Krishna Kumar Verma, DCIT vs. M/s. Punjab Retail Pvt. Ltd., Gandhir Ram vs. Pr. CIT, ACIT vs. M/s Signature Builders
• Laws Referred To: Income Tax Act
• Result in Favour of: Assessee
• Court: TRIBUNAL
• Assessee Lawyers: APPLYING NORMAL TAX RATE
• Keywords: Unexplained investment; Business income; Revision of order; Loose papers; Deemed to accrue or arise in india; Cost of acquisition; Corroborative evidences; Valuation report; Set aside
• Section: 68; 69; 263; 132; 69C; 40(b); 133A; 69B; 69A; 13; 22

Judgement Text

Page 1 of 30 आयकर अपील य अ धकरण, इंदौर यायपीठ, इंदौर IN THE INCOME TAX APPELLATE TRIBUNAL INDORE BENCH, INDORE BEFORE SHRI VIJAY PAL RAO, JUDICIAL MEMBER AND SHRI B.M. BIYANI, ACCOUNTANT MEMBER ITA No.28/Ind/2023 (Assessment Years:2019-20 ) M/s. Nikhil Estate Pvt. Ltd. M-102, Mezzanine, Floor, Dhan Trident, P. NO.B-3 PU- 4, Sch. No.54, Vijay Nagar Square, Indore Vs. ACIT (Central)-3 Indore (Appellant / Assessee) (Respondent/ Revenue) PAN: AABCN 8056 D Assessee by Shri S.S. Solanki, AR Revenue by Shri Ashish Porwal, Sr. DR Date of Hearing 01.05.2023 Date of Pronouncement 09.06.2023 O R D E R Per Vijay Pal Rao, JM: This appeal by the assessee is directed against the order dated 26.12.2022 of Commissioner of Income Tax(Appeal)-3 Bhopal for Assessment Year 2019-20. The assessee has raised following grounds of appeal: “1.That the learned CIT(A) erred in maintaining the action of the AO of applying provisions of Section. 115BBE on alleged excess stock surrendered. That the alleged excess stock of Rs.2,01,66,080/- was surrendered on the basis of valuation report. That valuation report is a matter of estimate and no definite conclusion can be drawn from this. The surrendered income so assessed u/s 115BBE require to be assessed under the business or profession. ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 2 of 30 Page 2 of 30 2.That the learned CIT(A) erred in maintaining the action of the AO considering the amount of Rs.2,01,63,606/- under section 69B of the Income Tax Act. That when the surrender has been made out of trading stock of the assessee, the same comes under the head business income. Invocation of provisions of section 69B without any basis and on whims and fancies is illegal and wrong. The surrender amount need to be taken under the head business income and regular taxes should be charged on it. 3.That the learned CIT(A) erred in maintaining the action of the AO of invoking the provisions of section 69B/115BBE on alleged excess stock of Rs.2,01,66,080/- That as per clear language of section 69B if an assessee has made any investment and the AO founds that the same exceeds the amount recorded in books of account then only provisions of section 69B can be attracted. When there is no clear finding that an investment is made which is excessive, only on the basis of Valuation Report which speaks of an estimated figure, provisions of section 69B cannot be invoked. 4.That the learned CIT(A) erred in maintaining the action of the AO that even of entries are made in books of account still provisions of section 69B shall be attracted. That as per clear provisions of section 69B, only excessive amount over and above what is recorded in books can come within the ambit of Section 69B. Invocation of provisions of section 69B is therefore, illegal and wrong. 5.That the learned CIT(A) erred in maintaining the action of the AO by ignoring decisions of Hon'ble jurisdictional ITAT Indore Bench. That judicial proprietary is to be followed and decision of Hon'ble jurisdiction ITAT is to be applied. 6.That the learned CIT(A) erred in maintaining the action of the AO of applying provisions of Section 115BBE on alleged surrender of Rs.2,01,66,080/- made in computation of income though the assessee had specifically mentioned that this amount was determined on the basis of wrong principle of calculation and figure of gross profit was not considered. The amount of surrender need to be calculated properly and correct amount should be replaced.” 2. The solitary issue arises in this appeal of the assesse is whether in the facts and circumstances of the case the Ld. CIT(A) is erred in upholding the order of the AO in applying the provision of section 69B r.w. section 115BBE of the Act on the excess stock surrendered by the assessee on the basis of the valuation report found during the course of survey. The assessee company is engaged in the business of real estate, constructing of offices, selling and giving them on rent. A survey u/s 133A ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 3 of 30 Page 3 of 30 of the Act was conducted in the case of the assessee on 25.10.2018. During the course of survey proceedings a valuation report was found showing higher valuation of the inventory of Real Estate then recorded in the books of account. The assessee surrendered the differential amount of Rs.2,01,63,606/- on account of excess stock Rs.2474/- on account of cash during his statement recorded by the survey team. The assessee filed its return of income on 31.10.2019 declaring total income of Rs.3,49,50,980/- including surrendered income of Rs.2,01,63,606/-. In the scrutiny assessment the AO did not disturb the total income declared by the assessee but applied the provision of section 69 r.w. section 115BBE of the Act in respect of income declared on account of excess stock of Rs.2,01,63,606/-. The assessee challenged the action of the AO before the Ld. CIT(A) but could not succeed. 3. Before the Tribunal the ld. AR of the assesse has submitted that valuation report found during the survey was prepared for taking loan from the bank and financial institutions and therefore, valuation of the stock shown in the valuation report cannot be compared with the valuation declared at the assessee in the books of account. He has explained that as per the accounting standard valuation of the stock has to be declared as cost of acquisition or realization value whichever is less whereas the value in the valuation report prepared for taking loan was computed as per fair market price of the Real Estate Stock of the assessee. He has pointed out that in the statement recorded during the survey the assessee has explained the source of the excess stock in answer to question no.13 and also surrendered the said income as additional business income. He has referred to the statement and particularly the answer of the assessee to question. 13 wherein the surrendered income was specific in nature as business income therefore, the provision of section 69B cannot be invoked in the case of the assessee. The assessee has also carried out the necessary entries in the books of account to declare this income and offered the same to tax while filing the return of income. The Ld. AR has explained that valuation report was ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 4 of 30 Page 4 of 30 prepared for valuation of the project as on 30.09.2018 at Rs.12,58,90,000/- whereas according to the trading account prepared by the AO as on the date of survey comes to Rs. 10,57,26,394/-. The valuation report itself is an estimated figure which is explained by the assesse in the reply to question no.13 but to purchase peace and maintain harmony the Assesse has declared sum of Rs.2,01,63,606/- as business income apart from the regular business income for the year under consideration. Even in reply question no.14 the assessee again reiterated his explanation that the figure worked out in valuation report is estimated figure yet he accepted the different worked out based on valuation report. The assessee has repeatedly explained during the course of survey that the income surrendered on account of this difference is nothing but business income. Ld. AR has submitted that discrepancy between the value of the closing stock shown in the valuation report and recorded in the books of account at the time of survey was subsequently made up by making the necessary entries in the profit and loss account, balance sheet and particularly in the closing stock (work in progress). He has thus, submitted that the excess stock found during the course of the survey is the same which the assessee deals in the regular course of business and therefore, it has no separate identity from the entire stock of the a assesse. The deeming provisions of section 69B cannot be invoked in the case of the assesse when the excess stock is only on the value as done in the valuation report prepared for availing the loan and as estimation based on the prevailing market price whereas the stock in the books of account is valued at cost of acquisition or realization whichever is less. Assesse is having only one source of income i.e. business of Real Estate and amount surrendered during the survey was also explained as business income of the assessee as evident from the statement recorded during the survey. In support of its contention he has relied upon the following judgments: (1). Pr. CIT vs. Bajargan Traders D.B. Income Tax Appeal No.258/2017 Rajasthan High Court ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 5 of 30 Page 5 of 30 (2). ACIT vs. Shri Anoop Neema in ITANo.05/Ind/2020 ITAT, Indore (3). DCIT vs. Shri Krishna Kumar Verma in ITANo.185/Ind/2020, ITAT, Indore (4).DCIT vs. M/s. Punjab Retail Pvt. Ltd. ITANo.677/Ind/2019 ITAT, Indore (5).Gandhir Ram vs. Pr. CIT ITANo.121/Chd/2021, ITAT, Chandigarh (6). ACIT vs. M/s Signature Builders IT(SS) ANo.184 to 186/Ind/2018, ITAT, Indore 4. On the other hand, Ld. DR has submitted that even if the assesse has recorded the excess stock in the books of account, subsequent to the survey, the assesse is required to prove the genuineness of such purchases by identifying sellers, showing mode and source of payment, otherwise investment in such purchase of stock will not be treated as explained. The assesse has to prove such entry by producing supporting evidences. In the absence of the supporting evidence declaring the said income in the return of income qua the excess tock would not be accepted as explanation of source of the investment in excess stock. The onus of explaining the source of excess stock as per the provisions of section 69B of the Act lies on the assesse and failure of the assesse to explain source to the satisfaction of the AO would lead to application of the provisions of section 69B and consequently the provision of section 115BBE of the Act. He has relied upon the orders of the authorities below. 5. We have considered the rival submission as well as relevant material on record. Undisputedly, it is a case of excess stock found during the survey based on valuation report prepared for availing loan. It is not case of excess quantity of stock found during the survey but it is only difference of value as per valuation report and valuation recorded in the books of account. There may be separate parameters for valuation of the inventories/closing stock in the valuation report then the basis of the valuation as per the accounting standard. Once the quantity of the stock is not in dispute then the variation in valuation can at the most lead to deflation of the cost of the construction of project. There is no dispute that ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 6 of 30 Page 6 of 30 the stock in question is the business asset of the assessee and therefore, the discrepancy in the value of the stock which is duly recorded in the books of account so far as the quantity is concerned then the same would not fall in the mischief of section 69B of the Act. Further, the assesse in the statement recorded during the survey has clearly explained in the reply of questions no.13 to 16 about the nature and source of the surrendered income as under: न 13. आपके यवसाय त!ठान पर सव " #ण काय$वाह के दौरान Bench Mark Business Park से संबं धत पायी गई Valuation Report आपको 6दखा रहा ह ू ँ उसके आधार पर 6दनांक 30.09.2018 को उ?त project का म ू Aय ( valuation) D. 12,58,90,000/- दशा$या गया है जबLक लेखा प ु NतकO के अन ु सार Opening W.I. P as on 01/04/2018 D. 14,70,46,889/- एवं चाल ू वष$ मV 01/04/2018 से 30/09/2018 तक addition in W.I.P D. 1,23,11,648/- इसमV से 6दनांक 01/04/2018 से 30/09/2018 तक WवXय Lकया गया को!ट का म ू Aय D. 5,36,32,143/-, इस कार 6दनांक 30.09.2018 को W.I.P D. 10,57,26,394/- है। अतः Project मV WIP से संबं धत अंतर क\ रा]श D. 2,01,63,606/- के बारे मV Nप!ट करण दे । उ^र उ?त अंतर क\ रा]श D. 2,01,63,606/- Books क\ figure एवं valuation Report के अंतर पर आधा_रत है । य`यWप valuation Report अपने आप मV estimated figure होती है । Lक त ु इसको aि!टगत रखते ह ु ए एवं to Purchase peace and maintain harmony मc चाल ु Wव^ीय वष$ 2018-19 क\ यापार क\ नय]मत आय के अलावा चाल ु वष$ क\ यावसा यक आय के dप मV D. 2,01,63,606/- इस शत$ पर घोWषत करता ह ू ँ Lक इस पर कोई शािNत आरोWपत नह ं क\ जायेगी । न 14 आपके `वारा न Xं .13 के उ^र मV दशा$या गया है Lक Valuation Report मV estimated figure होते है जबLक यह _रपोट$ Technical person `वारा तैयार क\ गई है िजस estimated नह ं माना जा सकता है क ृ पया Nप!ट करV । उ^र यह एक आधारभ ू त सhय है Lक दो Technical persons `वारा एक ह Property का Valuation अलग ह नकलता है इस]लये Valuation ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 7 of 30 Page 7 of 30 Report को estimated Report कहना गलत नह ं है । य`यWप इसके अंतर को उ^र Xं . 13 मV Nवीकार Lकया गया है। न 15 आपके यावसा यक त!ठान पर सव " #ण काय$वाह के दौरान Cash D. 1,09,800/- भौ तक सhयापन के आधार पर पाया गया जबLक आपके `वारा Nत ु त Trial Balance के आधार पर रोकड शेष 1,07,326/- है । क ृ पया अ धक पायी गई ]सAलक D. 2,474/- के बारे मV Nप!ट करे । उ^र रोकड D. 2,474/- अ धक पायी गयी है इसके बारे मV जबाब देने मV असमथ$ ह ू ँ िजसे मेरे चाल ू Wव^ वष$ 2018-19 क\ नय]मत आय के अलावा घोWषत करता ह ू ँ । न 16 आपके `वारा 6दए गए उपरो?त बयान के अलावा क ु छ ओर कहना है क ृ पया Nप!ट करV । उ^र मेरे `वारा उपरो?त बयान के अन ु सार D. 2,01,66,080/- Wव^ वष$ 2018-19 क\ नय]मत आय के अलावा यवसाय से आय के dप मV घोWषत क\ गयी िजस पर आयकर ावधानO के अन ु सार कर का भ ु गतान करने का वचन देता ह ू ँ । उ?त बयान मेरे `वारा प ू ण$ होशहवास मV सोच समझकर nबना दबाव मV 6दये गये है िज हे पढ़कर समझकर हNता#र कर रहा ह ू ँ । 6. Once the assessee at the first instance at the time of survey itself has explained the surrendered income as business income of the assessee which is on account of discrepancy in the value as determined by the valuer in comparison to the value recorded in the books of account then the said difference offered to tax by the assessee cannot be deemed as income u/s 69B of the Act. 7. The Hon’ble Rajasthan High Court in case of Pr. CIT vs. Bajargan Traders (supra) has upheld the finding of the Tribunal that excess stock found during the survey is not separable and identifiable but it is part of mixed stock found at the premises which including declared stock as per books as computed by the survey team. Therefore, it is held that the provision of section 69B of the Act cannot be made applicable as primary condition for invoking the provision is that asset should be separately ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 8 of 30 Page 8 of 30 identifiable and it should have independent physical existence on its own. Coordinate Bench of this Tribunal in case of ACIT vs. Anoop Neema(supra) has also considered an identical issue as under: “7. We have heard rival contentions and perused the records placed before us. Revenue’s sole grievance is that Ld. CIT(A) erred in not treating the income of Rs. 1,41,75,568/- declared during the course of search carried out on 15.12.2016 as unexplained investment u/s 69 r.w.r.t. 115BBE of the Act. We notice that during the course of search excess stock of gold weighing 6433.812 gms was found amounting to Rs.1,41,75,568/-. Mr. Anoop Neema in his statement recorded on oath on 16.12.2016 u/s 132(4) of the Act accepted the value of excess stock as additional business income for financial year 2016-17. So far as, admission of undisclosed income of Rs.1,41,75,569/- is concerned there is no dispute at the end of both the parties. The bone of contention is that whether the provision of section 115BBE of the Act are applicable on the surrendered income of Rs.1,41,75,568/- we find that Ld. CIT(A) on examination of the fact, settled judicial precedence, also appreciating that the alleged income is business income earned by the assessee during the normal course of its business and was part of the total business stock available at the business premises and also observing that provisions of section 115BBE of the Act are applicable from 01.04.2017 and are thus not applicable on the case of assessee as the search was carried out on 15.12.2016 observing as follows: Ground No 1 to 5:- Through these grounds of appeal, the appellant has challenged the treating of Rs. 1,41,75,568/- declared during search as unexplained investment u/s 69 r.w.s 115BBE of the Act and not as a business income. During the course of search, valuation of stock was taken by registered valuer and net weight of gold was found at 25,857.490 gms valued at Rs. 5,67,73,734/-, however, the value of gold as per books of accounts of the assessee was at 19,423.678 gms valued at Rs. 4,25,98,165/-. Therefore, a difference in stock of 6433.812 gms was found amounting to Rs. 1,41,75,569/-. Statement of Shri Anoop Nema was recorded on oath on 16.12.2016, wherein, he has accepted value of excess stock of gold as additional income for FY 2016-17 (AY 2017-18). The relevant extract of statement is also scanned on page no 4 & 5 in the body of assessment order. The AO during the course of assessment proceedings observed that the assessee has declared excess stock as undisclosed ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 9 of 30 Page 9 of 30 income in return of income for AY 2017-18. However, the AO required the assessee to separately credit the excess stock of Rs. 1,41,75,568/- in P/L account but the same was not done by him. The AO therefore, considering the excess stock as unexplained investment made addition of Rs. 1,41,75,568/- to the income of the appellant u/s 69 r.w.s 115BBE of the Act. 4.1.1 The appellant during the course of appellate proceedings has stated that an excess stock of gold was found during the course of search and the same was also not recorded in regular books of accounts, thereby the AO has invoked provisions of section 69, however, no enquiry was made by the AO regarding the source of acquisition of excess stock, therefore, the disallowance made by the AO u/s 69 r.w.s 115BBE is unlawful. Further, the amended provisions of section 115BBE are applicable from 01.04.2017 and not from the date of search. 4.1.2 I have considered the entire matrix of the case, various case law cited by the appellant and also perused assessment order. It is undisputed fact that during the course of search excess stock of gold worth Rs. 1,41,75,568/- was found in possession of appellant. Therefore, appellant during search made disclosure of 1,41,75,568/- on account of undisclosed income, however, the appellant while filing return of income has directly credited the same in his capital account and without showing the same as additional income. Therefore, the additional income offered was not shown in profit and loss account. Thus, the AO was justified in making addition on account of undisclosed income declared in statement recorded on oath u/s 132(4) during search. Also, the appellant has accepted the addition made by the AO amounting to Rs. 1,41,75,568/- vide written submissions dated 26.07.2019. However, the appellant has objected to the findings of the AO on treating the additional income offered (or say business income) by the appellant as unexplained investment u/s 69 r.w.s 115BBE of the Act. After considering the plea of appellant interalia facts of the case it can be easily said that the instant case revolves around applicability of two different sections i.e. section 69A and section 115BBE of the IT Act. (a) Applicability of provisions of section 69A (unexplained investment) of the Act:- The AO found appellant of guilty of invoking provisions of section 69 of the Act and has re-classified the income of the appellant u/s 69A of the Act. before moving ahead, I find it important to quote relevant provision section 69 of the Income Tax Act which is as under:- “69. Where in the financial year immediately preceding the assessment year the assessee has made investments which are not recorded in the books of account, if any, maintained by him for any source of income, and the assessee offers no explanation about the nature and source of the investments or the explanation offered by him is not, in the opinion of the ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 10 of 30 Page 10 of 30 Assessing Officer, satisfactory, the value of the investments may be deemed to be the income of the assessee of such financial year.”[emphasis supplied] Any assessee can be held guilty of invoking provisions of section 69 of the Income Tax Act if, (i) where in any financial year, the assessee is found to have made certain investments; (ii) such investments are not recorded in the books of account, if any, maintained by the assessee; (iii) the assessee offers no explanation about the nature and source of such investments; and finally, (iv) even if any explanation is offered by the assessee, such explanation in the opinion of the Assessing Officer is not satisfactory. Conditions (i) and (ii) are mandatory in nature and out of condition (iii) and (iv) only one or both as the case may be fulfilled. In the instant case condition no (i) and (ii) has been fulfilled by the appellant, however, on perusal of copy of assessment order it has been observed that neither the search party nor the AO has ever enquired about source of acquisition of excess stock. During the course of search statement of appellant was also recorded on oath u/s 132(4) of the Act wherein in reply to Q.No 8 the appellant has specifically and clearly admitted that the undisclosed income has been earned out of business income in the relevant pervious year. Thus, condition (iii) or (iv) has not been invoked by the appellant, therefore, addition u/s 69 alone of this fact is untenable as held by Hon’ble Jurisdictional ITAT, Indore Bench in the case of Mukesh Sangla HUF vs. DCIT (2016) 27 ITJ 172 (Trib.-Indore). Nonetheless, neither the search party during course of search nor the AO during assessment proceeding found that appellant has been doing business other than manufacturing and trading of gold ornaments or has any other undisclosed source of income. Further the excess stock found in possession of the appellant was not kept separately and was not easily identifiable. The excess stock was part of the mixed lots of stock found at the premises of the appellant which included declared stock as per books of account and also the excess stock as found during the search. Since the excess stock in possession was not clearly identifiable or was not kept at a secret place, therefore, it can be safely held that the same could have been earned/accumulated over the time. However, this presumption of accumulating over a period of time is ruled out with simple stroke of statement of appellant wherein he has admitted that the same has been earned in FY 2016-17(AY 2017-18). Further, the appellant does not have any income other than manufacturing and trading of gold ornaments, therefore, the excess stock found during search was earned out of business income by the appellant. Hon’ble Ahmadabad ITAT in the case of Chokshi Hiralal Maganlal vs DCIT, (ITA No 3281/Ahd/2009 dated 05.08.2011) has held that “the provisions of section 69A/69B of the IT Act can only be applied the case where the asset is separately applicable and separately identifiable and it should have independent physical existence of its own. Since the excess stock is a result of suppression of profit from business over ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 11 of 30 Page 11 of 30 the years and has not been kept identifiable separately but is the part of overall physical stock found, the investment in the excess stock has to be treated as business income. Similar, view has been taken by Hon’ble jurisdictional Indore tribunal in the case of M/s Shahnai Shriram Market vs ITO 1(1), Ujjain (ITA No 658/Ind/2014 dated 15.05.2015. (a)(i) It is a settled law that additional income declared on account of excess stock is business income of the assessee. This proposition finds support from the following case laws:- (a) Bajrang Traders Vs. ACIT (Circle)-2, Alwar (ITA No. 137/Jp/17 dated 17.03.2017). In this case, it is held as under:- 2.11 Having said that, the next issue that arises for consideration is whether the amount surrendered by way of investment in the unrecorded stock of rice has to be brought to tax under the head “business income” or “income from other sources”. In the present case, the assessee is dealing in sale of food grains, rice and oil seeds, and the excess stock which has been found during the course of survey is stock of rice. Therefore, the investment in procurement of such stock of rice is clearly identifiable and related to the regular business stock of the assessee. The decision of the Co-ordinate Bench in case of Shri Ramnarayan Birla (supra) supports the case of the assessee in this regard. Therefore, the investment in the excess stock has to be brought to tax under the head “business income” and not under the head income from other sources”. In the result, ground No.1 of the assessee is allowed. (b) DCIT (Central), Ajmer Vs. Ramnarayan Birla (ITA No. 482/Jp/2015 dated 30.09.2016) In this case, it is held as under:- 4.3. We have heard rival contentions and perused the material available on record. Undisputed facts emerged from the record that at the time of survey excess stock was found. It is also not disputed that the assessee is engaged in the business of jewellery. During the course of survey excess stock valuing Rs. 77,66,887/- was found in respect of gold and silver jewellery. The Coordinate Bench in the case of Chokshi Hiralal Maganlal vs. DCIT, 131 TTJ (Ahd.) 1 has held that in a cases where source of investment/expenditure is clearly identifiable and alleged undisclosed asset has no independent existence of its own or there is no separate physical identity of such investment/expenditure then first what is to be taxed is the undisclosed business receipt invested in unidentifiable unaccounted asset and only on failure it should be considered to be taxed under section 69 on the premises that such excess investment is not recorded in the books of account and its nature and source is not identifiable. Once such excess investment is taxed as undeclared business receipt then taxing it further as deemed income under section 69 would not be necessary. Therefore, the first attempt of the assessing authority should be to find out link of ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 12 of 30 Page 12 of 30 undeclared investment/expenditure with the known head, give opportunity to the assessee to establish nexus and if it is satisfactorily established then first such investment should be considered as undeclared receipt under that particular head. It is observed that there is no conflict with the decision of Hon’ble Gujarat High Court in the case of Fakir Mohd. HajiHasan (supra) where investment in an asset or expenditure is not identifiable and no nexus was established then with any head of income and thus was not available for set off against any loss under any other head. Therefore, the Hon’ble Coordinate Bench held that where asset in which undeclared investment is sought to be taxed is not clearly identifiable or does not have independent identity but is integral and inseparable (mixed) part of declared asset, falling under a particular head, then the difference should be treated as undeclared business income explaining the investment. In the present case the excess stock was part of the stock. The revenue has not pointed out that the excess stock has any nexus with any other receipts. Therefore, we do not find any fault with the decision of the ld. CIT (A) directing the AO to treat the surrendered amount as excess stock qua the excess stock found. (c) Fashion World Vs. ACIT (Cirecle)-12, Ahemdabad (ITA No. 1634/Ahd/2016 dated 12.02.2010) In this case, it is held as under:- 12. Thus the important aspect that emerges from the entire discussion is that for invoking deeming provisions under sections 69, 69A, 69B & 69C there should be clearly identifiable asset or expenditure. In the present case we find that entire physical stock of Rs.25,14,306/- was part of the same business. Both kind of stock i.e. what is recorded in the books and what was found over and above the stock recorded in the books, were held and dealt uniformly by the assessee. There was no physical distinction between the accounted stock or unaccounted stock. No such physical distinction was found by the Revenue either. The assessee has repeatedly claimed that unaccounted business income is invested in stock and there is no amount separately taxable under section 69. The department has ignored this claim of the assessee and sought to tax the difference between book-stock and physical-stock as unaccounted investment under section 69 without considering the claim of the assessee that first the business receipt has to be considered and then investment should be treated as coming out of such unaccounted income. The difference in stock so worked out by the authorities below had no independent identity of its own and it is part and parcel of entire lot of stock. The difference between declared stock in the books and what is physically found would only be a mathematical expression in terms of value and not a separate independent identifiable asset. Therefore, it cannot be said that there is an undisclosed asset existed independently. Once this is so then what is not declared to the department is receipt from business and not any investment as it cannot be co-related with any specific asset. ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 13 of 30 Page 13 of 30 14. To conclude sum of Rs.8,10,011/- being difference in stock is represented by undeclared business income. It does not have a separate physical identity. It is to be only taxed under the head ‘business’. Other assets have separate physical identity being furniture and fixtures, air conditioners etc. They cannot have a direct nexus with business and therefore investment therein has to be considered under section 69 only. 15. In view of the above, AO is directed to consider the sum of Rs.8,10,011/- as undisclosed business income assessable under the head ‘business’ and other two sums under section 69. The business income including application of section 40(b) has to be considered accordingly. For calculation of income in view of our above observations, we restore the matter to the file of AO. (d) Chokshi Hiralal Maganlal Vs. DCIT, Ahemadabad (ITA No. 3281/Ahd/2009 dated 05.08.2011) In this case, it is held as under:- 9. Since in the present case excess stock found during the survey is not separately and clearly identifiable but is part of mixed lots of stock found at the premises which included declared stock as per books and also the excess stock as computed by the survey officers, the provisions of section 69B cannot be made applicable as primary condition for invoking the provisions of section 69A, 69B is that the asset should be separately identifiable and it should have independent physical existence of its own.Since excess stock is a result of suppression of profit from business other the years and has not been kept identifiable separately but i.e. the part of overall physical stock found, the investment in the excess stock 'has to be treated as business income as per detailed reasons given in the case of Fashion World (supra). Once excess stock is treated as business income then assessee is entitled for higher remuneration to the partners as per section 40(b). As a result, this ground -of assessee is allowed. (e) Shri Lovish Singhal Vs. ITO, Ward-2, Sriganganagar (ITA No. 143/Jodh/2018 dated 25.05.2018) In this case, it is held as under:- I have heard the rival contentions and record perused. I have also carefully gone through the orders of the authorities below. I have also deliberated on the judicial pronouncements referred by the lower authorities in their respective orders as well as cited by the ld AR during the course of hearing before the ITAT in the context of factual matrix of the case. From 18 ITA 142 to 146/Jodh/2018 Vasu Singhal Vs ITO with 4 Ors. cases the record, I find that during the course of survey, income was surrendred by the assessee on account of stock, excess cash found out of sale of stock and also in respect of incriminating documents. As per judicial pronouncements cited by the ld. AR and also the decision of Hon’ble Rajasthan high court in the case of Bajrang Traders in Income Tax Appeal No. 258/2017 dated 12/09/2017 I observe that the Hon'ble High Court in respect of excess stock found during the course of survey and surrender made thereof was found to be taxable ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 14 of 30 Page 14 of 30 under the head ‘business and profession’. Similarly in respect of excess cash found out of sale of goods in which the assessee was dealing was also found to be taxable as business income. Applying the proposition of law laid down in the judicial pronouncements as discussed above, I hold that the lower authorities were not justified in taxing the surrender made on account of excess stock and excess cash found U/s 69 of the Act. Thus, there is no justification for taxing such income U/s 115BBE of the Act. (f) ACIT Vs. Sanjay Bairathi Gems Ltd – 189 TTJ 487/492 (Jp). In this case, it is held as under:- From the above, it is seen that the excess stock found during the search operation is not separately and clearly identifiable but is part of mixed lots of stock found at the premises which included declared stock as per books and also the excess stock as computed by the authorized officers during the search operation at the premise. Since excess stock is a result of suppression of profit from business over the years and has not been kept identifiable separately but is the part of overall physical stock found, the investment in the excess stock has to be treated as business income. Further, the excess stock so found is part of the regular business, therefore, following decision of Hon'ble Tribunal Bench Jaipur in case of Ramnarayan Birla (cited supra), the same has to be taxed under the business income. Otherwise even if the same is taxed under s. 115BBE of the Act, the provisions of not allowing the set off has come into effect from 1st April, 2017 (g) ACIT vs M/s A Star Exports and M/s Asian Star Diamonds International Pvt Ltd (2015) 5 TMI 1312 (ITAT Mumbai) wherein it has been held as under:- “8. We have considered rival contentions, carefully gone through the orders of the authorities below and also deliberated on the judicial pronouncements referred by lower authorities in their respective orders as well as cited by ld. DR and AR during the course of hearing before us. From the record we found that the assessee a partnership firm is in the business of trading, import, export, manufacturing, wholesale and retail dealing in diamonds, gems and jewellery The main object of the assessee firm is to carrying out the business of import, export, manufacturing, wholesale and retail dealing in diamonds, gems and jewellery. The partnership business was of importers, exporters, manufacturers, processors, investors, wholesalers, distributors, retailers, dealers and indenting agent of diamonds, synthetic stones, gems and jewellery, precious and semi precious metals and miners and ornaments and article made thereof including jewellery, decorative and precious objects of arts and crafts and to cut, design polish rough diamond, gems and precious stones and that of investment and lending and to do any other business as may be mutually agreed upon by the partners. In the return of income filed for the year under consideration, the assessee has ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 15 of 30 Page 15 of 30 shown income under the head profit and gains of business and profession and other sources. In the search action, three loose papers were found and seized as part of Annx - 5 of the panchnama prepared on 29.10.2011 at the office premises of 114/116, Mittal Court, C-Wing, 11th floor, Nariman Point, Mumbai - 400021. These documents mention the carat value, rate per carat and total value of diamonds. In the course of search proceedings Shri Vipul Shah confirmed that these loose papers were containing stock details of M/s A'Star Exports, M/s. Asian Star Diamond International P. Ltd. and M/s. Rahil Agencies. The stock mentioned in the above referred seized papers was stated as placed in one safe located at the office premises. The stock of diamonds found from the safe was valued by the Govt. Approved valuer appointed by the Income Tax Department at the time of prohibitory order execution and was valued as follows: The statement of Shri Vipul Shah was again recorded on 27/12/2010, wherein he admitted the unaccounted stock of 34,50,00,516/- including unaccounted stock of 13,47,63,640/- pertain to the assessee. The computation of the total income of the assessee had declared undisclosed income of 13,47,63,640/- in the form of stock of polished diamonds under the head "profit and gains of the business and profession". In the course of assessment the assessee submitted .its explanation on why the undisclosed stock should be treated as a business income. In this connection it was stated that at the time of search, the investigating officers found unaccounted stock in the business premise of the assessee at 114/116, Mittal Court, 'C' Wing, 11th Floor, Nariman Point, Mumbai - 400021. This stock was valued at 13,47,63,640/- by the income tax valuer. Consequently the assessee declared this amount as stock in trade and this contention of the assessee was accepted by the Investigating officer. Who has released the stock after valuation and not impounded/seized. The statement of Shri Vipul P. Shah Partner of the firm was again recorded on 20.11.2012 wherein in reply to the question no. 22 he has stated that this undisclosed income is generated through unrecorded trading of diamonds. Q.22 Please explain as to how this undisclosed income is generated? Ans: it is through unrecorded trading of diamonds. " It is clear from the above facts that the declaration was related to business stock in trade hence it is evident that the declaration amount is required to be assessed under the head' Income from Business or profession. Thus, the undisclosed income of 13,47,63,640/- declared voluntarily by the assessee for A.Y. 2011-12, is undisclosed stock held under the customary trading of the business and hence should be treated as the business income of the assessee firm and not as undisclosed investment as held by the AO. If all the three conditions of Section 69 exist together, the unrecorded investment or value of assets can be deemed to be assessee's income of the relevant financial year. In the present case all three conditions as required under section 69 are not fulfilled because the appellant has offered explanation and nature of source of acquisition as undisclosed stock received from the ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 16 of 30 Page 16 of 30 unaccounted trading of diamond as source of income. The partner of the firm has time and again stated in his statement that diamond found in the premises during the search is out of unrecorded trading of diamonds hence the third part of section 69 is not satisfied hence the said stock is not taxable under section 69 of the Act.” (h) M/s Surekh Jewellers vs DCIT ITA No 18/PN/2016 dated 12.06.2016. (i) M/s Silver Palace vs DCIT ITA No 893/PUNE/2016 dated 29.06.2018 (ITAT Pune) (j) M/s Solanki Jewellers vs DCIT ITA No 858/PN/2016 dated 18.11.2016. (k) ITO vs Jmandas Muljibahai (2006) 99 TTJ 197 (ITAT Rajkot). (l) M/s Dev Raj Hi Tech Machines vs DCIT ITA No 326 of 2014 dated 07.10.2015 (ITAT Amritsar) (a)(ii) From the above discussion and in view of the plethora of judgments on this settled issue, I am of the considered view that section 69 was clearly not applicable in the case of appellant and the suppressed income found by way of excess stock was business income of the appellant and cannot be treated as unexplained investment u/s 69A of the IT Act. (b) Applicability of amended provisions of section 115BBE of the Act:- During the course of search excess stock of gold was found amounting to Rs. 1,41,75,568/-. The appellant made voluntary declaration of additional income and the same has been taken into consideration in regular return of income. Till this point there is not dispute. The issue creating dispute is that the additional income disclosed by appellant (during search) has been incorporated in books of accounts as business income, however, the AO has treated the same as unexplained investment u/s 69 of the Act and made subsequent addition in the income of appellant by applying tax rate as per amended provisions of section 115BBE of the Act. First of all let me discuss whether the provisions of section 115BBE are applicable to this case or not. Therefore the relevant extract of pre-amended and post amended provisions of section 115BBE is reproduced for the sake of clarity:- Pre amended provisiosn of section 115BBE of the Act:- “115BBE(1). Where the total income of an assessee includes any income referred to in section 68, section 69, section 69A, section 69B, section 69C or section 69D, the income-tax payable shall be the aggregate of— (a) the amount of income-tax calculated on income referred to in section 68, section 69, section 69A, section 69B, section 69C or section 69D, at the rate of thirty per cent; and ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 17 of 30 Page 17 of 30 (b) the amount of income-tax with which the assessee would have been chargeable had his total income been reduced by the amount of income referred to in clause (a).” Post amended provisions of section 115BBE of the Act:- “115BBE(1). Where the total income of an assessee,— (a) includes any income referred to in section 68, section 69, section 69A, section 69B, section 69C or section 69D and reflected in the return of income furnished under section 139; or (b) determined by the Assessing Officer includes any income referred to in section 68, section 69, section 69A, section 69B, section 69C or section 69D, if such income is not covered under clause (a), the income-tax payable shall be the aggregate of— (i) the amount of income-tax calculated on the income referred to in clause (a) and clause (b), at the rate of sixty per cent.; and (ii) the amount of income-tax with which the assessee would have been chargeable had his total income been reduced by the amount of income referred to in clause (i). The provisions of section 115BBE of the Income Tax Act are applicable where addition is made under section 68, 69, 69A, 69B, 69C and 69D i.e. from residuary category w.e.f 01.04.2017. Hon’ble Supreme court in the case of CIT vs Vatika Township Pvt Ltd (2014) 24 ITJ 532 (SC): (2014) 271 CTR 1: (2014) 227 Taxmann 121 has held that “An amendment made to the taxing statute can be said to be intended to remove ‘hardships’ only of the assessee, not of the department-on the contrary, imposing a retrospective levy on the assessee would have caused undue hardship. Hon’ble ITAT Indore in the case of Priyadharshani Construction vs ITO (2012) 19 ITJ 276 (Trib-Indore) has held that “Substantive law shall be understood to be applicable prospectively unless made specifically retrospective. Similar view was taken in following judgments by various courts and tribunals:- • Hon’ble Rajasthan High Court in the case of CIT vs Bajargan Traders [Appeal No 258/ 2017 dt 12-09-2017]; • Hon’ble Ahmedabad bench of ITAT in the case of Chokshi Hiralal Maganlal vs DCIT as reported in 141 TTJ 001; • Hon’ble Jodhpur bench of ITAT in the case of Lovish Singhal & Others vs ITO [Appeal No 143/ Jodh/ 2018]; • Hon’ble Jaipur bench of ITAT in the case of DCIT vs Ramnarayan Borla [Appeal No 482/ JP/ 2015 dt 30-09-2016]; • Hon’ble Supreme Court in the case of Lakhmichand Baijnath Vs CIT as reported in 35 ITR 416; • Hon’ble Apex Court in the case of Nalini Kant Ambalal Mody vs SAL Narayan Row as reported in 61 ITR 428. ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 18 of 30 Page 18 of 30 In the instant case search u/s 132 of the Act took place on 15.12.2016. Since, the search in the case of appellant was carried out on 15.12.2016 and additions were made consequential to search, therefore, the assessing officer was not justified in stating that provisions u/s 115BBE were invoked by the appellant which infact was applicable from 01.04.2017 and not from 15.12.2016 (date of search). 4.1.3 In view of the above discussion, it is evident that the appellant does not have any other source of income except manufacturing and trading of gold ornaments. Also, neither the search party nor the AO was able to bring to light other facts or evidence suggesting that the excess stock was not acquired through business activities carried out by the appellant. Therefore, the AO is directed to treat the sum of Rs. 1,41,75,568/-, which was voluntarily disclosed as additional income, as business income of the appellant by applying normal tax rate while giving effect of this order. Therefore, appeal on these grounds is Allowed. 8. We on perusal of the above finding and the various judgments and decisions referred hereinabove by Ld. CIT(A) find that the alleged excess stock was not kept separately at any other place and was part of the total business tock found at the assessee’s business premises are sufficient enough to indicate that the alleged investment in excess stock is part of the business income we also find that alleged excess stock was duly accepted by assessee as part of unaccounted business and source thereof stated during the course of search itself and no other incriminating material was found during search proceedings and therefore is not an undisclosed income as held by the ld. AO. We, therefore, find no infirmity in the finding of Ld. CIT(A) rightly holding that the provision of section 115BBE of the Act are not applicable on the surrendered income on account of excess stock valuing at Rs. 1,41,75,568/-found during the course of search. Thus, grounds no. 1 to 3 raised by the revenue are dismissed. 8. Similar view has been taken by the Coordinate Bench of the Tribunal in case of DCIT vs. Krishna Kumar Verma (supra) and in case of DCIT vs. M/s Punjab Retail Pvt. Ltd. (supra). We further note that the Chandigarh Benches of the Tribunal in case of Gandhi Ram vs. Pr. CIT has also considered and decided an identical issue as under: “7. We have heard the rival contentions and purused the material available on record. For exercise of jurisdiction u/s 263 of the Act, the ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 19 of 30 Page 19 of 30 order passed by the Assessing officer should satisfy the twin tests of being erroneous as well as prejudicial to the interest of the Revenue. As per ld PCIT, the discrepancies found, confronted and accepted by the assessee during the course of survey attract the deeming provisions of section 68, 69, 69A, 69B & 69C and the income referred therein is chargeable to tax at rate prescribed under section 115BBE Act. As per ld PCIT, the Assessing officer has failed to enquire about the source of income in order to assess the income under the appropriate head of income or the relevant deeming provisions and accordingly, the order so passed has been held as erroneous and prejudicial to the interest of Revenue. Thereafter, the ld PCIT has gone ahead and held that income of the assessee is income referred in the aforesaid deeming provisions and chargeable to tax under section 115BBE of the Act. 8. Firstly, how the ld PCIT has arrived at a conclusive finding that the discrepancies found, confronted and accepted by the assessee during the course of survey attract the deeming provisions of section 68, 69, 69A, 69B & 69C is not apparent from the impugned order. Merely stating that excess cash is clearly covered u/s 68 or 69A, excess stock is covered u/s 69 or 69B, construction of Shed/Godown is covered u/s 69B or 69C and advances made to Sundry Parties is covered u/s 69, 69B or 69D is like an open ended hypothesis which is not supported by any specific finding that the matter shall fall under which of the specific sections and how the conditions stated therein are satisfied before the said provisions are invoked. It is like laying a general rule, which to our mind is beyond the mandate of law, that wherever there is a survey and some income is detected or surrendered by the assessee, the deeming provisions are attracted by default and by virtue of the same, provisions of section 115BBE are attracted. The ld PCIT has to record his specific findings as to the applicability of the relevant provisions and how the explanation called for and offered by the assessee is not acceptable in the facts of the present case which is clearly absent in the instant case. Therefore, where the ld PCIT himself is not clear about the applicability of relevant provisions and in the same breath holding the Assessing officer to task by not invoking the said provisions is clearly shooting in the dark which cannot be sustained in the eyes of law and the order so passed therefore cannot be held as erroneous in the eyes of law. 9. Now, coming to the findings of ld PCIT that the Assessing officer has failed to enquire about the source of income in order to assess the income under the appropriate head of income or the relevant deeming provisions of the Act. In this regard, we find that there are documents in form of statement of the assessee recorded u/s 133A during the course of survey and the surrender letter dated 21.10.2016 submitted by the assessee at the time of survey and these documents are very much part of the records which is available at the time of assessment as well as at the time of examination by the ld PCIT. In the statement ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 20 of 30 Page 20 of 30 so recorded at the time of survey, the assessee was specifically asked about the source of his income and in response, he has submitted that he is getting income from Gandhi General Store and share of profit from partnership firm, M/s Gandhi Soap and Detergent Industries. Thereafter, in respect of excess cash found at the time of survey, the assessee was asked a specific question to explain the difference and in response, he has submitted that the difference or the excess cash is on account of sales realization during the previous days which he offers over and above his normal business income. Thereafter, in respect of difference in stock of Rs 25,50,000/-, he has submitted that the difference is on account of higher gross margins in the earlier period and which he surrenders in addition to his normal business income. Similar questions have been raised regarding nature and source of cost of construction of building amounting to Rs 25,00,000/- and advances given to various persons. We therefore find that the assessee has been asked specific questions regarding not just the discrepancy but the nature and source thereof during the course of survey and it is clearly emerging that the source of such income is his business income. Further, the said fact is corroborated by the surrender letter dated 21.10.2016. Apparently, the ld PCIT has failed to take into consideration these documents which are very much part of the records. Following the surrender so made, the assessee has offered the additional income as business income in his return of income and paid due taxes thereon. During the course of assessment proceedings, the Assessing officer has specifically taken cognizance of these facts, as apparent on the face of the assessment order, that assessee has voluntarily surrendered Rs 1,02,00,000/- over and above the normal business income in his return of income and has accordingly not drawn any adverse inference. We therefore find that the Assessing officer has duly taken cognizance of statement of the assessee recorded during the course of survey, the surrender letter and the return of income, and after examination thereof and due application of mind has not drawn any adverse inference and income has been rightly assessed under the head “business income”. In light of the same, we are of the considered view that the order so passed by the Assessing officer cannot be held as erroneous due to lack of enquiry or for that matter, requisite enquiry on the part of the Assessing officer. Where the Assessing officer after due appreciation of facts and circumstances of the case, assessed the income under the head “business income” and didn’t invoke the deeming provisions as so suggested by the ld PCIT, we do not believe that there is any error on part of the Assessing officer and the order so passed by him cannot be held as erroneous. As we have stated above, the ld. PCIT without recording any specific findings as to the applicability of deeming provisions has gone ahead and held that the deeming provisions are applicable in the instant case. Even for sake of argument, where such a view is taken on face value, it would be a case where a different view has been expressed by the ld PCIT, however, the same doesn’t lead to the conclusion that the view taken ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 21 of 30 Page 21 of 30 by the Assessing officer as erroneous as the AO has taken into consideration the entirety of facts and circumstances of the case, the explanation offered by the assessee during the course of survey regarding the source of such income and thereafter, has assessed the income under the head “business income”. The view so taken by the Assessing officer is after due application of mind and therefore cannot be held as unsustainable in the eyes of law. In the facts and circumstances of the present case, where there are specific questions asked during the course of survey regarding the nature and source of income and which has been adequately responded to by the assessee and thereafter acted upon in terms of disclosing the income in the return of income under the appropriate head of income and where the same is duly examined and taken into consideration by the Assessing officer during the course of assessment proceedings, the order so passed by the Assessing officer cannot be held as erroneous in nature.” 9. Similar view has also been taken by the Coordinate Bench of the Tribunal in case of M/s Signature Builders(supra) as under: “48. From perusal of the above detailed finding of Ld. CIT(A) and M/s Signature Builders & Ors ITA No.184 to 186/Ind/2018 & Ors various case laws referred and relied by the Ld. Counsel for the assessee we are of the considered view that the ratio laid down by the decision referred herein above are squarely applicable to the issue and facts raised before us by the revenue authorities with regard to the addition made for unexplained investment u/s 69B of the Act for the amount incurred for construction of the project and addition made solely on the basis of Departmental Valuation Officer report even though books of accounts of the assessee as well as the book results have not been rejected by the Ld. A.O nor any material evidence was unearthed during the course of search and in the assessment proceedings which could prove that unaccounted investment has been made by the assessee in the residential project Signature Residency. We therefore in the given facts and circumstances of the case, respectfully following judicial pronouncements referred and relied by the Ld. Counsel for the assessee and Ld. CIT(A) and also in the light of the fact that firstly the assessee has maintained regular books of accounts which are not found to be incomplete or unreliable and also have not been rejected by the Ld. A.O and secondly Valuation was done of the incomplete project which has been valued not on the basis of local M/s Signature Builders & Ors ITA No.184 to 186/Ind/2018 &Ors price but on the basis of Delhi rates which are universally accepted on higher side. Therefore since no defects were pointed out in the books of accounts regularly maintained by the assessee and are duly audited and no incriminating material was found in the search to show that unaccounted investment in the building project has been made, addition made purely on the basis of ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 22 of 30 Page 22 of 30 Departmental Valuation Report, we find no reason to interfere in the finding of Ld.CIT(A) who was rightly deleted the addition for the alleged undisclosed investment u/s 69B of the Act made by the Ld. A.O at Rs.2,73,48,559/- Rs.5,32,58,155/- and Rs.4.38,32,956/- for Assessment Years 2012-13, 2013-14 and 2014-15 respectively. We accordingly confirm the finding of Ld. CIT(A) on this issue and dismiss Revenue's common Ground No.1 raised for Assessment Years 2012-13, 2013-14 and 2014-15 in ITA No.174 to 176/Ind/2018. 10. Once the facts emerging from the record shows that the excess stock found during the search is part of the total stock and entire lot of stock of the assesse, which is recorded in the books of account then the excess value of stock found at at the time of survey and consequently surrendered by the assessee and also offered to tax in the return of income cannot be an investment in specified asset or the assesse is owner of any bullion, jewellery or other valuable articles as per the provisions of section 69B of the Act. An identical issue has been considered and decided by Hon’ble High Court as well as this Tribunal in series of cases some of these are reproduced above. Accordingly in the facts of the case the excess stock would not fall in the mischief of section 69B of the Act. The question also arises whether the excess stock found during the survey which is not separate from the entire lot of stock of the assessee can be treated as other valuable articles though certainly not in the nature of bullion and jewellery. This question has been considered by the Hon’ble Supreme Court in the latest judgment in case of M/s D.N. Singh vs. CIT, Central, Patna and Another 150 taxmann.com 301 (SC) as under: 64. It is a case of the appellant that applying the Principle of Ejusdem Generis, bitumen would stand out as a strange bed fellow in the company of its immediate predecessor words, viz., money, bullion and jewellery. In other words, it is the case of the appellant that bitumen is a clear misfit and it could not have been the legislative intention to treat bitumen as other valuable article. Our attention is drawn to the Circular No. 20D dated 07.07.1964 issued by Central Board of Direct Taxes, which has been adverted to. {see paragraph 48} ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 23 of 30 Page 23 of 30 65. In Bhagwandas Narayandas v. Commissioner of Income Tax, Ahmedabad and others18, the question, which, inter alia, fell for consideration before a learned Single Judge of High Court of Gujarat, was, whether fixed deposit receipts and title deeds of immovable property were ‘valuable things or articles’, which required a show- cause notice under Rule 112A of the Income-Tax Rules, 1962. Section 132 if the Act also employs the expression ‘other valuable articles’. The Court, inter alia, held as follows: “18. On close consideration of the scheme of sub-section (5) of section 132, we find that the above referred contention of Shri Bhatt is not acceptable. As already pointed out by us in the foregoing discussion, it is evident from the scheme of sub-section (5) of section 132 that the "assets", which are seized during the course of an authorised search under section 132, are expected to be retained only for the purpose of satisfying the tax liability of an assessee as ascertained from his undisclosed income. Therefore, by using the words "valuable article or thing", what the legislature has intended to imply is that the assets covered by these words should be such as could be converted into cash so that the tax liability of the assessee concerned, as revealed from his undisclosed income, could be duly satisfied. In other words, 1973 Vol. 98 ITR 194 the thing or article which can be retained under sub-section (5) of section 132 should be the one which is carrying its own intrinsic value in terms of money. Therefore, the question is whether the fixed deposit receipts and documents of title relating to an immovable property are the things or articles which can be evaluated in terms of money. Obviously, a document of title relating to an immovable property or even a fixed deposit receipt issued by a bank in favour of a particular person are merely the documents of title which, though possessing much evidentiary value, do not passes any intrinsic market value. They do supply evidence of assets which by themselves are valuable but they being mere documents of title, they can neither be negotiated nor be transferred for a valuable consideration. Under the circumstances, we are of the opinion that documents of title, which have no greater value than an evidentiary one, and which do not carry any saleable interest, are not the "valuable things or articles" contemplated either by subsection (5) of section 132 of the Act or by rule 112A of the Rules. There is nothing in the record to show that the fixed deposit receipts, which are seized in this case, carry any inherent market value with them. They are merely the documents evidencing the debt due to the assessee. Similarly, the documents of title relating to an immovable property also contain no more value than an evidentiary one. Thus, since none of those documents has got any intrinsic value in terms of money, we are of the opinion that they are not covered by sub-section (5) of section 132 of the Act or rule 112A of the Rules.” (Emphasis supplied) ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 24 of 30 Page 24 of 30 66. Unlike a document of title or a fixed deposit receipt, which cannot, by itself, be disposed of or alienated, bitumen would be goods, which can be transferred. It would have a value in the market depending upon its quality. In Commissioner of Income Tax v. M.K. Gabrial Babu and others19, the High Court of Kerala was dealing with the question, as to whether immovable property would be covered within the expression ‘other value article or thing’ within the meaning of Section 132(1) of the Act. The Court held: “4. ... A word in a statue is quite often judged by the company its keeps. The preceding words of Section 132(1), cannot be ignored or overlooked. Money, bullion, jewellery, which precede “other valuable article or thing” forge a genus and, consequently, the words “other valuable article or thing” assume a constricted meaning and interpretation in that context. The general principles of interpretation of a restricted meaning being given to certain words, whether it be by applying the principles of ejusdem generis or otherwise restricting it, had been followed by judicial decisions covering much area and many topics. They are not necessarily confined to Income Tax legislation. Those connected with the terms under the Income Tax enactment have been referred to by the learned judge in support of his conclusion. We concur with that view. It is unnecessary, therefore, to supplement it by adventitious decisions available from other jurisdictions as well. We affirm the judgment of the learned Single Judge (M.K. Gabriel Babu v. Asst. Director of I.T. (Investigation) [(1990) 186 ITR 435 (Ker.).]” 67. In contrast to the view taken in the impugned order before us, in Dhanush General Stores v. Commissioner of Income Tax20, the Court, inter alia, on facts, held as follows: “13. If there is undisclosed investment in bullion, jewellery or other valuable articles, which are not fully disclosed in the books of account the case would fall under the ambit of s. 69B of the Act, 1961. In the case on hand, there was excess stock, which can be held as unexplained investment, not investment in bullion, jewellery or other valuable articles. In the entire survey, it was not found that any bullion, jewellery or other valuable articles has been found. The Kirana articles cannot be held as other valuable articles. 14. “Valuable article” means an article which is valuable and having a high price, not other ordinary articles, as in the instant case. 15. The surrendered income ought to have been treated as deemed income under the provisions of s.69 of the Act, 1961, however, on the wrong provision applied in the assessment order though the effect is one and the same the surrendered income (2011) 339 ITR 651 Chhattisgarh cannot be held that it was not an income under the ITA No. 28/Ind/2023 Nikhil Estate Pvt. Ltd. Page 25 of 30 Page 25 of 30 provisions of s.69 of the Act, 1961. As such, the substantial question of law, i.e., (i) and (iii) are answered accordingly.” (Emphasis supplied) 68. The word ‘valuable’ has been defined in Black’s Law Dictionary as follows: - “Valuable adjective. Worth a good price; having financial or market value.” 69. The word ‘valuable’ has been defined in the Concise Oxford Dictionary as follows: - The word ‘valuable’ has been defined as again an adjective. “worth a great deal of money. Very useful or important.” 70. The word ‘money’ has been described in Black’s Law Dictionary as follows: - “money. 1. The medium of exchange authorized or adopted by a government as part of its currency; esp. domestic currency .2. Assets that can be easily converted to cash . 3. Capital that is invested or traded as a commodity . 4. Funds; sums of money . – Also spelled (in sense4) monies. See Medium of Exchange; Legal Tender.” 71. The word ‘article’ has been defined in Black’s Law Dictionary as “Generally, a particular item or thing