
BUSINESS TRUST – Concept and Income in the hands of Unit Holders
Business trusts such as Infrastructure Investment Trusts (InvITs) and Real Estate Investment Trusts (REITs) have become popular investment options in India because they allow investors to earn income from infrastructure and real estate projects. These trusts pool funds from investors, invest them in assets, and distribute the income generated to the unit holders. However, taxation of this income is a crucial aspect that every investor should understand.
What is a business trust?
A business trust is a special type of trust registered under SEBI regulations. It works as a pass-through entity, which means that the trust collects income from its investments and distributes it to its unit holders without paying tax at the trust level in most cases. Instead, the tax liability falls on the unit holders, subject to the provisions of the Income Tax Act, 1961.
Business trusts mainly earn income from three sources:
- Interest Income – earned from debt investments in Special Purpose Vehicles (SPVs).
- Dividend Income – received from SPVs where the trust holds shares.
- Rental Income – in the case of REITs, from leasing out real estate properties.
Taxation of Unit Holders
The taxation of unit holders depends on the type of income distributed by the trust. The key provisions under the Income Tax Act (specifically Sections 10(23FC), 10(23FCA), 115UA, and 194LBA) govern this area.
1. Interest Income
- Interest distributed by the business trust is taxable in the hands of unit holders.
- For residents, it is taxed at the applicable slab rate.
- For non-residents, it is taxed at 5% (plus applicable surcharge and cess).
2. Dividend Income
- A dividend is exempt if the SPV has not opted for the concessional tax regime under Section 115BAA.
- If the SPV has opted for Section 115BAA, the dividend becomes taxable in the hands of the unit holder.
3. Rental Income (from REITs)
- Any rental income received from leasing of property is taxable in the hands of the unit holders at their respective slab rates.
4. Capital Gains on Transfer of Units
- Short-Term Capital Gain (STCG) on listed units (held for less than 36 months) is taxed at 15% under Section 111A.
- Long-Term Capital Gain (LTCG) on listed units (held for more than 36 months) is taxed at 10% (without indexation) under Section 112A if gains exceed ₹1 lakh.
TDS Provisions
- Section 194LBA requires the trust to deduct tax at source (TDS) before distributing income:
Interest: 10% for residents, 5% for non-residents.
Dividend: 10% for residents; for non-residents, rates as per DTAA.
Rental Income: 10% for residents; for non-residents, rates as per DTAA.
Why This Taxation System?
The pass-through structure is designed to avoid double taxation and make business trusts an attractive investment vehicle. If both the trust and the unit holders were taxed on the same income, it would reduce returns for investors. Therefore, the law ensures that most of the tax burden shifts to the unit holders.
Conclusion
Understanding the taxation of business trust income is important for investors to plan their taxes effectively. While business trusts provide steady income opportunities, investors should remember that different income streams attract different tax treatments. Staying updated on the latest provisions and judicial rulings is essential for compliance and effective tax planning.
Connect with us +91-9267970588 or taxacumen.consultancy@gmail.com to get professional advice on such income from business trust.





