Form 77 Income Tax Rules 2026 pdf download and Key points

Last Updated on: April 23, 2026

Form 77 Income Tax Rules 2026 pdf download and Key points

FORM NO. 77
[See rule 145]
Statement of income distributed by a business trust to be provided to the unit holder under section 223

Under the Income-tax Rules, 2026, Form No. 77 replaces the erstwhile Form 64B. It is governed by Section 223 of the Income-tax Act, 2025 (which replaces the old Section 115UA) and Rule 145 of the Income-tax Rules, 2026.

Here are all the comprehensive key points regarding Form No. 77:

1. Purpose of the Form Form 77 is an individual unit holder-specific statement provided by a Business Trust—specifically, Real Estate Investment Trusts (REITs) and Infrastructure Investment Trusts (InvITs). It serves as an official report of the exact income distributed by the trust to that specific unit holder during the tax year, preserving the “pass-through” nature of the income.

2. Applicability (Who Prepares and Receives It)

Preparation: Unlike typical tax forms, Form 77 is not filed separately from scratch. It is a “child form” to Form No. 76. The person responsible for making payments on behalf of the Business Trust generates and downloads this form after successfully filing the consolidated Form 76.
Recipient: The trust must furnish this downloaded form to each individual unit holder. This applies to all SEBI-registered REITs and InvITs.

3. Frequency and Due Date

Frequency: It is an annual statement covering the relevant tax year.
Due Date: The Business Trust must furnish Form 77 to the respective unit holders by 30th June of the financial year immediately following the tax year in which the income was distributed.

4. How it is Generated (Process Flow)

Auto-Generation: Form 77 is automatically generated by the Income Tax Department’s e-filing system based entirely on the unit holder-wise data the trust submitted in Form 76.
No Offline Mode or Attachments: It cannot be filled out offline, and no separate documents or attachments are required to generate it, as it is strictly derived from the parent form.

5. Structure and Contents of the Form The form is systematically structured to provide absolute clarity to the investor for their tax filing:

Part A (Personal Information): Captures the Unit Holder’s Name, PAN, Tax year, complete Address, Contact Number, and Email ID, alongside the Name and PAN of the distributing Business Trust.
Part B (Income Distribution Details): Captures the detailed breakdown of the distributed income, which strictly categorizes the amounts into:
- Interest income.
- Income by way of renting, leasing, or letting.
- Dividend income (categorized by whether the Special Purpose Vehicle exercised the option under section 200).
- Other income.
- Capital Redemption Details: Amounts distributed with respect to units referred to in section 92(2)(k).
Verification: A formal declaration signed by the person responsible for distributing the income on behalf of the trust.

6. Outcome and Benefits for the Unit Holder

Accurate ITR Filing: Because the form clearly breaks down the income by nature, unit holders can directly and accurately report this pass-through income under Schedule PTI (Pass Through Income) in their respective Income Tax Returns (ITR-2, 3, 5, 6, or 7).
Timely Compliance: Receiving the form by June 30th allows unit holders ample time to complete their tax calculations and file their ITRs by the standard July 31st deadline.

7. Key Updates and Problem-Solving in the 2026 Rules

Fixing the “Date of Distribution” Mismatch: Under the old rules, the “date of distribution” was required in the child form (Form 64B) but was missing in the parent form (Form 64A), which caused operational failures. The 2026 rules have added this field directly into the parent Form 76, enabling seamless auto-population into the new Form 77.
Clearer Income Head Mapping: Previously, unit holders struggled to understand which tax heads their trust distributions belonged to. Form 77 now provides a highly detailed breakup of income by specific nature, eliminating confusion and reducing the volume of clarification requests sent to the trusts.

1. What is Form 77?
Ans: Form 77 is prescribed for furnishing statement of income distributed by a business trust to each unitholder u/s 223 of the Act.
2: Who should file Form 77?
Ans: Form 77 is not to be filed separately. It is a child form of Form No. 76, which is the parent Form. The business trust has to generate and download this form after filing Form No. 76. The form is to be generated for each unitholder by the person authorized to pay on behalf of the business trust and then it is to be provided to each unitholder.
3: What is the time limit for providing Form No. 77?
Ans: Form 77 must be furnished by 30th June of the financial year immediately following the tax year in which the income was distributed to the unitholder.
4: What documents are required to furnish Form 77?
Ans: This Form is generated from the parent Form 76, so no separate document is required.
5: Can Form 77 be filled up offline?
Ans: No. Form 77 is automatically generated from the data filed in Form 76 through the e-filing portal specified by the Principal Director General of Income-tax (Systems) or Director General of Income-tax (Systems). No separate documents need to be attached to Form 77 as it is a statement derived from the parent Form 76.
6: Why is Form 77 important?
Ans: Furnishing Form 77 is important for business trusts to ensure mandatory compliance mentioned in section 223 of the Act.
It is important for the unitholders for the following-
• Tax Return Filing: Unit holders use Form 77 to accurately report pass-through income in their Income Tax Returns (ITR-2, ITR-3, ITR-5, ITR-6, or ITR-7) under Schedule PTI (Pass Through Income).
• Income Classification: Form 77 provides clear classification of income into interest, rental, dividend, and other income, enabling unit holders to report each category under the appropriate head of income.

Form 77 Income Tax Rules 2026 pdf download and Key points

Form 77 Income Tax Rules 2026 pdf download and Key points

Form 77 Income Tax Rules 2026 pdf download

Form No.77– Frequently Asked Questions

Guidance Note on Form 77