How to save Capital Gains Tax on Sale of Land / House Property?
Capital assettypically refers to anything that you own for personal or investment purposes. It includes all kinds of property; movable or immovable, tangible or intangible, fixed or circulating.
Examples include a house, land, household furnishings, stocks, bonds or mutual funds held as investments etc.,
When you sell a capital asset, the difference between the purchase price of the asset and the amount you sell it for is a capital gain or a capital loss. Capital gains and losses are classified as long-term or short-term.
If Land or house property is held for 36 months or less24 months or less(w.e.f. FY 2017-18)then that Asset is treated as Short Term Capital Asset. You as an investor will make either Short Term Capital Gain (STCG) or Short Term Capital Loss (STCL)on that investment.
If Land or house property is held for more than 36 monthsmore than 24 months(w.e.f FY 2017-18 / AY 2018-19) then that Asset is treated as Long Term Capital Asset. You will make either Long Term Capital Gain (LTCG) or Long Term Capital Loss (LTCL) on that investment.
You may have to pay Capital Gains Tax on STCG / LTCG.
In this post let us understand – How to calculate Short Term capital gains on sale of land or property? How to calculate Long Term Capital Gains on sale of land or house? What are the applicable capital gain tax rates on sale of land / house property? How to avoid / save / minimize capital gains tax on sale of land or flat?
How to calculate Capital Gains on sale of Land or House property?
Short Term Capital Gains Calculation is calculated as below:
STCG = Total Sale Price – Cost of acquisition – expenses directly related to sale – cost of improvements.
Long Term Capital Gains Calculation;
The LTCG calculation is similar to STCG. The only differences are, you are allowed to deduct Indexed Cost of Acquisition/Indexed Cost of Improvements from the sale price and also claim certain exemptions to save capital gains tax.
With effective from Financial Year 2017-18, the base year for calculation of Indexation is going to be 2001.
(Indexation is done by applying CII – cost inflation index. This increases your cost base ie purchase price and lowers your gains. Your purchase price is adjusted for the impact of inflation.
How do you calculate the indexed cost of purchase? The indexed cost is calculated with the help of a table of cost inflation index.
Divide the cost at which you purchased the Property by the index as on the date of the purchase. Multiply this by the index as on the date of sale.
For Example : If purchase year is 2011 and year of sale is in Financial Year 2015. Then indexed cost of purchase would be –
Below is the Cost Inflation Index Table from 2001-02 to FY 2020-21 for your reference. Cost Inflation Index (CII) for FY 2020-21/ AY 2021-22 Notified by CBDT at 280.
What are the applicable Capital Gains Tax Rates on Sale of Property AY 2021-22?
Short Term Capital Gains are included in your taxable income and taxed at applicable income tax slab rates.
Long Term Capital Gains are taxed at 20%.
How do I save Capital Gains Tax from sale of Property?
Capital gains tax on Short term gains is unavoidable and no exemptions are available to minimize your tax liability. However, you can claim deductions to lower the tax liability on long-term gains.
How to save Capital Gains Tax by claiming Exemption u/s Section 54EC? (Applicable to LTCG only, on sale of both land / house property / commercial property)
Capital gains from sale of any long-term asset can be claimed as tax-exempt under Section 54EC of the Income-Tax Act by investing in notified bonds within six months of the transfer of Asset.
These bonds are issued by the Rural Electrification Corporation and the National Highways Authority of India.
The exemption is equal to the investment or the capital gain, whichever is lower. If you transfer or take a loan against these bonds within three years, the capital gain will become taxable.
These are redeemable after 3 years and must not be sold before the lapse of 3 years from the date of sale of the house property. The Bonds issued u/s 54EC for saving of LTCG on sale of property will now have a lock-in period of 5 years instead of 3 years from FY 2018-19.
You are allowed a period of 6 months to invest in these bonds, but before the Income Tax Return filing date (to claim this exemption).
You can invest a maximum of Rs 50 lakhduring a financial year in these bonds as per Budget 2015-16.
How to save Capital Gains Tax by claiming Exemption u/s Section 54? (Applicable to LTCG on sale of house property only)
You can use the entire Long Term Capital Gain proceeds on sale of a residential house to buy another house property (residential property) to save Capital Gains tax. Below conditions need to be satisfied though;
The new house has to be bought one year before(under-construction property) the transfer of the first house or within two years after the sale. (For an Under construction property or flat , the construction has to be completed within three years of the transfer of the first property.)
The deduction allowed is equal to the actual investment or the capital gain, whichever is lower.
If you plan to use the gain to build a house, it has to be done within three years of the sale of the property. Do note that ‘cost of land’ can be included in the construction cost.
How to save Capital Gains Tax u/s 54F?(Conditions applicable to LTCG on sale of Land or Commercial Property)
Below conditions need to be satisfied in case you sell land and are planning to buy a residential home.
You can use the entire sale proceeds (received by selling a plot / land) to buy a new house or to build a new residential house.
If you use a part of the money, the deduction will be proportion of the invested amount to the sale price.
The time-frame for investment is the same as that for capital gains from residential property.
You should not own more than one residential house prior to this investment.
The deducted capital gain (from sale of land) becomes taxable if you buy another house (other than the new one) within two years of the transfer of the original asset or construct a new one within three years.
If the new house is sold within three years, the deduction claimed will become taxable as a long-term gain.
This new house purchased or constructed must be situated in India.
The proceeds should not be invested in a commercial propertyor in another vacant plot.
How to Save Long Term Capital Gains Tax without buying another House Property?
If you are unable to invest the sale proceeds in any of the above options before the date of income tax returns filing , you can deposit the CAPITAL GAINS (not entire sale proceeds) amount in a public sector bank or other banks as per the Capital Gains Account Scheme- CGAS, 1988.
The capital gain (full amount or utilized amount)can be deposited in CGAS account.
This is only a stop-gap arrangement, as the funds have to be used to buy or build a house within the period specified.
The deposited money can be used only to buy or construct a residential house within the prescribed time frame.
If you withdraw funds from this account, they have to be used within 60 days.
If you do not utilize the amount within three years of the sale of the first property, such un-utilized amount will be treated as LTCG this will lead to taxation of the unutilized amount as long-term capital gain after three years of the sale of the first / original property.
The interest rates paid on these accounts are the same as those on regular savings and term deposits. Kindly note that interest earned on this account is taxable.
How to Save Long Term Capital Gains Tax under New Section 54GB(5)?
Under Section 54GB(5) of the Income Tax Act, 1961, long term capital gains on the sale of residential property will be exempt if the sale proceeds are invested in a eligible startup, provided such transfer took place prior to March 31, 2019. As per the latest full Budget 2019-20, this has now been extended to March 2021.
Important points on Capital Gains Tax & Sale of Land / Home
Agricultural land in a rural area in India it is not considered a Capital Asset, and therefore no capital gains are applicable on its sale.
While calculating capital gains, expenses related to transfer / sale like advertisement expenses, brokerage expense, Stamp duty, Sale deed registration fees, Legal (lawyer) expenses etc., can be deducted from the Purchase price.
Sale of a property that is inherited or accepted as a gift will also attract capital gain/loss provisions even though you haven’t spent any money to acquire it. In such a case, capital gains will be computed on the basis of the cost to the previous owner, indexed to the year of purchase.
If the cost of the new residential property is lower than the total sale amount, then the exemption is allowed proportionately.
The new property must only be bought on the name of the seller and not on anybody else’s name. Joint ownership can be acceptable but exemption can be limited to the share of ownership.
You must also remember that you are allowed to purchase or construct only one new asset from the capital gain that accrues. This means that you cannot make multiple property acquisitionsand thus seek to reduce your tax outgo. However, if you sell more than one property, you can invest the resulting cumulative capital gain amount in a single new property.
If you use the capital gain amount to clear loansthen tax on LTCG cannot be saved. No exemptions can be claimed.
Capital Gain Tax cannot be saved if the sale proceeds are invested in a commercial property, agricultural land or plot.
According to the latest amendments in the Income Tax Act, the residential property which is bought by re-investing the long-term capital gains must be situated in India.If you would like to buy a property outside India say in the US, you need to pay tax on the capital gain portion of the sale proceeds.
Categorize your capital gains i.e., Short term or Long term.
Calculate Short Term Capital Gains (STCG) / Long Term Capital Gains (LTCG).
If you have STCG, taxes are payable as per your income tax slab rate.
If you have LTCG, to save capital gains tax ;
You may invest the gains in another Residential property (or)
Buy Notified Bonds (or)
Temporarily invest in Capital Gains Account Schemes.
Else, you have to pay 20% on your Long Term Capital Gains.
Calculation of Capital Gains Tax on sale of property can be sometimes be a tricky one. It is advisable to exercise caution when claiming Capital Gains Tax Exemptions. When in doubt, kindly consult a tax expert or a Chartered Accountant.
(Image courtesy of Stuart Miles at FreeDigitalPhotos.net)
This post was last modified on September 28, 2023 6:32 pm
Sreekanth Reddy
Sreekanth is the Man behind ReLakhs.com. He is an Independent Certified Financial Planner (CFP), engaged in blogging & property consultancy for the last 14 years through his firm ReLakhs Financial Services . He is not associated with any Financial product / service provider. The main aim of his blog is to "help investors take informed financial decisions." "Please note that the views given in this Blog/Comments Section/Forum are clarifications meant for reference and guidance of the readers to explore further on the topics/queries raised and take informed decisions. The information provided, therefore, should not be viewed as financial, legal, accounting, tax or investment advice."
First of all thanks for your patience with questions, I have a tough one, i have taken a deposit from a prospective buyer, we plan to do the property registration next financial year, when the buyer has settled his funding. Does this deposit need to be shown as my income this financial year or not, can i later club it with total sale and use for computing my capital gains?
Dear Rajpal .. I believe that tax implications arise only when the actual sale of property takes place. In case if the sale does not happen, then it can be shown under 'income from other sources' (if the amount is forfeited) .
Yes, I believe you can club it later point of time, as it relates of transfer of capital asset, for computing CG.
Dear Reddy Garu,
I have two flats. One taken possession in march 2010 and another one in July 2014. I want to sell the one It took possession in March 2010.
Following are my queries:
1. By selling the First flat, can I include the cost of Registration and stamp duty paid at the time of possession for indexing. Registration was done a year later.
2. I want to buy a new flat, the cost which be more than the sale proceeds of the flat referred to above.
In this scenario will LTCG tax be applicable. THE new flat proposed to be bought by me is in resale.
Many thanks
Pali
Dear pali,
1 - Yes you can include.
2 - U/s 54, you can use entire LTCG proceeds to buy the new flat.
Dear Reddy Garu
Thank you very much for your prompt reply.
With warm regards
Pali
I've some investments into debt funds and equity mutual funds which I initiated 1-2 years ago (less than 3 years ago) and I would like to consider buying home/plot investment property. I understand if I redeem, I'll have to pay the following, 1) short term capital gains tax (STCG) since it's less than 3 yrs for debt funds - as per my income tax slab 2) and since it's less than a year for equity funds - 15% Here my query is - If I redeem any of them in full / partial and invest in plot/home investment property, will I not be liable to pay STCG? I am looking at buying some investment property and hence I want to redeem some of my mutual funds before they complete 3 years. Please suggest if this works or the other alternate ways to avoid STCG taxation.
Dear srinath ..I am bit confused. You do know that STCG is applicable and again asking if STCG is applicable or not?
Kindly note that CG taxes are applicable on 'First in & first out' basis.
Kindly read : MF taxation rules..
After my brother's death, his wife ,son and daughter received 1/3rd share of proceeds of sale of a plot . each. My brother inherited it from my father, who willed the self earned plot in my brother's name in 2001.
My brother's widow , without depositing the amount in CGAS account, has constructed all the proceeds in a new resedential house, with in 3 years from the sale of property. She has not filed any IT return till date. Now she has received notice from IT dept for tax liability.
Can she claim exemption under 54F of IT act , given the fact that she has not deposited the amount in CGAS account and directly spent the money on constructing a new property. The sale of plot took place in 2013 and house was completed in 2015.
Dear RaviNath,
It is not mandatory to deposit the proceeds/gains in CGAS. If she can prove/justify her stand that the proceeds have been used to construct the new house within 3 years then it should be fine. Kindly reply to the notice at the earliest. Suggest you to consult a CA and get this sorted out.
Thanks, Reddy Garu
I have bought a flat in 2010 and now I want to sell it and buy new flat in my spouse name(she is also working) from sale proceeds of my old flat. Will there be any property tax on me?
Dear Ashu,
Yes, you have to pay taxes on LTCG (if any) and then can gift this amount to your Wife for buying a property in her name.
Kindly note that if any rental income generated from the new property will be clubbed to your income. So, you can also think of giving these sale proceeds as LOAN to you wife instead of GIFT.
Read: Gifts & income tax implications.
THanks for your reply Sir. ..to save tax ...can we take flat in joint name..
Dear Ashu..Yes, you can take.
I purchase a land in 2006 and registry in sep 2007. The cost of property was 6,40,000 including stamp value.
Now in sep 2016, I am planning to sell it. According to circle rate and stamp value the cost of land is 19,44,000 but I am selling it at 18,50,000. The stamp value will be according to 19,44,000.
I already have another Land purchased two year before and I have property loan from SBI on it. Still registry is pending to development authority issue. After register I want to construct house on this land by using the money I received from selling the Land.
Now I want to know the Long Term capital Gain, and How can I save it.
Please guide me.
thanks
Dear Avdhesh ..You can get the construction done within 3 years. Kindly refer to Section 54F in this case. You can use the entire sale proceeds (received by selling a plot / land) to buy a new house or to build a new residential house.
Is this correct? I mean can interest paid against Home loan be added to the
Year Index Inc Cost
Possession 2008-09 582 13,00,000
add Paint 62,000
add Pump/motor 10,000
add Water tank 25,000
add Stairs / ladder 25,000
add HDFC Interest paid 4,80,000
Total cost 19,02,000
Sold 2015-16 1081 37,50,000
Index cost (1081/582)xTotal cost 35,32,753
Profit (sold - Index cost ) 2,17,247
20% Tax 43,449
Dear Nitin,
There are multiple divided opinion on this topic. However in some of the court judgments, it has been accepted that 'home loan interest payments' can be treated as 'cost of acquisition'.
But there is no clarity with reference to indexation of cost of acquisition on interest payments as the interest amounts are paid over a period of time.
Hello,
Is there a specified format in which land development cost needs to be obtained? Would you mind sharing a sample?
Dear Rajesh ..As of now, I dont have the required info.
I had bought a Flat in Bharuch, Gujarat in December 2009. My sell deed cost was Rs. 3.5 lack with builder for 965 sq.feet area & then done contract agreement of Rs. 8.3 lack for development(Construction) of it in same time(Dec.2009).
Now I want to sell it with price of Rs. 22.00 lack then howmuch capital gain tax I have to pay?
Dear RUPEN ..Kindly use the calculators available online or take help of a CA.
You have to index your Cost of Purchase and then calculate LTCG.
I had purchased an house plot and registered in the name of my daughter when she was a minor and now she is major wants to sell the plot. Please advice me whether sale proceeds come under LTCG and rules thereon are applicable for tax exemption.
Dear Satyanarayana ..If the property is held for more than 3 years then LTCG (if any) is applicable.
View Comments
Hi sreekanth
First of all thanks for your patience with questions, I have a tough one, i have taken a deposit from a prospective buyer, we plan to do the property registration next financial year, when the buyer has settled his funding. Does this deposit need to be shown as my income this financial year or not, can i later club it with total sale and use for computing my capital gains?
Dear Rajpal .. I believe that tax implications arise only when the actual sale of property takes place. In case if the sale does not happen, then it can be shown under 'income from other sources' (if the amount is forfeited) .
Yes, I believe you can club it later point of time, as it relates of transfer of capital asset, for computing CG.
Dear Reddy Garu,
I have two flats. One taken possession in march 2010 and another one in July 2014. I want to sell the one It took possession in March 2010.
Following are my queries:
1. By selling the First flat, can I include the cost of Registration and stamp duty paid at the time of possession for indexing. Registration was done a year later.
2. I want to buy a new flat, the cost which be more than the sale proceeds of the flat referred to above.
In this scenario will LTCG tax be applicable. THE new flat proposed to be bought by me is in resale.
Many thanks
Pali
Dear pali,
1 - Yes you can include.
2 - U/s 54, you can use entire LTCG proceeds to buy the new flat.
Dear Reddy Garu
Thank you very much for your prompt reply.
With warm regards
Pali
I've some investments into debt funds and equity mutual funds which I initiated 1-2 years ago (less than 3 years ago) and I would like to consider buying home/plot investment property. I understand if I redeem, I'll have to pay the following, 1) short term capital gains tax (STCG) since it's less than 3 yrs for debt funds - as per my income tax slab 2) and since it's less than a year for equity funds - 15% Here my query is - If I redeem any of them in full / partial and invest in plot/home investment property, will I not be liable to pay STCG? I am looking at buying some investment property and hence I want to redeem some of my mutual funds before they complete 3 years. Please suggest if this works or the other alternate ways to avoid STCG taxation.
Dear srinath ..I am bit confused. You do know that STCG is applicable and again asking if STCG is applicable or not?
Kindly note that CG taxes are applicable on 'First in & first out' basis.
Kindly read : MF taxation rules..
After my brother's death, his wife ,son and daughter received 1/3rd share of proceeds of sale of a plot . each. My brother inherited it from my father, who willed the self earned plot in my brother's name in 2001.
My brother's widow , without depositing the amount in CGAS account, has constructed all the proceeds in a new resedential house, with in 3 years from the sale of property. She has not filed any IT return till date. Now she has received notice from IT dept for tax liability.
Can she claim exemption under 54F of IT act , given the fact that she has not deposited the amount in CGAS account and directly spent the money on constructing a new property. The sale of plot took place in 2013 and house was completed in 2015.
Dear RaviNath,
It is not mandatory to deposit the proceeds/gains in CGAS. If she can prove/justify her stand that the proceeds have been used to construct the new house within 3 years then it should be fine. Kindly reply to the notice at the earliest. Suggest you to consult a CA and get this sorted out.
Thanks, Reddy Garu
I have bought a flat in 2010 and now I want to sell it and buy new flat in my spouse name(she is also working) from sale proceeds of my old flat. Will there be any property tax on me?
Dear Ashu,
Yes, you have to pay taxes on LTCG (if any) and then can gift this amount to your Wife for buying a property in her name.
Kindly note that if any rental income generated from the new property will be clubbed to your income. So, you can also think of giving these sale proceeds as LOAN to you wife instead of GIFT.
Read: Gifts & income tax implications.
THanks for your reply Sir. ..to save tax ...can we take flat in joint name..
Dear Ashu..Yes, you can take.
I purchase a land in 2006 and registry in sep 2007. The cost of property was 6,40,000 including stamp value.
Now in sep 2016, I am planning to sell it. According to circle rate and stamp value the cost of land is 19,44,000 but I am selling it at 18,50,000. The stamp value will be according to 19,44,000.
I already have another Land purchased two year before and I have property loan from SBI on it. Still registry is pending to development authority issue. After register I want to construct house on this land by using the money I received from selling the Land.
Now I want to know the Long Term capital Gain, and How can I save it.
Please guide me.
thanks
Dear Avdhesh ..You can get the construction done within 3 years. Kindly refer to Section 54F in this case. You can use the entire sale proceeds (received by selling a plot / land) to buy a new house or to build a new residential house.
Is this correct? I mean can interest paid against Home loan be added to the
Year Index Inc Cost
Possession 2008-09 582 13,00,000
add Paint 62,000
add Pump/motor 10,000
add Water tank 25,000
add Stairs / ladder 25,000
add HDFC Interest paid 4,80,000
Total cost 19,02,000
Sold 2015-16 1081 37,50,000
Index cost (1081/582)xTotal cost 35,32,753
Profit (sold - Index cost ) 2,17,247
20% Tax 43,449
Dear Nitin,
There are multiple divided opinion on this topic. However in some of the court judgments, it has been accepted that 'home loan interest payments' can be treated as 'cost of acquisition'.
But there is no clarity with reference to indexation of cost of acquisition on interest payments as the interest amounts are paid over a period of time.
Hello,
Is there a specified format in which land development cost needs to be obtained? Would you mind sharing a sample?
Dear Rajesh ..As of now, I dont have the required info.
I had bought a Flat in Bharuch, Gujarat in December 2009. My sell deed cost was Rs. 3.5 lack with builder for 965 sq.feet area & then done contract agreement of Rs. 8.3 lack for development(Construction) of it in same time(Dec.2009).
Now I want to sell it with price of Rs. 22.00 lack then howmuch capital gain tax I have to pay?
Dear RUPEN ..Kindly use the calculators available online or take help of a CA.
You have to index your Cost of Purchase and then calculate LTCG.
I had purchased an house plot and registered in the name of my daughter when she was a minor and now she is major wants to sell the plot. Please advice me whether sale proceeds come under LTCG and rules thereon are applicable for tax exemption.
Dear Satyanarayana ..If the property is held for more than 3 years then LTCG (if any) is applicable.