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."
Hi,
Post is really good. I have one query.
I have one commercial office bought in 2002 and I want to sell it now. I read all information about capital gain. I want know that whether I purchase another Commercial office by selling current one?
Purchased value: 1000000/-
Sell value approx: 5000000/-
What will my tax percentage? and can I do as I mentioned above or Compulsory I have to buy residential land or house?
Thanks in advanced
Dear Pratik,
The above rules/provisions are applicable to Residential Properties only.
Hi sreekanth,
It means as per I understand we can not buy commercial office for saving capital gain tax.
Is it correct?
You are correct dear Pratik.
Hi, thanks for all the insights in your blog.. two quick ques i have:
1) will I able to repay loan of my 2nd home (say h2 which is purchased within last 1 year) from the capital gain i will have from sell of house h1? P.s. I have one more house (say h3) on my name which is purchased 5 yrs back.. does it matter anywhere here? since it means i have multiple properties on my name..
2) House h2 I purchased already but it is under construction. And importantly sale deed is not done yet. I have taken loan based on notarized agreement with builder. Possession is due in Aug-2016 so the sale deed registration.
In this case, in the context of last 1 year purchase, what is the sale time considered Aug-2016? or when i made first payment disbursement i.e. Jan-2016?
thanks much in advance
and one more que to above
3) the second house which i bought is a joint buying (me and my father). First house which i m going to sell is only on my name. Am I still eligible to fully avoid tax by investing LTCG in my second home (which is joint property)?
Dear Ankit,
To provide answers to your queries, kindly note that we need to have detailed discussion on this. Suggest you to take help of a Chartered Accountant.
I have a flat which i bought in April 2008 and now I 'm selling it , I booked another flat in 2010 , possession of that flat will be very soon in 1-2 month registry has not done yet for another flat.
Can I use the LTCG from 1st property to pay the home loan for second one , will I get the tax exemption under section 54.
if that is the case whether I should pay the home loan before registry of second flat or after or it doesn't matter.
Dear Shreesh,
Exemption under section 54/54F can be claimed if the sale proceeds are utilized within one year before or 2 years after the date of transfer. So where a house is bought one year before the date of transfer by taking loan and you sell your house property and use that amount to pay back the loan, such repayment should be taken as fulfilling the condition of using the sale proceeds.
In case of parag reply 0n 14 April 2016 you have replied that the profit after indexation can be reinvested into another property to save LTCG. But I think recently last year it has been modified to one house only. If you own one house and seel and reinvest in another you pay no tax on LTCG. If more than one than one has to pay tax.
Dear sonu,
I believe that this condition is applicable u/s 54 F only.
Could you please share any link that can provide more information about your point.
Few questions:
For the purpose of ltcg,
1) Does flat purchase price/ acquisition cost include stamp duty, registration, society formation charges, parking? Will all of that together be your net cost?
2) from sae price, can you reduce brokerage and society transfer charges, if any?
3) can you reinvest only the taxable portion in a new property to avoid taxes or the entire amount from sale has to be invested?
Dear Umang,
1 - 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. I am not sure about society formation & parking charges.
2 - Which section are you referring to?
Hallo Sir,
I am Himatkumar Shah From Goa, I was bought commercial land @350000 And stamp duty 25000 in FY 2009-10 and did their commercial business also. After five years FY 2015-16 sell commercial land of Rs 450000 I was not use of this amount of Rs 450000 till the date. so what was the liability of long term capital gain on this case please guide me and also suggest.
Dear Himatkumar,
You have to pay taxes on the long term capital gains, you need to include these gains in your Income Tax Return AY 2016-17.
When did you sell the plot in FY 2015-16?
Dear Sir ,
Good information.
As I went through the quirries and you responses, I have some observation on the applicability of LTCG tax in case of owning 2 flats .
Reading through two querries of Feb11th, one at 1.28 (LTCG)and another at 1.44(LTCG@), I got confused as you response looks contradicting - while owning two flats is okeyed in first case, caution is expressed in second (not to be owning a second house)
while 54 is exclusive for residential property and do not have the clause of two house ownership, 54F is for all longterm capital assets.Why would residential property be considered under 54F at all? Is it because of using CGaccount?
My second querry is - Plot is considered as residential property or just long term capital?
Thanks for your anticipated response.
Dear Mr Mani,
I believe that residential property here means 'house'. However both land & house are capital assets.
I am not sure as to why they have included the referred 'clause' in the guidelines.
IF I PURCHASE LAND ON 2010-11 @ 7 LAC. ITS AGRICULTURAL LAND. NOW I CONVERT IT IN NA AND THAN I SALE IT @ 70 LAC SO HOW TO CALCULATE TAX AND HOW I SAVE TAX ?
Dear ALPESH..Suggest you to kindly consult a Chartered Accountant.
I bought a residential property X in 2006-2007 for 22 lacs. I bought another residential property Y in 2012-2013 for 19 lacs. Now I want to sell property X for 170 lacs in 2016-2017 out of which the long term capital gains is 125 lacs so can I invest this amount to buy another residential property to save tax?
Dear parag,
Assuming residential property as house, I believe that you can invest in another residential property to save on LTCG taxes.
Dear Sreekanth,
Can you let me know the following please -
I solely own an under construction flat registered on 31-Dec-2013. till date it is not in my possession and is expected to complete in few months now.
1. When can i sell this flat earliest to be eligible for saving LTCG ? i.e. 36 months from registration date or possession date ?
2. Can i invest this entire sale amount in new flat with joint holder keeping wife as first holder & me as second holder ?
3. Can home loan interest be deducted for Capital Gain calculation ?
Dear Rohit,
1 - It's from the registration date..
2 - Kindly note '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.'
3 - Very good question. There have been some court judgements made in regards to this. Based on these, it has been declared that 'home loan interest payments' can be used while calculation calculate 'Capital Gains' too, besides u/s 24 (to claim tax exemption).
View Comments
Hi,
Post is really good. I have one query.
I have one commercial office bought in 2002 and I want to sell it now. I read all information about capital gain. I want know that whether I purchase another Commercial office by selling current one?
Purchased value: 1000000/-
Sell value approx: 5000000/-
What will my tax percentage? and can I do as I mentioned above or Compulsory I have to buy residential land or house?
Thanks in advanced
Dear Pratik,
The above rules/provisions are applicable to Residential Properties only.
Hi sreekanth,
It means as per I understand we can not buy commercial office for saving capital gain tax.
Is it correct?
You are correct dear Pratik.
Hi, thanks for all the insights in your blog.. two quick ques i have:
1) will I able to repay loan of my 2nd home (say h2 which is purchased within last 1 year) from the capital gain i will have from sell of house h1? P.s. I have one more house (say h3) on my name which is purchased 5 yrs back.. does it matter anywhere here? since it means i have multiple properties on my name..
2) House h2 I purchased already but it is under construction. And importantly sale deed is not done yet. I have taken loan based on notarized agreement with builder. Possession is due in Aug-2016 so the sale deed registration.
In this case, in the context of last 1 year purchase, what is the sale time considered Aug-2016? or when i made first payment disbursement i.e. Jan-2016?
thanks much in advance
and one more que to above
3) the second house which i bought is a joint buying (me and my father). First house which i m going to sell is only on my name. Am I still eligible to fully avoid tax by investing LTCG in my second home (which is joint property)?
Dear Ankit,
To provide answers to your queries, kindly note that we need to have detailed discussion on this. Suggest you to take help of a Chartered Accountant.
I have a flat which i bought in April 2008 and now I 'm selling it , I booked another flat in 2010 , possession of that flat will be very soon in 1-2 month registry has not done yet for another flat.
Can I use the LTCG from 1st property to pay the home loan for second one , will I get the tax exemption under section 54.
if that is the case whether I should pay the home loan before registry of second flat or after or it doesn't matter.
Dear Shreesh,
Exemption under section 54/54F can be claimed if the sale proceeds are utilized within one year before or 2 years after the date of transfer. So where a house is bought one year before the date of transfer by taking loan and you sell your house property and use that amount to pay back the loan, such repayment should be taken as fulfilling the condition of using the sale proceeds.
In case of parag reply 0n 14 April 2016 you have replied that the profit after indexation can be reinvested into another property to save LTCG. But I think recently last year it has been modified to one house only. If you own one house and seel and reinvest in another you pay no tax on LTCG. If more than one than one has to pay tax.
Dear sonu,
I believe that this condition is applicable u/s 54 F only.
Could you please share any link that can provide more information about your point.
Few questions:
For the purpose of ltcg,
1) Does flat purchase price/ acquisition cost include stamp duty, registration, society formation charges, parking? Will all of that together be your net cost?
2) from sae price, can you reduce brokerage and society transfer charges, if any?
3) can you reinvest only the taxable portion in a new property to avoid taxes or the entire amount from sale has to be invested?
Dear Umang,
1 - 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. I am not sure about society formation & parking charges.
2 - Which section are you referring to?
Hallo Sir,
I am Himatkumar Shah From Goa, I was bought commercial land @350000 And stamp duty 25000 in FY 2009-10 and did their commercial business also. After five years FY 2015-16 sell commercial land of Rs 450000 I was not use of this amount of Rs 450000 till the date. so what was the liability of long term capital gain on this case please guide me and also suggest.
Dear Himatkumar,
You have to pay taxes on the long term capital gains, you need to include these gains in your Income Tax Return AY 2016-17.
When did you sell the plot in FY 2015-16?
Dear Sir ,
Good information.
As I went through the quirries and you responses, I have some observation on the applicability of LTCG tax in case of owning 2 flats .
Reading through two querries of Feb11th, one at 1.28 (LTCG)and another at 1.44(LTCG@), I got confused as you response looks contradicting - while owning two flats is okeyed in first case, caution is expressed in second (not to be owning a second house)
while 54 is exclusive for residential property and do not have the clause of two house ownership, 54F is for all longterm capital assets.Why would residential property be considered under 54F at all? Is it because of using CGaccount?
My second querry is - Plot is considered as residential property or just long term capital?
Thanks for your anticipated response.
Dear Mr Mani,
I believe that residential property here means 'house'. However both land & house are capital assets.
I am not sure as to why they have included the referred 'clause' in the guidelines.
IF I PURCHASE LAND ON 2010-11 @ 7 LAC. ITS AGRICULTURAL LAND. NOW I CONVERT IT IN NA AND THAN I SALE IT @ 70 LAC SO HOW TO CALCULATE TAX AND HOW I SAVE TAX ?
Dear ALPESH..Suggest you to kindly consult a Chartered Accountant.
I bought a residential property X in 2006-2007 for 22 lacs. I bought another residential property Y in 2012-2013 for 19 lacs. Now I want to sell property X for 170 lacs in 2016-2017 out of which the long term capital gains is 125 lacs so can I invest this amount to buy another residential property to save tax?
Dear parag,
Assuming residential property as house, I believe that you can invest in another residential property to save on LTCG taxes.
Dear Sreekanth,
Can you let me know the following please -
I solely own an under construction flat registered on 31-Dec-2013. till date it is not in my possession and is expected to complete in few months now.
1. When can i sell this flat earliest to be eligible for saving LTCG ? i.e. 36 months from registration date or possession date ?
2. Can i invest this entire sale amount in new flat with joint holder keeping wife as first holder & me as second holder ?
3. Can home loan interest be deducted for Capital Gain calculation ?
Dear Rohit,
1 - It's from the registration date..
2 - Kindly note '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.'
3 - Very good question. There have been some court judgements made in regards to this. Based on these, it has been declared that 'home loan interest payments' can be used while calculation calculate 'Capital Gains' too, besides u/s 24 (to claim tax exemption).