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 Sreekanth,
Very useful info.I have one doubt.I already have 2 flats on my own.Now I have sold one property and purchase another.Will I get the LTCG tax benefit.Or while purchasing the new flat should it be the first property.
You mentioned capital gain from house sale can be used for house construction and plot value can be considered as capital gain reinvestment. Is there a split between plot cost to house construction cost specified. Any other recommendations about area of plot to area of house.
Dear Ram ..I believe that there are no such specific provisions.
My mother acquired a land in inheritance and constructed a house on it in 1991. We recently sold the house.
1. What would be the acquisition cost here to compute the tax?
2. We sold the house on March 28th this year. She plans to re-invest in buying a flat with 100% of the sold money, with
50 % partnership with me (daughter). In this case, which year should we file for tax exemption?
FY 2017-18 ? or
FY 2018-19 ? as we are planning to re-invest.
Warm regards
Dear Bhargavi,
1 - The Fair Market Value (NAV) of the property as on 1 st April, 2001 will be considered as cost of acquisition for calculating capital gains.
2 - If you are not re-investing in new property then you need to file Income tax return before July 2018 and pay taxes (if any).
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.
Thanks a lot for the reply. Request to consider answering the following too.
1. How an we identify the NAV of the property in that area as on 1st April, 2001? Which organization or website can help us on this? The registrar office ?
2. The property is my mother's and she wants to re-invest in purchasing a re-sale(second hand) residential flat. Does this qualify for income tax exemption? Does she still need to file returns in July 2018?
3. The sale was done only on 28th March, 2018, which means she still has time to re-invest in residential flat till 28th March, 2019. Is she still supposed to file returns before July 2018?
4. For e.g., My mother sold the house for Rs. 100, I am (her daughter) planning to add another Rs. 100 to purchase the flat and we both would be the co-owners of the flat. Does this qualify for my mother's income tax exemption (,being the co-owner of the re-invested residential flat before 1 year) ?
Dear Bhargavi,
1 - You can consult a CA or any authorized/Govt Property Valuer.
2 - Yes, it qualifies. Filing of returns is based on the sources of income and quantum of income.
Kindly read : Do I need to file ITR?
3 - Advisable to file income tax return for FY 2017-18. Kindly consult a CA.
4 - Yes.
I have owned a residential plot (ground) in Chennai. I purchased this land in the year 1990.
In November 2017, My son and I jointly purchased a flat in Porur, Chennai for Rs. 1.01 crore. Rs. 51 lakhs we jointly paid from our savings and remaining Rs. 50 lakhs we opted housing loan from SBI. My son was the main applicant and I am the co-applicant for this loan.
If I sell the land which have I mentioned above, as on today I can sell it for Rs. 50 lakhs. Kindly let me know whether I can repay the bank housing loan with the sale proceed and avoid capital gain tax. Please note that I am the joint owner of the newly purchased flat, the other joint owner is my son (only son) and also I am a co-applicant for the housing loan.
Thanks
P.S. Venkat
Dear Venkat ji,
Ideally you have the liability of up to Rs 25 Lakh (as home loan) in the new property. So, you can use the sale proceeds (form sale of land) to clear your share in the home loan.
You can also use the entire sale proceeds to clear the loan but you may have to justify your stand in case you receive any notice from the IT dept.
Hi,
I have purchased the under-construction flat in 2015 and I received possession in July 2016. This flat is rented out and now I want to purchase a new flat for my own residency with the help of a home loan, currently, I am staying on rent in the same city. What is the tax if I sold my flat which was purchased in 2015 to pre-pay the home loan which I will be taking to purchase a new flat for my own residency?
Can I purchase a new flat with the help of a home loan and then sale my earlier flat to pre-pay the home loan? What is the tax liability?
Which one of the below is the best option:
1) Sale of existing flat and then purchase a new flat with the sold flat amount?
2) Purchase a new flat with the help of the home loan and then use the sale value of existing flat to pre-pay the home loan?
Can I use sales proceeds to pre-pay my Home Loan?
Warm Regards
Ramdas
Dear Ramdas,
Can I purchase a new flat with the help of a home loan and then sale my earlier flat to pre-pay the home loan?
Yes, you can do that! You can use the entire Long Term Capital Gain proceeds on sale of the existing Flat to buy new flat (by clearing home loan).
1 or 2?? - It is your choice!
Given a choice and to keep it simple, may be 1st option!
Kindly consult a CA in this regard.
I would like to to about tax implications of I used entire capital gain on sale of existing flat to pre-pay the home loan?
Is there any time period in which I need to to capital gain to pre-pay the home loan?
Thanks
Ramdas
Dear Ramdas,
The time-period is there for acquiring the property (as given in the table).
The 1st question was not answered so here is that-
And what would be tax implications if I use entire capital gain to pre-pay the home loan?
Dear Ramdas ..The long term capital gains are exempted from taxes.
I have sold a builder apartment. Allotment Letter issue date is April-2012, Possession Date is June-2016 and Sale Deed is signed in April-2018. Does this come under STCG or LTCG and Can I take Indexation benefit during Income Tax filing ? Additionally, do I need receipts for brokerage paid to claim benefit on 1% brokerage paid to the broker ? This property belongs in Noida. Thanks !!
Hi sir
I want to ask i have purchased a plot in 1990 and do the boundary on plot and i have sold my plot in april 2018 .so is the expense occured on boundary considered in the value of plot..?
Which helps in reducing my capital gain tax
Dear Ashish ..You can consider it as 'cost of improvement' and can deduct it from cost of acquisition to reduce your capital gains.
My mother inhqeritedq the house property from her daughter on the death of the daughter and sold it in six months. Is there any way of saving capital gains tax.
Dear Vijaya,
Kindly refer to the points given in the above article.
If I get LTCG for the sale of joint property owned by me and my spouse, are the gains split equally between the two?
Dear Raghuma ..Yes..(by default the ownership share is considered as 50:50, if nothing in specific is mentioned in Deed).
Dear Mr Reddy
I am an NRI and selling property in India. Can my air fares be claimed as expenses as I am here for the sole purpose of selling my property and have had to extend my stay 3 times?
Any advice would be greatly appreciated.
Dear Kate,
As per the Income Tax Act, any expenses related to Transfer of the property can be claimed..You may deduct the expenses incurred from the sale price, which will give you the net selling price of the property. Expenses incurred can include legal fees, transfer fees, traveling fees etc. Then, the difference between this and the indexed cost of purchase will be your capital gains.
View Comments
Hi Sreekanth,
Very useful info.I have one doubt.I already have 2 flats on my own.Now I have sold one property and purchase another.Will I get the LTCG tax benefit.Or while purchasing the new flat should it be the first property.
Thanks,
Koushik
Dear Koushik,
You can claim tax exemption u/s 54.
Related article :
Long Term Capital Gain Exemptions on Sale of Property & Recent Court Judgments
You mentioned capital gain from house sale can be used for house construction and plot value can be considered as capital gain reinvestment. Is there a split between plot cost to house construction cost specified. Any other recommendations about area of plot to area of house.
Dear Ram ..I believe that there are no such specific provisions.
My mother acquired a land in inheritance and constructed a house on it in 1991. We recently sold the house.
1. What would be the acquisition cost here to compute the tax?
2. We sold the house on March 28th this year. She plans to re-invest in buying a flat with 100% of the sold money, with
50 % partnership with me (daughter). In this case, which year should we file for tax exemption?
FY 2017-18 ? or
FY 2018-19 ? as we are planning to re-invest.
Warm regards
Dear Bhargavi,
1 - The Fair Market Value (NAV) of the property as on 1 st April, 2001 will be considered as cost of acquisition for calculating capital gains.
2 - If you are not re-investing in new property then you need to file Income tax return before July 2018 and pay taxes (if any).
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.
Thanks a lot for the reply. Request to consider answering the following too.
1. How an we identify the NAV of the property in that area as on 1st April, 2001? Which organization or website can help us on this? The registrar office ?
2. The property is my mother's and she wants to re-invest in purchasing a re-sale(second hand) residential flat. Does this qualify for income tax exemption? Does she still need to file returns in July 2018?
3. The sale was done only on 28th March, 2018, which means she still has time to re-invest in residential flat till 28th March, 2019. Is she still supposed to file returns before July 2018?
4. For e.g., My mother sold the house for Rs. 100, I am (her daughter) planning to add another Rs. 100 to purchase the flat and we both would be the co-owners of the flat. Does this qualify for my mother's income tax exemption (,being the co-owner of the re-invested residential flat before 1 year) ?
Dear Bhargavi,
1 - You can consult a CA or any authorized/Govt Property Valuer.
2 - Yes, it qualifies. Filing of returns is based on the sources of income and quantum of income.
Kindly read : Do I need to file ITR?
3 - Advisable to file income tax return for FY 2017-18. Kindly consult a CA.
4 - Yes.
Related article :
Long Term Capital Gain Exemptions on Sale of Property & Recent Court Judgments
Dear Mr. Srikanth,
I have owned a residential plot (ground) in Chennai. I purchased this land in the year 1990.
In November 2017, My son and I jointly purchased a flat in Porur, Chennai for Rs. 1.01 crore. Rs. 51 lakhs we jointly paid from our savings and remaining Rs. 50 lakhs we opted housing loan from SBI. My son was the main applicant and I am the co-applicant for this loan.
If I sell the land which have I mentioned above, as on today I can sell it for Rs. 50 lakhs. Kindly let me know whether I can repay the bank housing loan with the sale proceed and avoid capital gain tax. Please note that I am the joint owner of the newly purchased flat, the other joint owner is my son (only son) and also I am a co-applicant for the housing loan.
Thanks
P.S. Venkat
Dear Venkat ji,
Ideally you have the liability of up to Rs 25 Lakh (as home loan) in the new property. So, you can use the sale proceeds (form sale of land) to clear your share in the home loan.
You can also use the entire sale proceeds to clear the loan but you may have to justify your stand in case you receive any notice from the IT dept.
Kindly read :
Long Term Capital Gain Exemptions on Sale of Property & Recent Court Judgments
Article - 2
Hi,
I have purchased the under-construction flat in 2015 and I received possession in July 2016. This flat is rented out and now I want to purchase a new flat for my own residency with the help of a home loan, currently, I am staying on rent in the same city. What is the tax if I sold my flat which was purchased in 2015 to pre-pay the home loan which I will be taking to purchase a new flat for my own residency?
Can I purchase a new flat with the help of a home loan and then sale my earlier flat to pre-pay the home loan? What is the tax liability?
Which one of the below is the best option:
1) Sale of existing flat and then purchase a new flat with the sold flat amount?
2) Purchase a new flat with the help of the home loan and then use the sale value of existing flat to pre-pay the home loan?
Can I use sales proceeds to pre-pay my Home Loan?
Warm Regards
Ramdas
Dear Ramdas,
Can I purchase a new flat with the help of a home loan and then sale my earlier flat to pre-pay the home loan?
Yes, you can do that! You can use the entire Long Term Capital Gain proceeds on sale of the existing Flat to buy new flat (by clearing home loan).
1 or 2?? - It is your choice!
Given a choice and to keep it simple, may be 1st option!
Kindly consult a CA in this regard.
Related article :
How to calculate Holding Period & Capital Gains on sale of an Under-Construction property?
Thanks Sree for your suggestion.
I would like to to about tax implications of I used entire capital gain on sale of existing flat to pre-pay the home loan?
Is there any time period in which I need to to capital gain to pre-pay the home loan?
Thanks
Ramdas
Dear Ramdas,
The time-period is there for acquiring the property (as given in the table).
The 1st question was not answered so here is that-
And what would be tax implications if I use entire capital gain to pre-pay the home loan?
Dear Ramdas ..The long term capital gains are exempted from taxes.
I have sold a builder apartment. Allotment Letter issue date is April-2012, Possession Date is June-2016 and Sale Deed is signed in April-2018. Does this come under STCG or LTCG and Can I take Indexation benefit during Income Tax filing ? Additionally, do I need receipts for brokerage paid to claim benefit on 1% brokerage paid to the broker ? This property belongs in Noida. Thanks !!
Dear Gautam ..Suggest you to kindly go through this article @ How to calculate Holding Period & Capital Gains on sale of an Under-Construction property?
Hi sir
I want to ask i have purchased a plot in 1990 and do the boundary on plot and i have sold my plot in april 2018 .so is the expense occured on boundary considered in the value of plot..?
Which helps in reducing my capital gain tax
Dear Ashish ..You can consider it as 'cost of improvement' and can deduct it from cost of acquisition to reduce your capital gains.
Related articles :
Long Term Capital Gain Exemptions on Sale of Property & Recent Court Judgments
Checklist of Important Property Documents in India | Legal Checklist for Property Purchase
My mother inhqeritedq the house property from her daughter on the death of the daughter and sold it in six months. Is there any way of saving capital gains tax.
Dear Vijaya,
Kindly refer to the points given in the above article.
Related article :
Sale of Inherited (or) Gifted Property & Tax implications on Capital Gains
Hi Srikanth,
If I get LTCG for the sale of joint property owned by me and my spouse, are the gains split equally between the two?
Dear Raghuma ..Yes..(by default the ownership share is considered as 50:50, if nothing in specific is mentioned in Deed).
Dear Mr Reddy
I am an NRI and selling property in India. Can my air fares be claimed as expenses as I am here for the sole purpose of selling my property and have had to extend my stay 3 times?
Any advice would be greatly appreciated.
Dear Kate,
As per the Income Tax Act, any expenses related to Transfer of the property can be claimed..You may deduct the expenses incurred from the sale price, which will give you the net selling price of the property. Expenses incurred can include legal fees, transfer fees, traveling fees etc. Then, the difference between this and the indexed cost of purchase will be your capital gains.