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."
Sir I cannot find a single article on net what if say I sold old property and LTCG is X which is invested in new house but that is sold within 3 years due to financial problems for rs Y(agreement value+ stamp duty + reg charges not including club house , maintainence, develop chgs, service tax)
In such case I understand that I am liable to pay STCG . Issue is how do I calculate
Is it Y -X or or Y-Z where Z is new sale agreement value
Secondly Can I reduce above mentioned charges which are charged by builder from Y or I will have to include those and arrival at new value which will obviously inflate my tax
Dear Dheer,
If Y is the Sale value of the second property then what is Z here?
STCG = Invested value ie purchase price - Sale value (Y). Invested value is equal to LTCG (if entire LTCG has been used to acquire the property).
Yes, you can deduct expenses related to transfer/sale (ex- Brokerage, stamp duty,registration fee, legal expenses etc.,).
I am not clear under para
Important points on Capital Gains Tax & Sale of Land / Home
If you use the capital gain amount to clear loans then tax on LTCG cannot be saved. No exemptions can be claimed.
Can't one clear the home loan that has sanctioned against purchase a new residential property/Flat.
Dear Negi,
Kindly understand that one can clear but there is no provision as such to claim tax exemption on CG.
Can I be charged for long term capital gain tax after purchase of agricultural land from the amount received after the sale of residential property (House).
Dear VSP ..Kindly note that Capital Gain Tax cannot be saved if the sale proceeds are invested in a commercial property or agricultural land .
Hi,
So I purchased a property in Bangalore 1987 it was a barren land around 48,000₹ 60x30. it was in a joint name of my wife and myself. On that barren land we build a house in 1990 a ground floor and then a first floor with terrace 1992. At that time there was no BDI, and currently I do not know that value of the house. So I have 2 questions how do I figure out the current value of the house to know what's my capital gains if I plan to sell ?? As we required no paper work from contractors to construct back then.
Secondly this is my second house so I guess I will be liable to pay tax. But for my wife that's her primary property, so does she have to pay tax on her share of capital gains?
Note: the house occupies 1000sq.ft area of the total land of 1200sqft
Dear Rosh,
As it is a jointly held property, the income & tax claims have to be shared as per the ownership share.
Cost inflation index is published by income tax considering 1982 as base year.
Capital Gain = Selling price- indexed purchase price.
Kindly consult a CA and he/she will surely help you in this regard.
Dear sir My grand father took property in 1960 which contained three houses and some coconut trees and my mother;s brothers are selling it to builder. They are getting one apartment each worth a crore and my mother and her two sisters are getting 35 lacs each from builder for signing the sale deed. Bulder has deducted some tds and giving relevant documents for the same
Please let me know how much my mother has to pay as capital gain tax. can we invest the money in capital gain bonds like rec and nhai bonds and save the tax
Regards
Dear prashanth,
Yes, you can invest in the Capital Gain Bonds u/s 54EC and save taxes on LTCG (if any).
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.
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 lakh during a financial year.
For calculations - kindly consult a CA.
Hi,
I Bought a land valued 16L in Dec 2011 and Gave it for development in 2014. We got 3 flats and we sold 2 flats for 30L in 2015. How can I show it in income tax?
Dear srikanth ..You have to calculate the Capital Gains (if any) on sale of properties and file your Taxes accordingly.
Suggest you to take help of a CA and get this done.
Dear shreekath ji, i booked a flat in 2010 and paid partial amount by raising a loan.the flat registered in feb'2016. If i plan to sell it now whether i can add interest on loan as cost of acquisition. If i plan to sell it after three years i.e. After feb'2019, whether i can add interest on loan paid during the entire period of pre-construction and post costruction as cost of acquisition for the purpose of long term capital gain.
Dear Ravinder ..The construction of the property is completed after 3 years, so the tax benefit can be limited to Rs 30,000 only u/s 24.
Read: Under-construction property & Tax implications.
Sir my query and your reply going in different directions. I asked whether I can add interest on loan as cost of acquisition of flat. I have not claimed any exemption on this property as the flat is second property bought by me. The first property which self occupied, I am claiming exemptions u/s 80c as principal amt. paid and interest as loss in income from house property. The flat is residential property.
Dear Ravinder,
Ideally, the Interest paid after the completion of the construction cannot be treated as cost of acquisition. Such interest could have been claimed as deduction u/s 24.
However, there are few Court Judgments wherein the tax assessees were allowed to consider the interest payment as 'cost of acquisition'. But you may have to fight it out and justify this in case if you receive any notice from the IT dept.
thanks for your valuable guidance.
I sold a property and wish to invest in consructing new house,but I am a joint holder of a house. please clarify if I can get exemption
Dear Ravindranath ..You can get the exemption to the extent of your share of ownership in the new property.
Dear Sreekanth,
Thank you for this very descriptive article. It has helped me to clear all the doubts I had about the sale of my house.
Hi Sreekanth, my name is Padma. I am 58 years old. My father gave me a plot which was bought in 1994 for 70000/-. We have built 6 flats in it and now we are selling the whole plot for 2,60,00,000/- How much tax do I need to pay ?
Dear padma Ji..Suggest you to consult a CA and take advice.
When a property is received on inheritance or as a gift, it is not taxable for the receiver. When the inheritor or the receiver of this gift of property, sells it, capital gains on the sale are taxable for the inheritor.
Cost of the property – The property did not cost anything to the inheritor, but for calculation of capital gain the cost to the previous owner is considered as the cost of acquisition of the Property.
Indexation of cost – Additionally, the year of acquisition of the previous owner is considered for the purpose of indexation of the cost of acquisition.
View Comments
Sir I cannot find a single article on net what if say I sold old property and LTCG is X which is invested in new house but that is sold within 3 years due to financial problems for rs Y(agreement value+ stamp duty + reg charges not including club house , maintainence, develop chgs, service tax)
In such case I understand that I am liable to pay STCG . Issue is how do I calculate
Is it Y -X or or Y-Z where Z is new sale agreement value
Secondly Can I reduce above mentioned charges which are charged by builder from Y or I will have to include those and arrival at new value which will obviously inflate my tax
Dear Dheer,
If Y is the Sale value of the second property then what is Z here?
STCG = Invested value ie purchase price - Sale value (Y). Invested value is equal to LTCG (if entire LTCG has been used to acquire the property).
Yes, you can deduct expenses related to transfer/sale (ex- Brokerage, stamp duty,registration fee, legal expenses etc.,).
I am not clear under para
Important points on Capital Gains Tax & Sale of Land / Home
If you use the capital gain amount to clear loans then tax on LTCG cannot be saved. No exemptions can be claimed.
Can't one clear the home loan that has sanctioned against purchase a new residential property/Flat.
Dear Negi,
Kindly understand that one can clear but there is no provision as such to claim tax exemption on CG.
Can I be charged for long term capital gain tax after purchase of agricultural land from the amount received after the sale of residential property (House).
Dear VSP ..Kindly note that Capital Gain Tax cannot be saved if the sale proceeds are invested in a commercial property or agricultural land .
Hi,
So I purchased a property in Bangalore 1987 it was a barren land around 48,000₹ 60x30. it was in a joint name of my wife and myself. On that barren land we build a house in 1990 a ground floor and then a first floor with terrace 1992. At that time there was no BDI, and currently I do not know that value of the house. So I have 2 questions how do I figure out the current value of the house to know what's my capital gains if I plan to sell ?? As we required no paper work from contractors to construct back then.
Secondly this is my second house so I guess I will be liable to pay tax. But for my wife that's her primary property, so does she have to pay tax on her share of capital gains?
Note: the house occupies 1000sq.ft area of the total land of 1200sqft
Dear Rosh,
As it is a jointly held property, the income & tax claims have to be shared as per the ownership share.
Cost inflation index is published by income tax considering 1982 as base year.
Capital Gain = Selling price- indexed purchase price.
Kindly consult a CA and he/she will surely help you in this regard.
Dear sir My grand father took property in 1960 which contained three houses and some coconut trees and my mother;s brothers are selling it to builder. They are getting one apartment each worth a crore and my mother and her two sisters are getting 35 lacs each from builder for signing the sale deed. Bulder has deducted some tds and giving relevant documents for the same
Please let me know how much my mother has to pay as capital gain tax. can we invest the money in capital gain bonds like rec and nhai bonds and save the tax
Regards
Dear prashanth,
Yes, you can invest in the Capital Gain Bonds u/s 54EC and save taxes on LTCG (if any).
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.
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 lakh during a financial year.
For calculations - kindly consult a CA.
Hi,
I Bought a land valued 16L in Dec 2011 and Gave it for development in 2014. We got 3 flats and we sold 2 flats for 30L in 2015. How can I show it in income tax?
Dear srikanth ..You have to calculate the Capital Gains (if any) on sale of properties and file your Taxes accordingly.
Suggest you to take help of a CA and get this done.
Dear shreekath ji, i booked a flat in 2010 and paid partial amount by raising a loan.the flat registered in feb'2016. If i plan to sell it now whether i can add interest on loan as cost of acquisition. If i plan to sell it after three years i.e. After feb'2019, whether i can add interest on loan paid during the entire period of pre-construction and post costruction as cost of acquisition for the purpose of long term capital gain.
Dear Ravinder ..The construction of the property is completed after 3 years, so the tax benefit can be limited to Rs 30,000 only u/s 24.
Read: Under-construction property & Tax implications.
Sir my query and your reply going in different directions. I asked whether I can add interest on loan as cost of acquisition of flat. I have not claimed any exemption on this property as the flat is second property bought by me. The first property which self occupied, I am claiming exemptions u/s 80c as principal amt. paid and interest as loss in income from house property. The flat is residential property.
Dear Ravinder,
Ideally, the Interest paid after the completion of the construction cannot be treated as cost of acquisition. Such interest could have been claimed as deduction u/s 24.
However, there are few Court Judgments wherein the tax assessees were allowed to consider the interest payment as 'cost of acquisition'. But you may have to fight it out and justify this in case if you receive any notice from the IT dept.
thanks for your valuable guidance.
I sold a property and wish to invest in consructing new house,but I am a joint holder of a house. please clarify if I can get exemption
Dear Ravindranath ..You can get the exemption to the extent of your share of ownership in the new property.
Dear Sreekanth,
Thank you for this very descriptive article. It has helped me to clear all the doubts I had about the sale of my house.
Hi Sreekanth, my name is Padma. I am 58 years old. My father gave me a plot which was bought in 1994 for 70000/-. We have built 6 flats in it and now we are selling the whole plot for 2,60,00,000/- How much tax do I need to pay ?
Dear padma Ji..Suggest you to consult a CA and take advice.
When a property is received on inheritance or as a gift, it is not taxable for the receiver. When the inheritor or the receiver of this gift of property, sells it, capital gains on the sale are taxable for the inheritor.
Cost of the property – The property did not cost anything to the inheritor, but for calculation of capital gain the cost to the previous owner is considered as the cost of acquisition of the Property.
Indexation of cost – Additionally, the year of acquisition of the previous owner is considered for the purpose of indexation of the cost of acquisition.
THANK YOU