Capital gains tax
LTCG and STCG with the indexation choice on property
Worked example
Using the default values, capital gains tax gives a total tax payable of ₹48,750.
| Item | Value |
|---|---|
| Sale value | ₹15,00,000 |
| Total cost | ₹10,00,000 |
| Capital gain | ₹5,00,000 |
| Held for | 36 months |
| Classified as | Long-term |
| Treatment | LTCG Section 112A — 12.5% above ₹1,25,000 |
| Annual exemption used | ₹1,25,000 |
| Taxable gain | ₹3,75,000 |
| Rate | 12.5% |
| Tax on gain | ₹46,875 |
| Surcharge 0% | ₹0 |
| Health & education cess 4% | ₹1,875 |
| Total tax | ₹48,750 |
| Effective on gain | 9.8% |
What you need
- Asset
- Sale value
- Cost of acquisition
- Cost of improvement
- Transfer expenses
- Held for
- Bought in financial year
- Your slab rate
- Your total income
Questions
Is indexation still available?
Only on land or building acquired on or before 22 July 2024, and only for resident individuals and HUFs, who may choose 20% with indexation or 12.5% without — whichever is lower. Everything else is a flat 12.5% with no indexation.
How much equity LTCG is tax-free?
₹1.25 lakh of long-term gains on listed equity and equity mutual funds each financial year. Gains above that are taxed at 12.5%.
Important
Rates follow Budget 2024 and are unchanged for tax year 2026-27. Listed equity turns long-term after 12 months, everything else after 24. Debt funds bought on or after 1 April 2023 are always short-term and taxed at slab. The 20% indexation route is offered only on land or building bought on or before 22 July 2024, and only to resident individuals and HUFs. Surcharge on capital gains is capped at 15% by law however high your income. Exemptions under sections 54, 54EC and 54F, equity grandfathering at 31 January 2018, and loss set-off are not modelled.