Property Capital Gains Calculator
Find out whether the gain on your property sale is short-term or long-term, exactly how much it comes to, and what that means before you speak to your chartered accountant.
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Not tax advice. Capital gains rules, rates, indexation and exemptions change with every Union Budget and depend on your personal circumstances, the property type and the tax regime you have chosen. This tool shows the gain and its classification only. Always consult a qualified chartered accountant or tax professional before filing or planning a sale.
Short-term or long-term?
For immovable property in India, the dividing line is 24 months. Hold the property for more than 24 months and any gain is a long-term capital gain (LTCG). Sell within 24 months and it is a short-term capital gain (STCG). The distinction matters because the two are taxed very differently.
| Short-term (STCG) | Long-term (LTCG) | |
|---|---|---|
| Holding period | 24 months or less | More than 24 months |
| How it is taxed | Added to your income, taxed at your slab rate | Taxed at a separate concessional rate |
| Exemptions available | Generally none | Sections 54, 54EC, 54F may apply |
How the gain is worked out
Capital gain = (sale price − transfer expenses) − (purchase price + cost of improvement). Transfer expenses include brokerage and legal costs directly connected with the sale. Cost of improvement means capital additions such as an extra floor or a permanent structure — not painting, repairs or routine maintenance.
Exemptions worth knowing about
- Section 54 — reinvest the gain from a residential house into another residential house, within the prescribed time limits, and the gain may be exempt.
- Section 54EC — invest the gain in specified bonds (such as NHAI or REC) within six months, subject to an investment cap.
- Section 54F — applies when you sell a capital asset other than a residential house and buy a residential house with the proceeds.
Each exemption has strict conditions on timing, amount and how long you must hold the new asset. Getting them wrong can trigger the tax later, so take professional advice before relying on any of them.
Indexation
Historically, long-term gains on property were computed after adjusting the purchase cost for inflation using the Cost Inflation Index. The rules around indexation and the applicable long-term rate were changed in the Finance Act 2024, and transitional provisions apply to properties acquired before 23 July 2024. Because the position depends on your acquisition date and can change again, this calculator deliberately shows the raw gain and flags the type rather than asserting a final tax figure.
Keep your paperwork
Retain the registered sale deed, stamp duty receipts, brokerage invoices, bills for capital improvements and bank statements. The department can ask you to substantiate every deduction you claim, sometimes years later.
Capital Gains — common questions
Short, practical answers to the questions people ask most about this tool.
Related tools
Buying, building or selling usually needs more than one calculation. These pair well with the Capital Gains.
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