Capital Gains Calculator

Post-Budget 2024 (effective 23 July 2024 onwards), LTCG on listed equity and equity mutual funds:

• STCG (held ≤ 12 months): 20% under Section 111A (was 15% earlier)
• LTCG (held > 12 months): 12.5% under Section 112A, on gains exceeding the ₹1,25,000 annual exemption (was 10% above ₹1L earlier)

Plus 4% Health and Education Cess on the tax. Surcharge if applicable, but capital gains under 111A and 112A are subject to a maximum surcharge of 15% even at higher income levels.

Indexation adjusts your original cost up by the inflation rate to give a more realistic gain.

Indexed cost = original cost × CII(sale year) ÷ CII(purchase year)

Example: bought property for ₹30 lakh in FY 2010-11 (CII = 167), sold in FY 2024-25 (CII = 363). Indexed cost = 30,00,000 × 363/167 = ₹65,21,000. If sale price is ₹90 lakh, indexed gain = ₹24,79,000. Tax @ 20% with indexation = ₹4,95,800.

For equity, indexation has been removed. For property bought on or before 23 July 2024, you can choose 12.5% without indexation OR 20% with indexation, whichever is lower.

Debt MF tax depends on when you bought:

• Bought on or after 1 April 2023: all gains taxed at slab rate, regardless of holding period. No indexation.
• Bought before 1 April 2023 (grandfathered): if held > 36 months, LTCG at 20% with indexation. If held ≤ 36 months, slab rate.

Hybrid funds (debt-oriented) may also fall under this rule depending on equity allocation. Check the fund's tax classification.

Property capital gains depend on when you bought and how long you held:

• Held ≤ 24 months: STCG at slab rate
• Held > 24 months, sold on or after 23 July 2024:
  • Bought on or before 23 July 2024: choose 12.5% without indexation OR 20% with indexation (lower wins)
  • Bought after 23 July 2024: 12.5% without indexation only

Section 54 / 54F / 54EC reinvestment exemptions still apply — you can save tax by buying another residential property or NHAI/REC bonds.

Section 54 — LTCG on residential house, exempt if reinvested in another residential house in India within 2 years (purchase) / 3 years (construction). Maximum 2 houses if gain is up to ₹2 crore (one-time choice).

Section 54F — LTCG on any long-term asset other than residential house, exempt if entire net consideration reinvested in residential property. You can't own more than 1 other residential house at the time of sale.

Section 54EC — up to ₹50 lakh of LTCG (any long-term asset) exempt if invested in NHAI / REC bonds within 6 months of sale. 5-year lock-in.

Each section has detailed conditions; consult a CA before relying on a specific exemption.

Physical gold / gold ETFs / gold MFs:

• Held ≤ 24 months — STCG at slab rate
• Held > 24 months — LTCG at 12.5% without indexation

Sovereign Gold Bonds (SGBs):

• If held to maturity (8 years) — fully tax-exempt
• If sold in the secondary market — LTCG at 12.5% (held > 12 months for listed SGBs)
• Interest (2.5% pa) — taxable at slab rate as Income from Other Sources

The Cost Inflation Index is notified by CBDT each year (around May/June) and is used to adjust the cost of long-term assets for inflation when computing capital gains with indexation. Base year is 2001-02 with CII = 100.

Recent values: FY 2020-21 = 301, 2021-22 = 317, 2022-23 = 331, 2023-24 = 348, 2024-25 = 363. Values for FY 2025-26 and 2026-27 are notified each year — verify against the CBDT notification before filing.