Capital Gains Tax on Property — Calculate Tax on Sale
Calculate long-term and short-term capital gains tax on property sale in India. Understand indexation benefits and exemptions under Section 54.
Capital gains tax on property in India depends on the holding period. Property held for more than 24 months is classified as long-term with gains taxed at 20% (with indexation benefit). Property held for 24 months or less is short-term with gains taxed at your income tax slab rate. The 2024 Budget introduced an option to pay 12.5% LTCG without indexation giving taxpayers a choice to use whichever method results in lower tax.
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Income Tax Calculator (India FY 2025-26)
Key Information
| Parameter | Details |
|---|---|
| LTCG Tax Rate (with indexation) | 20% plus cess |
| LTCG Tax Rate (without indexation) | 12.5% plus cess |
| STCG Tax Rate | At income tax slab rate |
| Section 54 Exemption | Reinvest in residential property within 2 years |
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Use Calculator NowFrequently Asked Questions
How to calculate capital gains on property?
Capital gains = Sale price - (Purchase price adjusted for indexation) - Improvement costs - Transfer expenses. For indexation multiply purchase price by (CII of sale year / CII of purchase year). Example: Bought in 2015 for Rs 40L CII 254. Sold in 2025 for Rs 80L CII 363. Indexed cost = 40L × (363/254) = Rs 57.2L. LTCG = 80L - 57.2L = Rs 22.8L. Tax at 20% = Rs 4.56L plus cess.
How to save capital gains tax on property?
Reinvest gains in another residential property within 2 years (or 1 year before sale) under Section 54. Invest gains in specified bonds (NHAI RECL) under Section 54EC up to Rs 50 lakh within 6 months. Deposit gains in Capital Gains Account Scheme if not immediately reinvesting. These exemptions can be combined to eliminate or significantly reduce capital gains tax.
Should I use indexation or 12.5% flat rate?
Compare both options: with indexation the effective gain is lower but taxed at 20%. Without indexation the full gain is taxed at 12.5%. Indexation benefits are greater for properties held longer (10+ years) and during high-inflation periods. For properties held 3-5 years with low inflation the 12.5% flat rate may be cheaper. Calculate both and choose the lower tax amount.
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Last updated: March 2026