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Capital Gains Tax calculation under Budget 2024 amendments

Capital Gains Tax Calculator — Budget 2024

Capital Gains Tax & Section 54 Planning Utility • Rabi Agrawal & Associates

Calculate Capital Gains Tax with Real Estate Grandfathering

Incorporate Budget 2024 and Finance Act amendments: Real Estate grandfathering comparison (20% with CII indexation vs 12.5% flat without indexation for pre-23 July 2024 properties), Listed Equity (12.5% on gains above ₹1.25 Lakh), STCG 20%, and Section 54/54EC reinvestment exemptions.

1Transaction Dates & Holding Classification

✨ Eligible for Budget 2024 Grandfathering (Lower of 20% with CII or 12.5%)
Holding Duration: 122 Months✅ Long-Term (LTCG)

2Sale Value, Cost & Expenses

Stamp duty value or actual deal value
Original deed or registered purchase cost
Brokerage, stamp duty, legal charges
Capital construction/renovation costs

3Tax Exemption & Reinvestment Optimizer

Official Cost Inflation Index (CII)

Notified series by CBDT from Base FY 2001-02 (100) to FY 2026-27 (384)

Capital Gains Tax

Long-Term Capital Gain (LTCG - Section 112)

122m Held
Estimated Tax Payable (incl. 4% Cess)₹9,55,500Lower of 20% (with CII) or 12.5% (without CII)
⚖️ Budget 2024 Grandfathering Comparison
Option A (20% with CII):₹10,60,909Indexed: ₹65,45,455
Option B (12.5% Flat):₹9,18,750Without Indexation
• Benefit Applied: Option B (12.5% Flat without Indexation — Lowest Tax)
Net Sale Consideration:₹1,18,50,000
Gross Capital Gain:₹73,50,000
Net Taxable Capital Gain:₹73,50,000
Base Tax:₹9,18,750
Health & Education Cess (4%):₹36,750
📅 Advance Tax Due Dates (Sec 234C Proviso)
15 June 2026 (15%):₹1,43,325
15 Sept 2026 (30%):₹2,86,650
15 Dec 2026 (30%):₹2,86,650
15 Mar 2027 (25%):₹2,38,875
💬 Consult CA for Section 54 / 54EC Exemption
⚖️

Real Estate Grandfathering (Sec 112)

Properties acquired before 23 July 2024 enjoy the statutory choice between 20% with CII indexation and 12.5% without indexation. Taxpayer pays whichever amount is lower.

📈

Listed Equity & MFs (Sec 111A/112A)

STCG (≤12 months) is taxed at 20% flat. LTCG (>12 months) is taxed at 12.5% on annual capital gains exceeding the enhanced ₹1,25,000 exemption limit.

🏡

Section 54 & 54EC Exemptions

Legally eliminate or minimize tax by reinvesting long-term gains in residential property (Sec 54/54F) or up to ₹50 Lakhs in 54EC capital gains infrastructure bonds.

Capital Gains Tax Knowledge

Frequently Asked Questions — Capital Gains Tax

What is the Budget 2024 Grandfathering relief for properties bought before 23 July 2024?
Under the amended Section 112(1)(a) enacted in Finance (No. 2) Act 2024, resident individuals and HUFs selling land or buildings acquired before 23 July 2024 can compute their Long-Term Capital Gains (LTCG) tax under both: (1) Old Law (20% with Cost Inflation Indexation) and (2) New Law (12.5% without indexation), and pay whichever tax amount is lower.
What is the new LTCG and STCG tax rate for Listed Equity Shares and Equity Mutual Funds?
Under Budget 2024 amendments: (1) Short-Term Capital Gains (STCG under Section 111A) on listed shares/equity funds held for up to 12 months is taxed at 20% (increased from 15%); (2) Long-Term Capital Gains (LTCG under Section 112A) on assets held for over 12 months is taxed at 12.5% (increased from 10%) on gains exceeding the enhanced exemption threshold of ₹1,25,000 per financial year (increased from ₹1,00,000).
How can I save Capital Gains Tax on property sale under Section 54 and Section 54EC?
You can claim full or partial exemption from LTCG tax by: (1) Section 54: Reinvesting capital gains into one residential house in India within 1 year before, 2 years after sale, or 3 years for construction; (2) Section 54EC: Investing up to ₹50 Lakhs of capital gains in notified infrastructure bonds (REC, NHAI, PFC, IRFC) within 6 months of transfer (lock-in 5 years).
How are Debt Mutual Funds and Market-Linked Debentures (MLDs) taxed?
Under Section 50AA introduced by Finance Act 2023, gains from specified mutual funds (investing less than 35% in domestic equities, acquired on or after 1 April 2023) and MLDs are deemed to be short-term capital gains and taxed at applicable income tax slab rates regardless of holding period.
What is the Cost Inflation Index (CII) for FY 2024-25, FY 2025-26, and FY 2026-27?
The CBDT notified Cost Inflation Index (CII) is 363 for FY 2024-25 (AY 2025-26), 376 for FY 2025-26 (AY 2026-27), and 384 for FY 2026-27 (Base Year 2001-02 = 100).
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