Both routes on a flat or land: 12.5% plain, or 20% after indexation, whichever costs less
Estimates only, not financial advice. What you type stays on your device. Checked against sources on 25 Sept 2026.Property bought before 23 July 2024 kept a choice that everything else lost: pay 12.5% on the plain gain, or raise the purchase price by the Cost Inflation Index and pay 20% on what is left. A resident individual or HUF pays whichever is lower, and this page works out both so the cheaper one is obvious.
The rates are those in force for sales made on or after 23 July 2024, and a sale from 1 April 2026 is taxed under the Income-tax Act, 2025, which renumbered the sections without moving a rate. Surcharge is not included: it starts once total income passes ₹50 lakh, is capped at 15% for these gains, and depends on income this page never asks for. Exemptions for reinvestment under sections 54 and 54F are not included either.
Estimates only, not tax advice. Last checked 25 Sept 2026. The rates, the holding periods and the 23 July 2024 cut-off were read against the Finance (No. 2) Act, 2024 as published in the Gazette of India on 16 August 2024, with the CBDT FAQs in PIB release 2036604 alongside it; the 4% cess against the Finance Bill, 2026, which left every rate above exactly where the 2024 Act put it.
The Cost Inflation Index, which only the 20% route on older property uses, comes from the Income Tax Department's own chart and runs to 2026-27. Unlike everything else here it was read on 25 Sep 2026 through the Internet Archive's copy of 6 Aug 2026, because the department's site refuses automated requests (the chart has since moved to a new address on the same site, confirmed on 30 Oct 2026). If the indexed figure is the one you are relying on, check that chart yourself before you file. Check your own case with a tax adviser either way.
| What you sold it for | ₹9,00,000 |
| What you paid | − ₹5,00,000 |
| Costs of buying and selling | – |
| Gain | ₹4,00,000 |
| Exemption | – |
| Taxed at 12.5% | ₹50,000 |
| Health and education cess, 4% | + ₹2,000 |
| Tax payable | ₹52,000 |
Rates and rules read from the sources listed on this page (the earliest on 25 Sept 2026); they may have changed since.
The page opens with Land or a building already selected.
Enter Bought on and Sold on; property bought before 23 July 2024 gets both tax routes compared.
Set What you paid, What you sold it for and Costs of buying and selling such as brokerage and stamp duty.
Keep Resident individual or HUF on if it applies, as only they may choose the 20% indexed route.
Compare the two route boxes; the cheaper one is marked and used for Tax you would pay.
The Capital Gains Tax Calculator works out what is owed when you sell shares, a mutual fund, property or gold, using the rules that came into force on 23 July 2024. It takes what you paid, what you sold for, the two dates and the costs in between, and gives the tax, the effective rate and what you keep.
Listed shares and equity funds have their own pair of rates. Short term is 20%, raised from 15%; long term is 12.5%, raised from 10%, and the first ₹1,25,000 of long-term gain in a year is exempt. Every other long-term gain is 12.5% with no indexation, while short-term gains are added to your income and taxed at your slab rate, which is why the calculator asks for it.
Property keeps one exception, and it is the most valuable thing on this page. Land or a building bought before 23 July 2024 may be taxed at 12.5% on the plain gain or at 20% after raising the purchase price by the Cost Inflation Index. A resident individual or HUF pays whichever is less, so both are shown. Newer property has only the 12.5% route.
The rest of the article, and all 7 questions about Capital Gains Tax Calculator, are on the Capital Gains Tax Calculator page.
Capital gains tax depends first on how long the asset was held. Listed shares held over twelve months, or other assets over twenty-four, are long term and taxed at 12.5%. Anything sold sooner is short term: 20% on listed equity, or your own slab rate on everything else. Cess of 4% is added at the end.
Capital gains tax kaise calculate karein: enter what you paid, what you sold it for, and both dates. The holding period decides whether the gain counts as long term or short term, and the rate follows from that. Brokerage, stamp duty and improvement costs come off the gain before the tax is worked out.
Yes, but only on land or a building bought before 23 July 2024, and only by a resident individual or HUF. Such a seller may pay 12.5% on the plain gain, or 20% after raising the purchase price by the Cost Inflation Index, whichever costs less. The index for 2026-27 is 384.
Debt mutual funds bought on or after 1 April 2023 count as short term however long they are held, so the gain is added to your income and taxed at your slab rate with no indexation. Units bought before that date can still become long term after twenty-four months and are taxed at 12.5%.
Rates and rules change; check the source before you rely on a figure.
Still stuck? Ask about Capital Gains Tax Calculator and anybody who knows can answer. No account needed.
Same job, other tools: Income Tax Calculator FY 2025-26 – Tax for the year ended 31 March 2026, for a return you are still filing · Income Tax Calculator FY 2026-27 (AY 2027-28) – Tax on your salary for the year that started on 1 April 2026 · TDS on FD for Senior Citizens – Whether a bank deducts TDS on a senior citizen’s FD interest under the ₹1 lakh limit.
On the related tools: GST Inclusive Calculator – Split a price that already includes GST into value and tax.
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