Income Tax Act & Budget 2024 Compliance
Cost Inflation Index (CII) & Capital Gains Tax Calculator
Compute Long-Term Capital Gains (LTCG) and Short-Term Capital Gains (STCG) across Real Estate, Listed Equities, Unlisted Shares, Gold, and Mutual Funds. Includes CBDT Cost Inflation Index (CII) table (2001–2025), Finance (No. 2) Act 2024 amendments (12.5% rate vs 20% indexed grandfathering for property), ₹1.25 Lakh Section 112A equity exemption, and Section 54/54EC/54F tax shields.
Pre-configured Scenarios
Brokerage, stamp duty, advertising and legal fees incurred wholly for the sale.
Eligible resident individuals & HUFs can choose the lower tax between 12.5% and 20% indexed.
Capital expenditure on additions or renovations (available for real estate).
Capital Gains Tax Assessment
- Net Sale Consideration
- ₹99,50,000.00
- Indexed Cost of Acquisition (ICOA) (CII: 117 → 363)
- ₹77,56,410.26
- Total Unindexed Cost
- ₹25,00,000.00
- Gross Capital Gain
- ₹74,50,000.00
- Net Taxable Capital Gain
- ₹21,93,589.74
- Applicable Statutory Tax Rate
- 20%
- Base Income Tax
- ₹4,38,717.95
- Health & Education Cess (4%)
- ₹17,548.72
LTCG (Long-Term)
Budget 2024 Grandfathering Comparison (Finance Act 2024)
Under the amended law, you are entitled to pay the lower of the two tax regimes for pre-July 2024 property sales.
₹9,68,500.00
Gain: ₹74,50,000.00₹4,56,266.67
Gain: ₹21,93,589.74Frequently asked questions
What is the Budget 2024 grandfathering rule for property capital gains tax?
Under the Finance (No. 2) Act, 2024, resident individuals and HUFs who acquired immovable property before 23 July 2024 have the option to calculate capital gains tax under two methods and pay whichever results in lower tax: (1) 12.5% without indexation, or (2) 20% with indexation using the Cost Inflation Index (CII). For properties acquired on or after 23 July 2024, the tax is strictly 12.5% without indexation.
What is the latest Cost Inflation Index (CII) for FY 2024-25?
The Central Board of Direct Taxes (CBDT) notified the Cost Inflation Index for FY 2024-25 as 363 via Notification No. 44/2024 dated 24 May 2024. For FY 2001-02 (the base year), the CII is 100.
What is the new exemption limit and tax rate for equity shares under Section 112A?
Effective 23 July 2024, Long-Term Capital Gains on listed equities and equity-oriented mutual funds held for more than 12 months are tax-exempt up to ₹1,25,000 per financial year (increased from ₹1,00,000). Gains above ₹1,25,000 are taxed at 12.5% (increased from 10%). Short-Term Capital Gains under Section 111A are taxed at 20% (increased from 15%).
Can I claim Section 54EC exemption by investing in bonds?
Yes. Under Section 54EC, capital gains arising from the transfer of a long-term capital asset (land or building) can be exempted by investing in notified capital gains bonds (REC, PFC, NHAI, IRFC) within 6 months of transfer. The maximum statutory exemption allowed is ₹50 Lakhs per investor across all financial years.
How are Debt Mutual Funds taxed after the 2023 amendment?
Under Section 50AA of the Income-tax Act, specified mutual funds with equity exposure not exceeding 35% acquired on or after 1 April 2023 are deemed to be short-term capital assets regardless of holding duration and are taxed at your applicable income tax slab rates without indexation benefits.