Capital Gains Calculator — LTCG / STCG

How capital gains tax works in India (FY 2025-26)

Capital gains tax depends on three things: the type of asset, how long you held it, and when you sold it. Budget 2024 — effective from 23 July 2024 — changed the rules significantly for equity, property and certain mutual fund classes. The most current rules:

Listed equity & equity mutual funds

• Long-term (held > 12 months): 12.5% on gains exceeding ₹1.25 lakh per year (was 10% above ₹1 lakh until 22 July 2024).
• Short-term (held ≤ 12 months): 20% (was 15% until 22 July 2024).
• Plus 4% Health & Education Cess on the tax amount.

Property and land

• Long-term (held > 24 months): 12.5% WITHOUT indexation for sales on / after 23 July 2024.
• For properties purchased before 23 July 2024, the seller has the option to compute under the old rule — 20% WITH indexation — if it produces a lower tax. The choice is final per sale.
• Short-term (held ≤ 24 months): Slab rate (added to your total income).
• Section 54, 54EC or 54F can reduce or eliminate the tax — invest in another residential house or specified bonds within the window.

Debt mutual funds

• Purchased on or after 1 April 2023: All gains are SHORT-TERM regardless of holding period. Taxed at your slab rate. No indexation, no LTCG concession.
• Purchased before 1 April 2023: Old rules — > 36 months = LTCG at 20% with indexation. ≤ 36 months = STCG at slab rate.

Section 54 / 54EC / 54F — reduce or eliminate the tax

Long-term gains on property and certain other assets can be sheltered by investing in:

• Section 54 — Reinvest in another residential house in India. Window: 1 year before sale OR 2 years after (purchase) / 3 years (construction). Cap ₹10 crore.
• Section 54EC — Invest up to ₹50 lakh in specified bonds (NHAI, REC, IRFC, PFC) within 6 months. 5-year lock-in.
• Section 54F — When you sell a non-residential asset, invest the NET consideration in a residential house. One-house condition at the time of sale.

What this calculator does not model

• Indexation benefit for properties purchased before 23 July 2024 (the seller's option).
• Section 54 / 54EC / 54F exemption claims.
• Short-term property and debt-MF gains computed at slab rate (we cannot compute without your full taxable income).
• Surcharge marginal relief for total income just above ₹50L, ₹1cr, ₹2cr, ₹5cr.
• Bonus issue / rights issue / corporate action adjustments to cost basis.
• Foreign-listed equity (different rules).