Capital gains tax calculator 2026 — property, shares, gold

Find out if your gain is short or long term, compare 12.5% without indexation with 20% with indexation, apply section 50C, 54, 54F and 54EC, and download a complete computation with every step explained.

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1 Asset — what you sold

Your name (optional)Type of assetYou areOnly a resident individual or HUF gets the indexation option on property and can use the unused basic exemption limit.

2 Dates & prices — purchase and sale

Date of purchaseDate of saleSale price (₹)Stamp duty value of sale deed (₹)If more than 110% of the sale price, it is taken as the sale value (section 50C).Transfer expenses (₹)Purchase cost (₹)Include stamp duty and registration paid at purchase.Price on 31 Jan 2018 (₹)Highest price on 31-01-2018 x number of units (grandfathering).Fair market value on 1 Apr 2001 (₹)

3 Improvements — optional — renovation, construction

Costs of improvement before 1 April 2001 are not allowed.

Improvement 1 — yearImprovement 1 — amount (₹)Improvement 2 — yearImprovement 2 — amount (₹)Improvement 3 — yearImprovement 3 — amount (₹)

4 Exemption & tax — reduce your tax

Other equity LTCG this year (₹)The ₹1.25 lakh exemption is for all listed equity gains of the year together.Exemption claimedYour slab rate (for short-term gains taxed at slab)Unused basic exemption limit (₹)Only if your other income is below the exemption limit (resident individual / HUF).

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Capital gains computation—

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How capital gains are taxed now (sales on or after 23 July 2024)

Holding period. Listed shares and equity funds are long-term after 12 months; property, gold, unlisted shares and old debt funds after 24 months.
Rates. Listed equity: short-term 20%, long-term 12.5% above ₹1.25 lakh a year. Other long-term gains: 12.5% without indexation. Short-term gains on other assets: slab rate.
Property bought before 23 July 2024. A resident individual or HUF pays the lower of 12.5% without indexation and 20% with indexation — this tool works out both.
Save tax. Section 54 / 54F (new house, up to ₹10 crore) and 54EC (bonds, up to ₹50 lakh within 6 months).

Common questions

What is the Cost Inflation Index for 2026-27?

384, notified by CBDT on 15 July 2026. For 2025-26 it is 376 and for 2024-25 it is 363. The base year is 2001-02 (100).

Can I still use indexation?

Only for land or building bought before 23 July 2024 and sold by a resident individual or HUF — and only if it gives lower tax than 12.5% without indexation. For all other assets, indexation is no longer allowed.

What is section 50C?

If the stamp duty value of the property is more than 110% of the price in the sale deed, the stamp duty value is treated as the sale price for computing capital gains.

What about shares bought before 1 February 2018?

Their cost is the higher of the actual cost and the lower of the price on 31 January 2018 and the sale price. This protects gains made up to 31 January 2018.

Are debt mutual funds long-term?

Units bought on or after 1 April 2023 are always short-term and taxed at slab rate. Units bought earlier are long-term after 24 months, taxed at 12.5% without indexation.

Can I claim 54 / 54EC in the new tax regime?

Yes. Capital gains exemptions under sections 54, 54F and 54EC are available in both the old and the new regime.

Sources

Law checked on 29 October 2026. Need it done for you? WhatsApp 99240 99804.

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