विशेषज्ञ की सलाह चाहिए?हमारे गुरु मदद कर सकते हैं
Ethiraj
T S Khurana 571 Answers |Ask - Follow
Tax Expert - Answered on Sep 07, 2026
Asked on - Sep 05, 2026
a. An apartment in a four in one building was purchased by me on 18/02/1991 at a cost of Rs.2,60,000/-
b. All the four owners of the building decided to go for redevelopment and Joint Development agreement was done with a builder on 12/02/2019.
c. As per agreement total 6 flats will be constructed of which four for original owners and two for the builder.
d. The vacant possession of the building was handed over to builder only during June 2019.
e. Building demolition permission was obtained on 5/08/2019
f. New Building approval was given on 9/10/2020. ( The delay was due to Coastal Zone permission and new FSI rule approval )
g. Completion certificate was obtained on 8/3/2023.
h. There was nil monetary transaction between owners and builder.
i. The builder sold his flats for RS.1.04 crore and Rs.1.02 crores respectively 0n 30th June 2023.(ie.on getting completion certificate)
j. Now I propose to sell my flat for 1.125 crore.
BASIC DETAILS :
I. I have Pension income, Interest from deposits and Dividend income from my Bank’s shares and am a regular IT payer.
II. I have two house properties of which the above is one and another is a dilapidated house in a remote village with taxable value of Rs.35/-
III. I was showing the house property income of Rs.35/- under ITR2 till assessment year 2020-21.
IV. On demolition of the above flat in 2019, I was showing the village property only as self-occupied with NIL income under ITR1.
V. This continued till assessment year 2025-26. ( It means for assessment years 2023-24,2024-25 and 2025-26 the reconstructed property was omitted to be shown in IT. The effect on taxation is Rs.11/- per year considering the village property’s taxable value)
VI. This year I have shown both the properties as self-occupied in my IT return
Advise sought:
A. How to ascertain the value of property on the date of completion certificate?
B. The property not being alienated, the capital gains should be “NIL” as on 2023. But in 2023-24 IT return it was not brought out. What is course correction for it now?
C. What will be the Capital gain on sale of this property now - may be during September?
Ans: Relavent dates and figures are :
01. Purchase Price (1991) Rs.2.60 (L).
02. Expected Sale Price (2026) Rs.112.50 (L).
03. No Cost/Expenses were incurred during 12.02.2019 to 2026 (expected Sale date).
04. You will have to pay LTCG based on these figures.
05 (a). TAX PLANNING : You should get a Valuation Certificate from Architect, about the value of your Flat as on 01.04.2001. This can be treated as Cost of your property/flat in 2001. Indexation benefit may be taken from this date & this value.
05 (b). Since you occupied this Flat during the period from 2001 (date of valuation) till June-2019, you can claim Maintenance & Renovation Cost during this period, if any. This shall reduce your tax liability.
05 (c). Cost or Value an on date of completion certificate, is not relevant in this case. Cost of newly build flat shall be considered as explained in above points.
06. LTCG shall be taxed at rate of 12.50% without Indexation or @ 20% with Indexation.
07. Exemption can be claimed u/s 54 if you purchase another Residential unit, with in specified time. You can also purchase Capital Gain Bonds up to Rs.50.00 (L) to save Tax.
08. You are most Welcome to write for any further details or points, if required. Thanks.
(more)
01. Purchase Price (1991) Rs.2.60 (L).
02. Expected Sale Price (2026) Rs.112.50 (L).
03. No Cost/Expenses were incurred during 12.02.2019 to 2026 (expected Sale date).
04. You will have to pay LTCG based on these figures.
05 (a). TAX PLANNING : You should get a Valuation Certificate from Architect, about the value of your Flat as on 01.04.2001. This can be treated as Cost of your property/flat in 2001. Indexation benefit may be taken from this date & this value.
05 (b). Since you occupied this Flat during the period from 2001 (date of valuation) till June-2019, you can claim Maintenance & Renovation Cost during this period, if any. This shall reduce your tax liability.
05 (c). Cost or Value an on date of completion certificate, is not relevant in this case. Cost of newly build flat shall be considered as explained in above points.
06. LTCG shall be taxed at rate of 12.50% without Indexation or @ 20% with Indexation.
07. Exemption can be claimed u/s 54 if you purchase another Residential unit, with in specified time. You can also purchase Capital Gain Bonds up to Rs.50.00 (L) to save Tax.
08. You are most Welcome to write for any further details or points, if required. Thanks.
Ramalingam Kalirajan11455 Answers |Ask - Follow
Mutual Funds, Financial Planning Expert - Answered on Aug 19, 2026
Asked on - Aug 17, 2026
Nippon India Silver ETF FOF I have invested in above MF, but it has gone down over 25%, can I stay invested or exit
?
Ans: You have asked the right question after a 25% fall.
A fall of this size can feel uncomfortable.
But selling only because of the fall is usually not the best approach.
Silver is a commodity asset, not a core wealth-building asset.
Its price can move sharply in both directions.
» Why Silver Can Fall Sharply
Silver prices are affected by many factors.
– Global interest rates.
– US dollar movements.
– Industrial demand.
– Global economic growth.
– Investor demand for precious metals.
– Commodity market sentiment.
Therefore, silver can remain volatile even when other assets perform well.
» Should You Stay Invested?
The answer depends on why you invested.
If silver was purchased as a small portfolio diversifier, you can consider holding it.
There is no need to exit only because it is down 25%.
But if you invested a large part of your portfolio, reassessment is needed.
A commodity allocation should normally remain limited.
» Important Point About Silver ETF-Based Investments
Your investment is linked to silver through an ETF structure.
Such products mainly provide silver-price exposure.
They do not have an active fund manager selecting businesses.
Therefore, they have limited ability to protect you during silver price declines.
For your core portfolio, diversified actively managed equity funds can provide better growth potential.
They can also diversify across companies and sectors.
» What I Would Consider
I would not add more money simply because it has fallen 25%.
That is called averaging without checking the original investment reason.
First check its percentage in your total portfolio.
If the allocation is small, holding may be reasonable.
If the allocation has become too large, gradual rebalancing can be considered.
Do not make a sudden decision based only on the current loss.
» Tax Aspect
If you decide to exit, taxation should also be checked.
The taxation of such non-equity mutual fund investments depends on the applicable rules.
Your purchase date and holding period are also relevant.
Therefore, calculate the tax impact before redemption.
» Final Insights
My first preference would be not to panic-sell.
Review the silver allocation within your complete portfolio.
If it is a small diversification component, holding can be considered.
If it is a large allocation, gradually reducing exposure may be sensible.
Going forward, keep precious metals as a supporting asset.
Your core wealth creation should come from diversified investments.
Best Regards,
K. Ramalingam, MBA, CFP,
AMFI-Registered MFD – ARN 4188
www.holisticinvestment.in
https://www.linkedin.com/in/ramalingamcfp/
(more)
A fall of this size can feel uncomfortable.
But selling only because of the fall is usually not the best approach.
Silver is a commodity asset, not a core wealth-building asset.
Its price can move sharply in both directions.
» Why Silver Can Fall Sharply
Silver prices are affected by many factors.
– Global interest rates.
– US dollar movements.
– Industrial demand.
– Global economic growth.
– Investor demand for precious metals.
– Commodity market sentiment.
Therefore, silver can remain volatile even when other assets perform well.
» Should You Stay Invested?
The answer depends on why you invested.
If silver was purchased as a small portfolio diversifier, you can consider holding it.
There is no need to exit only because it is down 25%.
But if you invested a large part of your portfolio, reassessment is needed.
A commodity allocation should normally remain limited.
» Important Point About Silver ETF-Based Investments
Your investment is linked to silver through an ETF structure.
Such products mainly provide silver-price exposure.
They do not have an active fund manager selecting businesses.
Therefore, they have limited ability to protect you during silver price declines.
For your core portfolio, diversified actively managed equity funds can provide better growth potential.
They can also diversify across companies and sectors.
» What I Would Consider
I would not add more money simply because it has fallen 25%.
That is called averaging without checking the original investment reason.
First check its percentage in your total portfolio.
If the allocation is small, holding may be reasonable.
If the allocation has become too large, gradual rebalancing can be considered.
Do not make a sudden decision based only on the current loss.
» Tax Aspect
If you decide to exit, taxation should also be checked.
The taxation of such non-equity mutual fund investments depends on the applicable rules.
Your purchase date and holding period are also relevant.
Therefore, calculate the tax impact before redemption.
» Final Insights
My first preference would be not to panic-sell.
Review the silver allocation within your complete portfolio.
If it is a small diversification component, holding can be considered.
If it is a large allocation, gradually reducing exposure may be sensible.
Going forward, keep precious metals as a supporting asset.
Your core wealth creation should come from diversified investments.
Best Regards,
K. Ramalingam, MBA, CFP,
AMFI-Registered MFD – ARN 4188
www.holisticinvestment.in
https://www.linkedin.com/in/ramalingamcfp/