My parents had purchased a flat in 1978 which we sold in 2014 & bought a house now the price of the house has doubled from our purchase value, now as my parents r no more it's been transferred in my name in 2014 can I sell that flat & use the funds for swp, can we invest proceedings of the sold house in mutual fund for swp, kindly ADVISE. Also wat would be the capital gain tax. DDM
Ans: You inherited a house from your parents in 2014. Now, the house value has doubled, and you want to sell it. You also wish to use the proceeds for a Systematic Withdrawal Plan (SWP) in mutual funds. Let’s evaluate the taxation and investment aspects in detail.
Capital Gains Tax on Selling the House
Inherited Property Taxation Rules
When you inherit a house, there is no tax at the time of transfer. However, when you sell the house, capital gains tax applies.
Calculation of Cost of Acquisition
Since your parents purchased a flat in 1978 and later bought the house in 2014, the cost of acquisition will be the purchase price in 2014. This cost will be adjusted for inflation using the cost inflation index (CII).
Long-Term Capital Gains (LTCG) Tax
Since you are selling the house after more than two years, LTCG tax will apply. You need to calculate indexed capital gains, which is the difference between the selling price and the indexed cost of acquisition. The LTCG tax is 20% after indexation.
Exemptions Available
You can reduce your capital gains tax by using exemption options:
Section 54: If you buy another house within two years or construct a house within three years, you can claim an exemption.
Section 54EC: You can invest up to Rs 50 lakh in specified bonds (NHAI/REC) within six months of the sale to save tax. These bonds have a lock-in period of five years.
Using the Proceeds for SWP in Mutual Funds
Why SWP is a Good Option?
Instead of reinvesting in another house, you can invest in mutual funds and use an SWP. This provides regular cash flow while allowing capital growth.
Debt vs Equity Funds for SWP
Debt Funds: Lower risk but taxed as per your income tax slab.
Equity Funds: Higher risk but LTCG tax is only 12.5% above Rs 1.25 lakh.
Systematic Withdrawal Plan (SWP) Benefits
Regular income without selling large portions of investment.
Better tax efficiency compared to fixed deposits.
Principal amount remains invested and continues to grow.
Direct vs Regular Funds: Which is Better?
Risks of Direct Funds
Many investors choose direct funds to save commission. However, this can lead to poor investment decisions.
Need for Professional Guidance
A Certified Financial Planner (CFP) ensures that your investment strategy matches your financial goals. They also help with tax-efficient withdrawals.
Emotional Investing Issues
Direct fund investors often panic during market downturns. A CFP helps you stay invested with a structured withdrawal plan.
Best Way to Use the Sale Proceeds
Diversify Investment
Avoid investing all proceeds in one fund. Consider a mix of equity and debt funds for balanced growth.
Start SWP Only from Growth Investments
Your capital should grow at a higher rate than withdrawals. This ensures sustainability.
Tax-Efficient Withdrawal Strategy
Plan withdrawals to stay within lower tax brackets.
Finally
Selling the house will attract long-term capital gains tax.
Exemptions under Section 54 and 54EC can reduce tax liability.
Investing in mutual funds with SWP is a smart alternative to real estate reinvestment.
A Certified Financial Planner (CFP) can help with fund selection and tax-efficient withdrawal planning.
Best Regards,
K. Ramalingam, MBA, CFP,
Chief Financial Planner,
www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment