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Can I Sell My Apartment for 199 Lacs After Having Purchased It for Rs.20 Lacs?

Janak

Janak Patel  |23 Answers  |Ask -

MF, PF Expert - Answered on Oct 18, 2024

Janak Patel is a certified financial planner accredited by the Financial Planning Standards Board, India.
He is the CEO and founder of InfiniumWealth, a firm that specialises in designing goal-specific financial plans tailored to help clients achieve their life goals.
Janak holds an MBA degree in finance from the Welingkar Institute of Management Development and Research, Mumbai, and has over 15 years of experience in the field of personal finance. ... more
Neeta Question by Neeta on Oct 15, 2024Hindi
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I bought an apartment in Delhi in the year 2002 for 5 lacs (own funds) Plus 15 lacs bank loan for 15 years at interest rate of 10%. Now want to sell it for199 lacs. Please advise on following 1. How to work out cost of acquisition considering interest paid on bank loan and expenses incurred from time to time to upkeep the flat around 5 lacs. I don't have bank interest certificate. 2. What will be capital gains tax calculation if I sell it now with both options old v/s new. Please advise. Raghav.

Ans: Hi Neeta / Raghav,

At the high level the below should help you.

1. Cost of acquisition can include the purchase price and the cost of improvement, so the upkeep expenses to maintain the property cannot be consider, but if you made any form of addition/alterations to the property then you can include it.
The interest paid on loan is eligible for tax benefits, it cannot be included in the cost of acquisition.

2. Old Rule - using the CII for calculations indicate Capital gains of Rs130 lacs, the capital gains tax (20% on difference after indexation) works out to be approximately Rs26 lacs. Note exact dates of purchase/sale will determine the CII values to be used, assumed FY2002-3 and FY2024-25 for now.
New Rule (2024 budget) - Capital gains = difference of sale and cost price i.e. Rs179 lacs, tax of 12.5% on it is approximately Rs22 lacs.

Note - you can add/reduce the cost/sale price with expense incurred in transacting the property e.g. brokerage.

Options to save tax on the Capital gains amount
1. Reinvest in another residential property within 1 year prior and 2 years after sale date or construct within 3 years after sale date.
2. Invest in NHAI bonds - has lock-in period and the interest earned is taxable.

Please contact a CFP or a Tax consultant for further guidance.

Regards
Janak Patel
Certified Financial Planner.
DISCLAIMER: The content of this post by the expert is the personal view of the rediffGURU. Users are advised to pursue the information provided by the rediffGURU only as a source of information to be as a point of reference and to rely on their own judgement when making a decision.
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Mahesh

Mahesh Padmanabhan  |124 Answers  |Ask -

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Sir, On 14-June 1994, I acquired a flat (tenement) in my own name for Rs. 2,98L. In April 2015, I had to spend Rs. 4.15L on general renovation of this flat. Now, I plan to sell this tenement and wish to invest its sale proceeds within two years of the sale in buying a ready possession flat in another city. My queries are follows: 1. Can I invest the sale proceeds in buying two flats in the same society of the new city or do I have to necessarily invest in one property only? 2. Can I add the name of my spouse and my son also as co-owners in the new property(s) even if their financial contribution is nil? 3. Can I add the name of my spouse and my son also as co-owners in the new property(s) in case they also partially contribute financially in the purchase of the new flat(s)? 4. What is the present applicable Indexed Cost of the flat planned to be sold by me?
Ans: Hi Thomas
As the base year for Cost Inflation Index (CII) has been reset to 2001, you may need to get a valuation done through an approved valuer to identify the value as on April 1, 2001. If this value is higher than Rs. 2.98 Lakhs then you could use that as the cost.

As regards the general renovation amount spent, it may not be allowed to be added as cost of the property as generally tax officers are not dispensed to allow it.

W.R.T. your decision to reinvest in a ready possession flat within 2 years, please note that if this investment is extending beyond 6 months OR due date for filing your tax returns (whichever is earlier), you would need to open a Capital Gain Account Scheme (CGAS) account with a nationalized bank and park the capital gain amount in it for reinvestment.

Now answering your queries

Query 1 - If the capital gain amount does not exceed Rs. 2 Crores then you could reinvest in 2 residential units. This however is a one time option and cannot be used again in any other year.

Query 2 - Yes you could add their names but they would be treated as name-sake owners and for all purposes of taxation, you would be taxed singly.

Query 3 - You can add their name as proportionate owners to the value of their contribution. The taxation of income in that case would be based on their contribution

Query 4 - The answer to this would depend on the valuation report. Nevertheless, you could derive the indexed cost yourself by multiplying a factor of 3.48 to the cost. An example would be as follows:

Suppose the cost is Rs. 2.98 Lakhs
Indexed cost would be Rs. 2.98 Lakhs x 348 / 100 OR 2.98 Lakhs x 3.48 = Rs. 10.37 Lakhs

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Tejas

Tejas Chokshi  | Answer  |Ask -

Tax Expert - Answered on May 29, 2023

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I have purchased a land of Rs. 2.5 Lacs in 2001 and start constructions on that in 2005 with 2 floors and also completed the constructions with in 5 months. Taken a loan from DHFL of Rs. 5 Lac and also repaid in next 2-3 years. Just two years back also extended one floor. Now there is 3 complete floor and one half floor is there. If today I sell this property (which is approx 80 sqyds plot size) in 70 lacs then how much capital gain tax (if applicable) I need to pay. Pl. also note that we don't so much documents for constructions related and total exp. is around 25-30 Lacs on that.
Ans: To calculate the capital gains tax on the sale of your property, we need to consider the acquisition cost, the cost of improvement, and the sale proceeds. Let's break down the calculations:

Acquisition Cost:
The acquisition cost is the amount you paid for the land in 2001, which is Rs. 2.5 lakhs.

Cost of Improvement:
The cost of improvement includes the expenses incurred for construction and any subsequent additions or extensions made to the property. In this case, it includes the construction of the initial two floors, the extension of one floor, and any other related expenses. You mentioned that the total expenses were around 25-30 lakhs. Let's assume the cost of improvement is Rs. 28 lakhs.

Indexed Cost of Acquisition and Improvement:
To adjust the acquisition cost and cost of improvement for inflation, we need to calculate the indexed cost. The indexed cost is calculated using the Cost Inflation Index (CII) provided by the Income Tax Department. The CII for the relevant years can be found on the Income Tax Department's website.

Let's assume the CII for the year 2001-2002 was 100 and for the current financial year, it is 317.

Indexed Cost of Acquisition = Acquisition Cost × (CII for the year of sale/CII for the year of acquisition)
Indexed Cost of Acquisition = Rs. 2.5 lakhs × (317/100) = Rs. 7,92,500

Indexed Cost of Improvement = Cost of Improvement × (CII for the year of sale/CII for the year of improvement)
Indexed Cost of Improvement = Rs. 28 lakhs × (317/100) = Rs. 88,76,000

Capital Gain:
To calculate the capital gain, deduct the indexed cost of acquisition and the indexed cost of improvement from the sale proceeds.
Capital Gain = Sale Proceeds - (Indexed Cost of Acquisition + Indexed Cost of Improvement)
Capital Gain = Rs. 70 lakhs - (Rs. 7,92,500 + Rs. 88,76,000)
Capital Gain = Rs. -26,68,500 (Assuming the indexed cost is higher than the sale proceeds)

Since the calculated capital gain is negative, it means there is no capital gain tax applicable in this case. This is because the sale proceeds are less than the indexed cost of acquisition and improvement.

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Samraat

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I have been investing in shares for several years and have seen good returns, but with increasing market volatility, I'm considering diversifying into international stocks or alternative assets. What are the potential benefits and risks of each approach?
Ans: Diversifying into international stocks and alternative assets can be a strategic move, especially given your experience in financial analysis and investment planning. Here’s a breakdown of the benefits and risks of each approach:
International Stocks
Benefits are as follows:
- Diversification – Investing globally reduces dependence on domestic market conditions and spreads risk
- Access to High-Growth Markets – Some international markets, particularly emerging economies, may offer higher growth potential.
- Currency Appreciation – If the foreign currency strengthens against the INR, your returns could increase.
- Exposure to Leading Industries – Developed markets like the U.S. provide access to top tech, healthcare, and finance companies.

Risks involved in international markets are as follows:
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- Higher Transaction Costs – International investing often involves additional fees and taxes.
- Limited Information Access – Researching foreign companies may be more challenging compared to domestic firms.

Alternative Assets (Real Estate, Commodities, Private Equity, etc.)
Following are the benefits:
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- Potential for High Returns – Private equity and hedge funds can offer substantial gains if managed well.
- Portfolio Customization – Some alternative investments allow direct control, such as real estate or private businesses.

Risks involved are as follows:
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Ramalingam

Ramalingam Kalirajan  |8175 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Apr 02, 2025

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I'm now 68 years old. Living with my wife. I have 2 daughters. Both are well settled. I don't have any liability. I'm a pension holder. I'm getting Rs 75,000/- pension pm. I have invested Rs1,50,00,000 in FD. 7lakhs in Mutual funds, 6,50,000 in equity. 12 Lakhs in Sovereign Gold Bond, I'm getting Rs 35,000/- House rent pm. I have 25 lakhs Cash in hand. I want to deposit the above amount. How can I diversified the above amount to deposit?
Ans: Your financial position is strong. You have a steady pension and rental income. Your investments are diversified across FDs, mutual funds, equity, and gold bonds. Let’s allocate your Rs. 25L wisely.

Emergency Fund Allocation
Keep Rs. 5L in a high-interest savings account.

Use a liquid mutual fund for another Rs. 3L for easy access.

This ensures quick access to funds in case of unexpected expenses.

Debt Investment for Stability
Invest Rs. 7L in a mix of short-term and medium-term debt mutual funds.

These offer better post-tax returns than FDs.

Choose high-quality funds with stable performance.

Equity Investment for Growth
Allocate Rs. 5L to large-cap mutual funds via SIP.

This ensures gradual market participation and reduces risk.

Avoid direct stocks for this amount, as mutual funds offer better risk management.

Gold Investment for Inflation Hedge
You already have Rs. 12L in Sovereign Gold Bonds.

No additional gold investment is needed.

Regular Income Investment
Invest Rs. 5L in SWP-based mutual funds for periodic withdrawals.

This provides additional income while keeping capital appreciation intact.

Final Insights
Your current portfolio is well-structured. This allocation balances liquidity, stability, and growth. Your pension and rental income provide financial security. Diversifying your Rs. 25L ensures better returns while maintaining risk control.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment

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Ramalingam Kalirajan  |8175 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Apr 02, 2025

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Sir kindly suggest some mf for steady return for 5 yr in SIP in large cap
Ans: Investing in large-cap mutual funds through SIP is a stable choice. These funds focus on established companies with strong financials. They offer consistent growth with lower risk compared to mid-cap and small-cap funds.

Let’s assess how to select the right fund.

Why Large-Cap Funds for Five Years?
Invest in top companies with proven stability.

Less volatile than mid-cap and small-cap funds.

Suitable for a five-year investment horizon.

Provide inflation-beating returns over time.

Ideal for steady compounding with SIP investments.

Actively Managed vs. Index Funds
Actively managed funds outperform index funds in varying market conditions.

Fund managers adjust portfolios based on market trends.

Index funds only replicate the market and cannot outperform it.

Actively managed funds provide better downside protection.

For five-year investments, active management ensures stable performance.

Choosing the Right Fund
Look for funds with a history of stable returns.

Ensure the fund has an experienced fund manager.

Avoid funds with frequent manager changes.

Select funds with lower expense ratios among actively managed ones.

Check the rolling returns of the fund, not just past performance.

Tax Considerations
Long-term capital gains (LTCG) above Rs. 1.25 lakh taxed at 12.5%.

Short-term capital gains (STCG) taxed at 20%.

SIP investments held for over one year qualify for LTCG benefits.

Plan withdrawals strategically to reduce tax burden.

Final Insights
Large-cap mutual funds are suitable for stable returns over five years. They balance risk and reward effectively. Choose an actively managed fund with strong historical performance. Stay invested with SIPs for disciplined wealth creation.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment

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Ramalingam

Ramalingam Kalirajan  |8175 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Apr 02, 2025

Asked by Anonymous - Apr 01, 2025Hindi
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Sir...I am 56 years old. I want to take voluntary resignation. I will get 45000 as monthly pension and Rs.75 lacs as lumpsum. I have own house and only son is working in TCS. Can i take VRS????
Ans: Your situation is strong. You have a stable pension, a lumpsum amount, and no housing worries. Your son is financially independent. Let’s evaluate your decision from all angles.

Monthly Cash Flow Analysis
You will receive Rs. 45,000 per month as a pension.

Your expenses must be assessed. If your monthly spending is less than Rs. 45,000, then pension alone can cover your needs.

If expenses are higher, you will need an income from your Rs. 75L corpus.

Inflation will increase costs over time. Your pension may not grow, so investment returns should outpace inflation.

Emergency Fund Planning
Keep at least 12 months of expenses in a safe place.

Use a combination of a bank savings account and a liquid mutual fund.

Avoid locking all your funds in long-term investments.

Investment Strategy for Rs. 75L
You must structure investments to generate income, ensure growth, and manage risk.

Allocate funds into mutual funds for long-term growth.

Use Systematic Withdrawal Plans (SWP) for steady income.

Diversify across large-cap, flexicap, and hybrid mutual funds.

Consider debt funds for stability.

Avoid high-risk sectoral/thematic funds for income needs.

Tax Efficiency
Pension is taxable as per your income tax slab.

Mutual fund withdrawals are taxed based on duration and type.

Keep SWP withdrawals below the taxable limit to minimize tax burden.

Use tax-saving instruments like PPF and senior citizen savings schemes if applicable.

Health Insurance and Medical Planning
Ensure you have a good health insurance plan.

A cover of Rs. 15-20L is advisable for senior years.

Maintain a separate emergency fund for medical needs.

Consider critical illness insurance for major health risks.

Estate Planning and Will Creation
Create a will to ensure smooth asset transfer.

Appoint a nominee for all investments and bank accounts.

Discuss future financial plans with your son.

Final Insights
Taking VRS is a viable option for you. Your pension provides a steady income. Your Rs. 75L can be invested wisely to support future needs. Focus on structured investments, tax efficiency, and health security. If planned well, this decision can give financial stability and peace of mind.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment

...Read more

Mayank

Mayank Chandel  |2159 Answers  |Ask -

IIT-JEE, NEET-UG, SAT, CLAT, CA, CS Exam Expert - Answered on Apr 02, 2025

DISCLAIMER: The content of this post by the expert is the personal view of the rediffGURU. Investment in securities market are subject to market risks. Read all the related document carefully before investing. The securities quoted are for illustration only and are not recommendatory. Users are advised to pursue the information provided by the rediffGURU only as a source of information and as a point of reference and to rely on their own judgement when making a decision. RediffGURUS is an intermediary as per India's Information Technology Act.

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