IT Tax Question on 2 self owned properties - Mumbai & Goa

Ans: Capital gain on sale consideration will be reduced by Indexed cost of acquisition and allowable expenses incurred on transfer. You have to calculate indexed cost of acquisition by applying Cost Inflation Index as per prescribed formula on cost of acquisition.

For cost of acquisition, you may take actual cost or fair market value of the asset, as on 01.04.2001.

In case of land and building, fair market value on 01.04.2001 cannot exceed stamp duty value as on 01.04.2001.

Exemption is available if amount of capital gain is invested by purchasing a new residential house within one year before or within 2 years after the date of transfer of the residential house.

As you have already got possession of new property in November 2020, you will not be eligible for exemption.

Decision of investment in specified bonds or acquiring tax mutual funds can be taken after considering several factors like risk appetite, amount of tax liability on capital gain, availability of surplus fund etc.

Ans: Tax will depend on cost of acquition of original owner

Ans: You're doing the right thing by clarifying the tax implications early.

Your query covers:

Joint ownership of a flat

Long-term capital gains on property sale

Use of improvement costs

Spouse’s tax status

Let us now understand your situation from all possible angles.

Property Was Jointly Owned
Since the property was jointly registered in 2006, capital gains are also shared.

You and your wife will each report 50% of the capital gain — unless you can prove a different ownership ratio.

If the sale deed, purchase deed, and bank entries don’t mention different shares, assume 50-50 for tax.

Your Wife Is a Homemaker
Even though she is a homemaker and has no other income, capital gains are still taxable in her hands.

Income tax law does not exempt capital gains just because the person is a non-earner.

She will need to file ITR-2 for this year and report her 50% share of capital gains.

Purchase Details and Holding Period
Bought in 2006 for Rs 3.6 lakhs. Sold in March 2025 for Rs 31 lakhs.

Holding period is more than 24 months. So this is long-term capital gains (LTCG).

LTCG is taxed at 20% with indexation under property sale rules.

Cost Inflation Index (CII) and Indexation
Your cost of Rs 3.6 lakhs (from 2006) will be indexed using the Cost Inflation Index.

Your indexed cost will increase the original amount, which reduces your taxable gain.

This indexed benefit applies to both of you equally.

About the Rs 1.5 Lakhs Improvement Cost
Technically, improvement costs can be added to your purchase cost.

However, the law requires documented evidence — bills, payment proof, etc.

Since you don’t have receipts, the income tax officer may disallow it during scrutiny.

If you can arrange bank entries, witness affidavits, or even photographs with dates, you may still claim some support.

But to stay safe, don’t rely on this Rs 1.5 lakhs deduction unless you have backup.

LTCG Tax Rate After March 2024 Budget
There is a new LTCG rule starting from April 2024:

Long-term capital gains above Rs 1.25 lakh per person per year are taxed at 12.5%.

Earlier, it was 20% with indexation. But this 12.5% is now the flat rate, without indexation.

This rule change affects equity and property both — depending on interpretation.

For your property sold in March 2025, if this new rule applies, consult a tax expert locally to confirm if indexation or flat rate is better.

Income Tax Filing — What You and Your Wife Must Do
You and your wife must each:

File ITR-2 (not ITR-1) before 31st July 2025.

Report capital gains with details of:

Sale value (your 50% = Rs 15.5 lakhs)

Indexed purchase cost (your 50% = Rs 1.8 lakhs approx with indexation, assumed)

Any TDS deducted by the buyer (check Form 26AS)

If LTCG exceeds Rs 1.25 lakh each, tax applies.

You can invest in Capital Gains Bonds (Sec 54EC) to save tax up to Rs 50 lakhs.

You can also invest in another residential property (under Section 54) to claim exemption.

What About Clubbing Rules?
Some people assume a homemaker’s share should be clubbed with husband’s income.

That is not applicable here, because:

The property was bought in joint name

And the ownership was real, not just name-lending

Hence, capital gains belong to both owners separately

What You Can Do Now
To reduce tax or plan better:

Check if buyer deducted TDS under Section 194-IA (1% of sale value)

If not, ensure you declare the full sale value and pay tax voluntarily

Consider investing in Capital Gains Bonds (NHAI/REC) within 6 months to save tax

Or, if you plan to buy another property, use Section 54 route

Start collecting any supporting documents for improvement cost — even if partial

Both you and your wife must file returns individually — even if she has no PAN yet

If her taxable income is below Rs 2.5 lakhs after capital gain exemption, no tax payable, but filing is still needed

Other Practical Notes
Keep sale deed, PAN of buyer, and bank statements handy

Maintain digital copy of original purchase deed from 2006

Ensure Form 26AS and AIS reflect this transaction — check for mismatches

Consider advance tax payment if gain is large, to avoid interest penalties under Section 234B/234C

Final Insights
You and your wife made a smart real estate investment in 2006.

Selling it in 2025 at 9X returns is financially sound.

But tax on capital gains is unavoidable, even for homemakers.

Indexation, exemptions, and splitting ownership reduce the burden significantly.

Start collecting your data now, even if returns are due in July.

Invest time in filing both returns properly — to avoid scrutiny or notices.

You’ve already done the hard part — buying, holding, and exiting smartly.

Let’s close the loop with smart tax handling.

Best Regards,
K. Ramalingam, MBA, CFP,
Chief Financial Planner,
www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment