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Selling My Inherited Family Plots: How Will I Be Taxed?

T S Khurana

T S Khurana   |134 Answers  |Ask -

Tax Expert - Answered on Sep 11, 2024

A certified management accountant since 1993, T S Khurana is a fellow member of The Institute of Cost Accountants of India. His areas of expertise are income tax, specifically litigation cases, and GST.

Since the last 21 years, he has also been providing expert advice on financial matters, including investments and diversification of funds, and wealth building in the long term to his clients.
He believes that investment in real estate is the safest way for better returns and wealth generation over a period of time.

A former chairman of the Chandigarh Chapter of Institute of Cost Accountants of India, T S Khurana has also served as member of its technical committee.... more
SHRIKANT Question by SHRIKANT on Sep 10, 2024Hindi
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Sir, I have properties like plots, Which were purchased by my parents as agricultural land and further converted to KGP/KJP plots in the year 2001. Now I sold in FY 23-24. Then what will be the structure for capital gains. Whether 10%or12.5% or 20%? Whether they comes under long term?

Ans: 01. Since it is not Agricultural Land any longer, it shall be taxed as normal capital gain.
02. You have sold property during F/Y 2023-24, you shall be subject to :
LTCG Tax Rate of 20%, with Indexation.
Most welcome for any further clarifications. Thanks.
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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Ramalingam

Ramalingam Kalirajan  |6528 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Aug 27, 2024

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Hello sir, I booked flat in 2010, but got the possession in june 2023 and got registered , the initial value is 27lacs on registered paper. I sold the same for rs 85 lacs on june 2023. how the long term capital agin will be claculated . and whta should i do to sav ethe long term capital gain tax. if applicable.
Ans: 1. Calculation of Long-Term Capital Gains
Step 1: Determine the Sale Price
Sale Price: Rs 85 lakhs (amount for which the property was sold)
Step 2: Determine the Cost of Acquisition
Initial Purchase Price: Rs 27 lakhs (as per registered document)
Step 3: Adjust for Inflation
To calculate LTCG, the cost of acquisition is adjusted for inflation. This adjustment is done using the Cost Inflation Index (CII) provided by the Income Tax Department.

CII for the Year of Purchase (2010): Refer to the index published by the government for the year 2010.
CII for the Year of Sale (2023): Refer to the index for 2023.
Step 4: Calculate Indexed Cost of Acquisition
Use the formula:


Step 5: Calculate the Long-Term Capital Gains
LTCG
=
Sale Price

Indexed Cost of Acquisition
LTCG=Sale Price−Indexed Cost of Acquisition

2. Tax Implications
As it is sold before July 2024, the long-term capital gains are taxed at 20% with indexation benefits. Additional tax benefits may apply depending on the investment options you choose.

3. Saving on Long-Term Capital Gains Tax
Investment in Residential Property
If you reinvest the gains into another residential property, you can claim an exemption under Section 54 of the Income Tax Act.

Conditions: The new property must be purchased within two years of selling the old property or constructed within three years. The exemption is applicable on the amount of capital gains reinvested.
Investment in Capital Gains Bonds
You can invest up to Rs 50 lakhs of capital gains in specified bonds under Section 54EC to claim an exemption. These bonds must be held for a minimum period of five years.

Eligible Bonds: The bonds are issued by the National Highway Authority of India (NHAI) or Rural Electrification Corporation (REC).
Investment in Rural Development Bonds
Under Section 54EC, you can also invest in rural development bonds. These bonds also have a lock-in period of five years.

Reinvestment in Residential Property
To fully utilize the exemption, reinvest the entire long-term capital gains amount into a new residential property. Ensure compliance with the time limits mentioned.

4. Final Insights
Here’s a summary of actions you can take:

Calculate Indexed Cost: Use the CII to adjust the cost of acquisition for inflation.
Calculate LTCG: Determine the gain by subtracting the indexed cost from the sale price.
Explore Exemptions: Consider reinvesting the gains in a new residential property or capital gains bonds to reduce or eliminate tax liability.
Implement these strategies to manage your tax liability effectively. Always ensure you comply with the conditions specified under the Income Tax Act for exemptions.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

www.holisticinvestment.in

..Read more

Latest Questions
Milind

Milind Vadjikar  |347 Answers  |Ask -

Insurance, Stocks, MF, PF Expert - Answered on Oct 07, 2024

Asked by Anonymous - Oct 07, 2024Hindi
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Now I'm 43 years old, but next 5 year's I need 3cr with best mutual funds to invest and son education, marriage and my retirement, currently I have housing loan commitment. 70lakhs, how should I close my loan ASAP and I should have 3cr in my hand. Kindly help me, I'm in scary situation, I'm working in private sector 95k my take home and current home loan emi is 63k, 4500 recently started investment through groww app in parakh Parikh small fund, 12500 in PPF etc, kindly help. I'm completely in debt trap.
Ans: Hello;

General Comments:
People always delay retirement planning for later stage but this is not ok.

Because when you are young the investible surplus amount maybe less but you have the biggest resource, time on your side.

A mere 25K monthly sip can achieve 3 Cr in 20+ years

Query Specific Comments:
If you need this corpus in 5 years then you need to make a monthly sip of 3.55 Lacs Minimum to reach 3 Cr corpus in 5 yrs.(modest return of 13% considered).

Focus on improving your earning because then you can earmark larger amounts for investing towards your goals.

Also try to prepay the home loan as early as possible through EPF corpus or some asset sale.

Do not panic if you diligently pre-close the home loan you have ample time to invest and create a comfortable corpus for your goals.

Continue investing in MFs with increasing allocation, PPF to reach your goals.

Happy Investing!!

*Investments in mutual funds are subject to market risks. Please read all scheme related documents carefully before investing.

...Read more

Milind

Milind Vadjikar  |347 Answers  |Ask -

Insurance, Stocks, MF, PF Expert - Answered on Oct 07, 2024

Asked by Anonymous - Oct 07, 2024Hindi
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I am 24 years old and earn a monthly salary of Rs.65,000. I am interested in investing some of my funds for future financial security and am also planning to marry in two years. As I have no prior knowledge of investment, I would greatly appreciate guidance on this matter.
Ans: Hello;

First and foremost buy a good term life cover including riders for critical care and accident benefit.

Ensure that you can top-up the sum assured later when you grow your responsibilities after marriage.

For retirement planning you should consider investing in NPS. If your office provides it well and good but otherwise also you can open NPS account and contribute regularly for financing your retirement. It's an E-E-E type of scheme. Charges are quite low and you can decide to select allocation to the asset classes like equity, corporate debt or sovereign bonds as per your risk tolerance. It allows limited withdrawal before 60.

If you decide to contribute to NPS per month an amount of 20 K, it will grow into a corpus of 6.51 Cr by the time you are 60 years of age.(A modest return of 9% is considered)

For all other goals such as marriage, house, kid's education, car, vacation you can use mutual funds as your mode of investments.

If you do a monthly sip of say 15 K into a pure equity mutual fund then at the end of 5 years you may expect to receive a corpus of 12.72 L considering moderate return of 13%.

Happy Investing!!

You may follow us on X at @mars_invest for updates.

*Investments in mutual funds are subject to market risks. Please read all scheme related documents carefully before investing.

...Read more

Ramalingam

Ramalingam Kalirajan  |6528 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Oct 07, 2024

Asked by Anonymous - Oct 07, 2024Hindi
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Hi Gurus I'm 39, married and no kids, sole breadwinner in the family. My salary is 1.2 lakh per month and investing in mutual funds (since 2020) through SIP as below and step up investment 10-15% every year. Current corpus stands at 14 lakh. I have 10lakh in my PF account and I get another 5 lakh from gratuity. Mirae Asset tax saver fund 5k Parag parikh tax saver 3k Quant elss 3k Canara robecco small cap 5k SBI small cap 5k Tata digital India fund 5k I have parked 20 lakhs in debt fund and FD which I'm planning to use it to buy a flat within a year. Every month I keep aside 15k towards savings and emergency fund. I move it to debt fund, FD and I invest small portion of my bonus in existing MFs as lumpsum. My goal is to accumulate 2 CR by the time I turn 50 and need suggestions and plans to achieve the same.
Ans: You are 39 years old, married, and the sole breadwinner. Your monthly salary is Rs 1.2 lakh, and you have been investing in mutual funds since 2020. Your investments include a combination of tax-saving mutual funds, small-cap funds, and a sector-specific fund. You have also parked Rs 20 lakh in debt funds and fixed deposits for buying a flat within a year. Additionally, you have Rs 10 lakh in your Provident Fund (PF) and Rs 5 lakh in gratuity.

You have set a goal to accumulate Rs 2 crore by the age of 50. This is an achievable goal, but it will require some adjustments and strategic planning to optimise your savings and investments.

You are also setting aside Rs 15,000 each month towards an emergency fund and savings, while reinvesting some of your bonus into mutual funds. Let's go step-by-step to achieve your goal while ensuring financial security along the way.

Current Investment Strategy
Your investment portfolio includes:

Three tax-saving mutual funds
Small-cap mutual funds
A sector-specific fund
Rs 20 lakh parked in debt funds and fixed deposits for a future property purchase
Your current investment strategy is diversified across equity and debt instruments. This diversification is good, but there is room for improvement in your equity mutual fund selection and tax efficiency.

Analysis of Current Investments
Equity Mutual Funds
Small-Cap and Sector-Specific Funds: Small-cap funds can provide high returns over time but also carry higher risks. Over-exposure to small-cap funds can make your portfolio volatile, especially as you near your retirement goal. A sector-specific fund, while offering focused growth, can also be risky if the sector underperforms.

Tax-Saving Funds: While tax-saving mutual funds (ELSS) provide tax benefits, there may be an overlap in the holdings of your ELSS funds. Additionally, ELSS funds have a 3-year lock-in period, which reduces liquidity.

Debt Funds and FDs
You have wisely parked Rs 20 lakh in debt funds and fixed deposits, which ensures stability and liquidity for your property purchase. However, investing large amounts in fixed deposits may not be the most tax-efficient strategy in the long run due to the high tax on interest income.

Suggestions for Achieving Your Rs 2 Crore Goal
To accumulate Rs 2 crore by the age of 50, you need a more optimised approach. Here are the steps:

1. Review and Adjust Your Equity Allocation
Increase Mid-Cap and Flexi-Cap Exposure: As you are still 11 years away from your goal, consider shifting a portion of your investments from small-cap and sector-specific funds to more balanced options like mid-cap and flexi-cap funds. These funds offer a balance between risk and return, providing more stability than small-cap funds while still offering high growth potential.

Reduce Sector-Specific Fund Exposure: Sector funds can be volatile. Consider reallocating your investment in this fund to more diversified equity funds like flexi-cap or large-cap funds. These funds are less volatile and provide more stable returns over time.

2. Reassess Your Tax-Saving Funds
Optimise ELSS Investments: You already have multiple ELSS funds, which may result in overlapping holdings and lower diversification. You could consolidate your ELSS investments into one or two well-performing funds. This will simplify your portfolio and improve returns while still offering tax benefits.

Consider the Lock-in: Keep in mind the 3-year lock-in period of ELSS funds. If liquidity is a concern, consider reducing your ELSS exposure once you’ve maximised your Section 80C limit.

3. Focus on Regular Funds over Direct Funds
Investing through a certified financial planner (CFP) in regular funds is better than investing in direct funds by yourself. A CFP can provide ongoing advice, portfolio rebalancing, and support during market fluctuations, which is crucial for reaching your Rs 2 crore goal.

4. Build a Strong Emergency Fund
You are already setting aside Rs 15,000 per month towards savings and your emergency fund. Aim to build a fund that covers at least 6 to 12 months' worth of expenses. Given your Rs 50,000 monthly expense, this would mean an emergency fund of Rs 3 lakh to Rs 6 lakh.

Continue to park this money in debt funds or fixed deposits for easy liquidity. This will safeguard you from any unforeseen expenses while ensuring that your long-term investments remain untouched.

5. Bonus Investment Strategy
You are already investing your bonus into mutual funds as a lump sum. This is a good practice, but consider utilising this money strategically:

Top-Up Your Existing SIPs: Rather than investing the entire bonus in one go, you could use it to top up your SIPs in your existing mutual funds. This will average your investment cost and reduce market timing risks.

Boost Equity Allocation: If your risk appetite allows, allocate more of your bonus towards equity mutual funds. This can provide higher returns in the long run, contributing significantly to your Rs 2 crore goal.

6. Step-Up Your SIPs Annually
You have mentioned that you step up your SIPs by 10-15% every year. Continue with this approach, as it aligns well with your growing income and inflation. This will accelerate your wealth accumulation and keep your goal on track.

For instance, a 10-15% increase in SIP amounts every year can make a significant difference to your final corpus. By increasing your SIPs, you will also take advantage of compounding and market growth.

7. Debt Fund Considerations
You have Rs 20 lakh in debt funds and fixed deposits. Once you buy your flat, this money will likely be reduced. However, after the purchase, you should maintain a portion of your savings in debt funds as part of your overall asset allocation.

Debt funds provide stability and reduce risk, which is essential as you approach your retirement goal. A balanced portfolio of equity and debt is necessary for sustainable growth.

8. Retirement Planning
To achieve Rs 2 crore by the time you turn 50, you need a mix of aggressive growth in the early years and risk mitigation in the later years.

Increase Equity Exposure for Now: As you have 11 years until retirement, continue focusing on equity funds for growth. However, once you are within 5 years of your retirement goal, gradually shift a portion of your equity investments to debt funds to protect your capital.

Avoid Real Estate Investments: Since you are planning to buy a flat within a year, avoid additional investments in real estate. Real estate is illiquid and may not provide returns aligned with your retirement timeline.

Maximise Provident Fund Contributions: You already have Rs 10 lakh in your PF, and this will continue growing with your monthly contributions. Provident Fund provides a safe and stable return and should remain a core part of your retirement corpus.

9. Tax Efficiency
As your investments grow, consider tax efficiency:

Tax on Equity Mutual Funds: Long-term capital gains (LTCG) on equity mutual funds above Rs 1.25 lakh are taxed at 12.5%. Short-term capital gains (STCG) are taxed at 20%. Be mindful of these taxes when planning withdrawals.

Tax on Debt Funds and FDs: Interest income from fixed deposits is taxed as per your income slab, which is less tax-efficient than equity investments. You can reduce your tax burden by keeping longer-term investments in equity funds and shorter-term savings in debt funds.

Final Insights
With proper planning, accumulating Rs 2 crore by the age of 50 is within your reach. You are already on the right track with a balanced approach to savings and investments. However, minor adjustments in your mutual fund selection, better tax efficiency, and maintaining a strong emergency fund can further optimise your strategy.

Your commitment to stepping up your investments and regularly reviewing your portfolio will help you stay on track. Be consistent with your SIPs and disciplined in maintaining your long-term focus.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

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

...Read more

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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