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Sanjeev

Sanjeev Govila  |458 Answers  |Ask -

Financial Planner - Answered on Jul 28, 2023

Colonel Sanjeev Govila (retd) is the founder of Hum Fauji Initiatives, a financial planning company dedicated to the armed forces personnel and their families.
He has over 12 years of experience in financial planning and is a SEBI certified registered investment advisor; he is also accredited with AMFI and IRDA.... more
RATAN Question by RATAN on Jul 28, 2023Hindi
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I have some queries regarding tax on sale of my property which I need to show in my Income Tax return in FY-2023-24. I had purchased a flat in Kolkata at a total cost of 8.50 lacs [including registration cost] and registration was done in April, 2004. I had sold the said flat in May,2023 at Rs.31 lacs. My queries are :- 1. Do I need to pay Capital Gain tax on the sale of this flat ? 2. How much tax do I need to pay ? 3. How to show this capital gain income and tax in my Income Tax retirn next year ? Please advise. Regards, Ratan K. Saha

Ans: You need to understand the following things about taxation of your flat:-
1. You have earned a profit (called capital gains in this context) on the sale of your house. So tax is due.
2. However, tax will not simply be 31L – 8.5L. The Govt gives you an advantage of inflation over the years which increases your purchase cost through a process called ‘Indexation’, thus decreasing your tax. Please google and read up on it, or contact a good CA or a financial advisor.
3. You also get credit for registration and stamp duty charges, brokerages paid as also any improvements done in the house of a permanent nature.
4. Please read up on Income Tax Section 54 which also gives out how you can save tax on your final capital gains arrived at.
5. The entire calculations and sale/purchase details have to be shown in the ITR. Most probably you will be filling ITR-2 for this next year but please ascertain the same when you are about to file the tax since rules keep changing.
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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Tejas

Tejas Chokshi  |126 Answers  |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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Tejas

Tejas Chokshi  |126 Answers  |Ask -

Tax Expert - Answered on Aug 07, 2023

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Sir, during this month (August2023) I sold my flat which was purchased by me in 2010. The total sale consideration as per govt guidelines was Rs 5973000/ and was registered at that amount, accordingly TDS at 1% on it was deducted at Rs 59730 and was credited to the govt account. My query is , TDS on sale of property at 1% is applicable in case the amount of sale exceeds Rs 50.00 lakhs . Whether the TDS is applicable on full sale consideration or on the difference amount ie, (5973000-500000)Rs 973000. 2. I had purchased the flat in April 2010 and the purchase price was Rs 3150000/ including Stamp duty, Registration charges and small amount towards interior work. I request you to advise me the applicability of Capital Gain Tax on it. Now I do not want to invest in any new property or in Capital gain bonds, I want to pay the applicable tax and close the transaction. Please advise me about the applicable Tax and close the formalities applicable in this regard. Siddramappa Kudarimoti.
Ans: The TDS (Tax Deducted at Source) of 1% on the sale of property exceeding Rs 50 lakhs is applicable on the full sale consideration. In your case, since the total sale consideration was Rs 5,973,000, the TDS of Rs 59,730 was deducted as per the guidelines. Based on the information you've provided, you might be liable for Capital Gains Tax. Capital Gains Tax is calculated based on the difference between the selling price and the indexed purchase price. The indexed purchase price adjusts the original purchase price for inflation over the holding period.
The tax on long-term capital gains is usually 20% (plus applicable surcharge and cess) after considering any exemptions or deductions available under Section 54 or Section 54F if you are not investing in another property or capital gains bonds.

To close the transaction and fulfill your tax obligations, you should consider the following steps:

a. Calculate Capital Gains: As explained above, calculate the capital gains based on the indexed purchase price and selling price.

b. Pay Capital Gains Tax: If you decide not to invest in another property or capital gains bonds, you will need to pay the applicable capital gains tax. You can do this by filling out the appropriate sections in your income tax return and paying the tax amount.

c. File Income Tax Return: Ensure that you accurately report the capital gains in your income tax return for the assessment year.

d. Keep Documentation: Maintain all relevant documents related to the property sale, purchase, and tax calculations for future reference
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Ravi

Ravi Mittal  |173 Answers  |Ask -

Dating, Relationships Expert - Answered on Apr 22, 2024

Asked by Anonymous - Apr 20, 2024Hindi
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Relationship
I am a 26 years old girl completed my studies, trying to get a job, 2 years back I fell in love online with a man of 32 years old, we have not met yet physically. He is working on a very small salary in a village i.e. his hometown. He can't get a good government job or private job now due to lack of experience and age. We love each other a lot with all our flaws. My family is strictly against it due to caste difference, low salary, he lives 1600 km away, background differences. Overall they don't trust him and our love and are emotionally blackmailing me to get married with someone they choose. And the thought alone of leaving him makes me sad
Ans: Dear Anonymous,

I am sorry for the challenges you are facing. I understand how difficult it must be to leave a person you love. Having said that, I would also like to point out that living a decent life is not cheap. You are currently unemployed and your partner has a low salary; it will not be sustainable in the long run. I am not asking you to leave him and marry someone else; all I am suggesting is don't rush. Take the time to find a decent job and ask your partner to do the same. Once you think you both are earning a good amount of money, put forth the idea of your marriage again to your parents.

Now the most important thing, you have met him online and never met him in real life. Is it worth taking this kind of risk before verifying everything in person? I am sure he is genuine but there is no harm in cross-checking. And I can't really blame your parents for having their doubts. Please don't rush. One wrong decision can ruin the rest of your life. Take your time, think this through, and meet him in person, most likely in your city and in a public space. Do a thorough background check. It is easy to get fooled when you are in love.

Again, please don't rush. You have your whole life ahead of you.

Best Wishes
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Ravi

Ravi Mittal  |173 Answers  |Ask -

Dating, Relationships Expert - Answered on Apr 22, 2024

Asked by Anonymous - Apr 21, 2024Hindi
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Hi, I am 25+ years of old. Earning a handsome ammount of money arround 1lakh. I am a introvert, kind of kanjus you can say. I don't have any gf. I had one one one-sided relationship but because of low self confidence I didn't able to express my feelings. I don't feel myself as a ugly person but I am over waight, facing hair fall recently that's why I lose confidence approaching girls. I tried few dating apps but use. As I am a introvert I don't like to go to parties but definitely become comfortable after knowing the other person. Currently in Bangalore but being from a remote area I don't feel comfortable approaching a girl. What should I do.
Ans: Dear Anonymous,

I understand how you are feeling. First of all, you are not alone in this. Secondly, it's time you recognize how much you have achieved in life. Kudos to that.

Now, coming to your concern, being an introvert is not an issue, though it comes with its own set of challenges. I understand that you feel shy when it comes to talking to women. That's where dating apps come in. You have seen no results on them; I hear you. But give it another try, but this time, with a fool-proof strategy. First off, write an appealing bio. It's equivalent to writing a cover letter- you put forward your best attributes and convince people why they should date you. You can mention your achievements, you can be honest and disclose that you are an introvert, mention what you have to offer as a partner and don't forget to mention what you are looking for in your partner. This would give your potential matches a concise idea of you and also help attract the right people. Second, display image matters. While I am not encouraging you to put up an over-edited picture hiding your imperfections, do not put up the worst one either. Make sure it's recent, decent, and of you and you alone, and not in a group. Third, if you like somebody, don't be afraid to send a message. You are not committing to them, nor do you have to see them in person. Leave a message, interact, only if things go well, meet in person. There's no rush and no prior commitment. Fourth and the most important one, be patient. The right match can take a while but when you do find them, it will be worth the wait.

Best Wishes!
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