Capital gains calculator — FY 2025-26 & 2026-27
Work out short-term and long-term capital gains on listed equity, property, unlisted shares, gold and debt funds — with the holding-period test, the ₹1.25 lakh Section 112A exemption, 31 January 2018 grandfathering, cost indexation and the 12.5%-versus-20% choice on older property. Everything runs inside your browser.
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Download free Income tax calculatorRates and holding periods
In force since 23 July 2024. Budget 2026 made no change, so FY 2025-26 and FY 2026-27 are identical.
| Asset | Long-term after | Short-term rate | Long-term rate |
|---|---|---|---|
| Listed equity & equity mutual funds (STT paid) | 12 months | 20% §111A | 12.5% above ₹1,25,000 §112A |
| Immovable property — land or building | 24 months | Slab rate | 12.5%, or 20% with indexation if acquired on or before 22 Jul 2024 |
| Unlisted shares | 24 months | Slab rate | 12.5% |
| Gold, jewellery & other capital assets | 24 months | Slab rate | 12.5% |
| Debt mutual funds bought on/after 1 Apr 2023 | Never — always short-term | Slab rate | Not available |
Health & education cess of 4% applies on top of every rate above. Surcharge may also apply where total income crosses ₹50 lakh.
The ₹1.25 lakh exemption
Long-term gains on listed equity and equity mutual funds are exempt up to ₹1,25,000 in a financial year under Section 112A. It is an annual aggregate across all your equity holdings — not per transaction, not per fund, and not per demat account. Only the excess is taxed, at 12.5%. It does not apply to short-term gains or to any other asset class.
Grandfathering, 31 January 2018
Equity bought before 1 February 2018 keeps the gain that had already built up by 31 January 2018 tax-free. The cost of acquisition becomes the higher of the actual purchase price, and the lower of the 31 January 2018 fair market value and the sale consideration. That last cap is what stops the rule from manufacturing an artificial loss.
Indexation — what survives
Budget 2024 withdrew indexation across the board, with one carve-out.
A resident individual or HUF selling land or a building acquired on or before 22 July 2024 may pay whichever is lower: 12.5% without indexation, or 20% with indexation. This calculator computes both and picks the cheaper. Property acquired on or after 23 July 2024 is taxed at 12.5% flat, and every other asset class lost indexation entirely.
Indexed cost = original cost × CII of the year of sale ÷ CII of the year of purchase. The index runs from 100 in FY 2001-02 to 376 in FY 2025-26 and 384 in FY 2026-27. For assets bought before April 2001, substitute the fair market value as on 1 April 2001 and index from there.
This calculator covers a single transaction by a resident individual or HUF. It does not handle set-off or carry-forward of capital losses, exemptions under Sections 54, 54B, 54EC or 54F, slump sale, bonus or rights stripping, ESOP perquisite value, foreign assets and shares, non-resident or FII taxation, business income treated as trading rather than capital gains, or surcharge — which depends on your total income, not on this transaction alone. Where the rate is the slab rate, use the income tax calculator to see the actual cost. Figures are for general guidance; confirm with your CA before filing.
Capital gains, answered
How much capital gain on shares is tax free?
₹1,25,000 of long-term gains on listed equity and equity mutual funds, per financial year, under Section 112A. It is an annual aggregate across everything you hold — not per sale. Short-term gains get no exemption and are taxed at 20%.
Can I still get indexation on my flat?
Only if you bought it on or before 22 July 2024, and only as a resident individual or HUF. In that case you pay the lower of 12.5% without indexation or 20% with it. Bought on or after 23 July 2024, it is 12.5% flat with no choice.
Why are my debt fund gains taxed at slab rates?
Units of specified mutual funds bought on or after 1 April 2023 are deemed short-term however long you hold them, so the gain is added to your income and taxed at your slab rate. There is no long-term treatment and no indexation for them.
What counts as the holding period?
From the date of acquisition to the date of transfer. More than 12 months makes listed equity long-term; more than 24 months does the same for property, unlisted shares and gold. Inherited or gifted assets include the previous owner's holding period.
Can I reduce the gain with expenses?
Yes — brokerage, stamp duty, registration and commission wholly incurred on the transfer are deductible, as is the cost of improvement for property. Interest on a loan used to buy the asset is generally not, if it has already been claimed elsewhere.
Does this send my transaction anywhere?
No. The calculation is plain JavaScript running in your own browser. Nothing is uploaded, logged or stored — disconnect from the internet and it still works.
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