Final Up to date on August 27, 2025 at 9:43 am
In a earlier article, we highlighted the frequent mistake made by many whereas claiming capital achieve exemption beneath Part 54 and Part 54F – Claiming Capital Beneficial properties Exemption? Watch Out for This Frequent Slip. On this article, we will deep-dive into how a lot one ought to make investments to say capital achieve tax exemption beneath Part 54 of the Revenue Tax Act, 1961.
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What’s Part 54?
As you’re conscious by now, Part 54 supplies an exemption if the ‘capital good points’ arising from the sale of residential property are invested in one other residential property, topic to assembly sure situations.
The quantity of capital good points to be invested is the distinction between the Sale Value and the Value Value, as per the Revenue Tax Act. Nonetheless, for property purchases made earlier than twenty third July 2024 and transfers made on or after twenty third July 2024, the resident particular person has the choice to calculate capital good points with or with out indexation. Indexation is adjusting the property’s value value to account for inflation as much as the date of sale. If one calculates the achieve with out inflation, the tax price is 12.5% whereas if indexation is factored in, the tax price is 20%. Schooling cess and surcharge, if relevant, are over and above this.
Allow us to take an instance to grasp.
Mr. X has offered his residential property for Rs. 1 Crore in August 2024. This property was bought for Rs. 25 Lakhs in August 2004. Primarily based on the inflation index printed by the Revenue Tax division, the index value value for the property involves Rs 80.31 Lakhs.
Now, Mr. X has an choice to decide on one of many two strategies to calculate the capital achieve quantity and pay the capital achieve tax.
| Possibility 1: With out Indexation | Possibility 2: With Indexation | |
| Sale Value | 1,00,00,000 | 1,00,00,000 |
| Value / Listed Value Value | 25,00,000 | 80,30,973 |
| Capital Achieve Quantity | 75,00,000 | 19,69,027 |
| Tax Fee | 12.5% | 20.0% |
| Tax Legal responsibility | 9,37,500 | 3,93,805 |
As is obvious, Possibility 2 is useful for Mr. X because the tax legal responsibility is much less.
The place does the confusion come up?
Mr. X decides to reap the benefits of Part 54 by investing in one other residential property. To avail the profit, he wants to speculate the ‘capital achieve quantity’. Now Mr. X is confused, which capital achieve quantity must be thought of: Rs 75 Lakhs as proven in Possibility 1 or Rs. 19.69 Lakhs as proven in Possibility 2? Since Mr. X tax legal responsibility was calculated foundation Possibility 2, he assumed that Rs. 19.69 Lakhs wanted to be invested to say the tax profit.
Nonetheless, he’s fallacious. As per the Revenue Tax Act, Possibility 1 and Possibility 2 are given solely to calculate the tax legal responsibility and pay the tax accordingly. If one is planning to take exemption beneath part 54, the indexation profit is just not accessible, and the capital achieve quantity, as decided by Sale Value much less Value Value (as per Possibility 1) must be reinvested to say tax advantages. In our instance, Mr. X must make investments Rs. 75 lakhs in one other residential profit, to keep away from fee of Rs. 3.93 Lakhs as taxes!!
Key takeaways:
The readers ought to keep in mind the next factors:
- If one goes to pay the tax, they should pay the tax, which is the decrease of Possibility 1 and Possibility 2.
- If one is planning to reap the benefits of Part 54 and save tax, they should calculate the quantity to be invested as per Possibility 1 solely.
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