Calculate your exact capital gains tax on equity, mutual funds, real estate, gold and debt funds for FY 2025-26 (AY 2026-27). Governed by Income Tax Act 2025 effective 1 April 2026. Budget 2026 confirmed zero rate changes.
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| Asset Type | Holding Period | Type | Tax Rate | Key Note |
|---|---|---|---|---|
| Listed Equity Shares | ≤ 12 months | STCG | 20% | STT paid, Section 111A |
| Listed Equity Shares | > 12 months | LTCG | 12.5% | ₹1.25L exempt, Section 112A |
| Equity Mutual Funds | ≤ 12 months | STCG | 20% | STT paid |
| Equity Mutual Funds | > 12 months | LTCG | 12.5% | ₹1.25L exempt |
| Debt MF (bought before 1 Apr 2023) | ≤ 36 months | STCG | Slab Rate | No STT |
| Debt MF (bought before 1 Apr 2023) | > 36 months | LTCG | 12.5% | No indexation from Budget 2024 |
| Debt MF (bought after 1 Apr 2023) | Any period | Always STCG | Slab Rate | Regardless of holding period |
| Real Estate | ≤ 24 months | STCG | Slab Rate | Added to total income |
| Real Estate (sold from 23 Jul 2024) | > 24 months | LTCG | 12.5% | No indexation (new default) |
| Real Estate (bought before 23 Jul 2024) | > 24 months | LTCG | 20% with indexation OR 12.5% | Choose lower — Individual/HUF only |
| Gold / Silver (Physical) | ≤ 24 months | STCG | Slab Rate | — |
| Gold / Silver (Physical) | > 24 months | LTCG | 12.5% | No indexation from Budget 2024 |
| SGBs — Original Subscriber | Maturity | LTCG | Exempt | Tax-free on maturity |
| SGBs — Secondary Market | Any | Capital Gains | 12.5% | Taxable from 1 Apr 2026 |
| Asset | Short-Term (STCG) | Long-Term (LTCG) |
|---|---|---|
| Listed equity shares / equity MF | ≤ 12 months | > 12 months |
| Unlisted equity shares | ≤ 24 months | > 24 months |
| Real estate / land / building | ≤ 24 months | > 24 months |
| Gold / silver / jewellery | ≤ 24 months | > 24 months |
| Debt MF (bought before 1 Apr 2023) | ≤ 36 months | > 36 months |
| Debt MF (bought after 1 Apr 2023) | Always STCG at slab rate — irrespective of holding period | |
| Financial Year | CII Value | Financial Year | CII Value |
|---|---|---|---|
| 2001-02 (Base Year) | 100 | 2014-15 | 240 |
| 2005-06 | 117 | 2015-16 | 254 |
| 2008-09 | 137 | 2017-18 | 272 |
| 2010-11 | 167 | 2020-21 | 301 |
| 2011-12 | 184 | 2022-23 | 331 |
| 2012-13 | 200 | 2023-24 | 348 |
| 2013-14 | 220 | 2024-25 | 363 |
| 2025-26 | 376 (confirmed — CBDT notification 1 July 2025) | — | — |
LTCG on equity shares and equity mutual funds up to ₹1.25 lakh per financial year is completely tax-free under Section 112A. If your total gains are above this, book ₹1.25L worth of gains every March and re-buy the same stock/fund next day. This resets your cost basis and saves up to ₹15,625 in tax per year (12.5% on ₹1.25L).
If any of your stocks or funds are sitting at a loss, sell them before 31 March to book the loss. STCL (short-term capital loss) can be set off against both STCG and LTCG. LTCL (long-term capital loss) can only be set off against LTCG. Unabsorbed losses can be carried forward for 8 years — but only if you file your ITR on time.
If you're selling property purchased before 23 July 2024, you can choose between 12.5% without indexation OR 20% with indexation (CII-based). For properties held for 10+ years, the indexed cost is usually much higher, making 20% with indexation far better. Use the Calculator tab to compare both and pick the lower tax option. This option is available only to individuals and HUFs.
After selling property, reinvest up to ₹50 lakh in NHAI or REC capital gains bonds within 6 months to claim full exemption on LTCG under Section 54EC. These bonds have a 5-year lock-in period but give ~5.25% interest (taxable). Useful if you don't want to reinvest in another property.
If you sell a residential property, reinvest the capital gains in a new residential house within 2 years (or construct within 3 years) to claim full exemption under Section 54. The new property must be in India and you cannot sell it within 3 years. You can also park the money in Capital Gains Account Scheme (CGAS) till you invest.
Debt mutual funds purchased after 1 April 2023 are always taxed at your slab rate (up to 30%) regardless of holding period. For debt allocation, consider fixed deposits, PPF, RBI Floating Rate Bonds, or SGBs instead — which may give better post-tax returns depending on your slab rate.
If you plan to sell equity in March, consider waiting till April 1. This pushes the capital gain to the next financial year, giving you a fresh ₹1.25L LTCG exemption and delaying the tax by a full year. Similarly, if you have large gains in a single year, spread sales across two financial years to maximize exemptions.
Every portfolio is different. Book a consultation to identify tax-saving opportunities specific to your holdings.