Step-by-Step Computation of LTCG

Step 1: Determine the Full Value of Consideration (FVC)

• This is the total amount received from the sale of the asset.
  Example: If you sell a property for ₹50,00,000, then FVC = ₹50,00,000.

Step 2: Determine the Cost of Acquisition (CoA) and Cost of Improvement (if any)

• Cost of Acquisition: The purchase price (plus any incidental expenses) at the time the asset was bought.

• Cost of Improvement: Any capital expenditure on improvement (not repair) made during the holding period.

Step 3: Indexation Benefit

• Since the asset qualifies as long-term, you can adjust the original costs for inflation using the Cost Inflation Index (CII) as per Section 55(2).

  Indexed Cost of Acquisition =

  (Cost of Acquisition×CII in the year of acquisition)/CII in the year of sale

• Similarly, calculate the Indexed Cost of Improvement if applicable.

• Step 4: Deduct Directly Attributable Expenses

  • Include expenses incurred wholly and exclusively in connection with the transfer (for example, brokerage fees, stamp duty on transfer, legal fees).

  Step 5: Compute the Long-Term Capital Gain (LTCG)

  • LTCG = FVC – (Indexed Cost of Acquisition + Indexed Cost of Improvement + Transfer Expenses)

  Step 6: Apply the Tax Rate and Compute Tax Liability

  • Tax Rates:

    • For most assets (other than equity shares where specific rates apply), LTCG is taxed at 20% on the computed gain (plus applicable surcharge and cess).

    • For equity shares or equity-oriented mutual funds (where STT is paid), the LTCG is taxed at 10% on the gains exceeding an exemption threshold (currently ₹1,00,000) under Section 112A.

Step-by-Step Computation

Let’s assume you sell a capital asset (other than a residential house) and want to compute the exemption on the long-term capital gain under Section 54F.

Step 1: Compute the Long-Term Capital Gain (LTCG)

• LTCG = Sale Consideration – (Indexed Cost of Acquisition + Direct Expenses)

  • (Remember, for long-term assets, indexation is allowed under Section 55(2).)

Step 2: Determine the Net Sale Consideration

• This is the total amount received from the sale after subtracting any expenses directly attributable to the sale (such as brokerage).

Step 3: Invest the Net Sale Consideration

• Ensure that the entire net sale consideration is reinvested in a residential house property as per the prescribed timeline.

Step 4: Calculate the Exemption

• Exemption Amount = (Investment in Residential House × LTCG) / Net Sale Consideration

  • If the entire net sale consideration is reinvested, the exemption equals the entire LTCG.

  • If only a part is reinvested, then only the proportionate share of the gain gets exempted.

Step 5: Tax on the Remaining Gain (if any)

• The remaining capital gain (if any) that is not covered by the exemption is subject to tax at the applicable long-term capital gains rate (20% plus applicable surcharge and cess).

Under the Income Tax Act, 1961, agricultural income is fully exempt from tax. Although the Act does not expressly provide a separate exemption for “capital gains” on agricultural land, the judicial interpretation of agricultural income has played a key role in this area.

• Section 10(1) of the Income Tax Act, 1961:
  This provision exempts agricultural income from tax. “Agricultural income” is defined broadly through judicial interpretation and includes income derived from agricultural operations. In many cases, the capital gain on the sale of land that qualifies as agricultural (i.e., land used solely for agriculture and situated in rural areas as defined by state law) has been treated as agricultural income and thereby exempt from tax.

• Criteria for Agricultural Land Exemption:
  For a land sale to be exempt:

  • Location: The land should be situated in a rural area (generally outside the limits of a municipality or a notified urban area).

  • Usage: The land must be used solely for agricultural purposes. If the land is used for non-agricultural purposes (or has been converted for commercial/industrial use), the exemption may not apply.

Tax Treatment Based on Land Qualification

• Qualifying as Agricultural Land:
  If the land meets the statutory and judicially interpreted criteria of being “agricultural”—mainly being located in a rural area and used exclusively for agriculture—the gain arising on its sale is considered as part of agricultural income and is therefore exempt from tax.

  For example, courts have held that if the land is used for agricultural operations and lies in a rural area (as per state definitions), then the capital gain on such sale is not chargeable to tax.

• Non-Qualifying Agricultural Land:
  If the land does not meet the definition of agricultural land (for instance, if it is located within urban limits or has been converted to non-agricultural use), then the gain from its sale is treated as a capital gain under Sections 47–49 and is taxable.

The Capital Gains Account Scheme (CGAS) is a facility provided by the Income Tax Department, through its circulars and guidelines, to enable taxpayers to park the net sale proceeds (or capital gains) from the sale of a long-term capital asset when they intend to claim reinvestment exemptions under provisions such as Section 54, Section 54EC, or Section 54F of the Income Tax Act, 1961.

Purpose and Need for CGAS

When a taxpayer sells a capital asset and is eligible for exemption by reinvesting the proceeds (or gains) in another specified asset or bonds within a defined time frame, any delay or partial reinvestment can lead to a situation where the taxpayer has not fully discharged their reinvestment obligation. To preserve the benefit of the exemption and avoid immediate taxation on the capital gains:

• Depositing in a CGAS:
  The taxpayer can deposit the funds in a designated CGAS account with authorized banks. This deposit acts as a temporary repository for the capital gains until the taxpayer completes the reinvestment as stipulated by the applicable exemption rule.

• Safeguard for Reinvestment:
  This mechanism allows the taxpayer to claim the benefit of exemption even if the reinvestment is completed at a later date within the prescribed time limit. It ensures that the capital gains are “earmarked” for the intended reinvestment, thereby deferring the tax liability on those gains.

• Relevant Statutory and Guideline Context

  While the term “Capital Gains Account Scheme” does not appear verbatim in the bare act, it is an integral part of the reinvestment framework described in sections such as:

  • Section 54:
    Provides for exemption on long-term capital gains from the sale of residential house property when the net sale proceeds are reinvested in another residential property.

  • Section 54EC:
    Offers exemption on long-term capital gains if the proceeds (or gains) are invested in specified bonds (such as those issued by NHAI or REC) within six months of the sale.

  • Section 54F:
    Pertains to the sale of capital assets (other than a residential house) where full reinvestment of the net sale proceeds in a residential property is required to claim an exemption.