Updated on: 19.06.2022.
Cost Inflation Index number is referred to while calculating the Indexed cost of acquisition of a capital asset, which further helps in calculation of the long-term capital gains tax.
The complete process is called as Indexation, where the cost price of a capital asset is adjusted with the impact of Inflation using the cost Inflation Index number, which is announced by the Central government every financial year.
This post is to explain the indexation process and how does cost inflation index number helps in calculate long-term capital gains tax. Since this is a bit technical thing, but I have tried to simplify it the maximum I can. If you still have some doubt, please feel free to write in the comments section below the post.
What is Cost Inflation Index / Capital gain Index?
Cost Inflation Index or as some people call it Capital gain Index is announced by the central government for every financial year, after referring to the CPI (Consumer Price Index) for the immediately preceding year. In simple language, Cost Inflation index factors in the change of inflation in capital assets year on year.
While calculating long-term Capital gains tax government has allowed adjusting the cost price of the capital asset with the inflation numbers through Cost Inflation Index, and come up with the Indexed cost of acquisition of that capital asset.
Now to calculate the actual gain, one has to deduct the indexed cost of acquisition rather than the original cost of the asset to come out with the Profit number.
Let’s understand this, as an example:
You bought a piece of Land in the year 2010 for Rs 10 lakh and sold the same for Rs 25 lakh in 2017. Now in the simple calculation, you made a gain of Rs 15 Lakh (25-10). But from taxation angle you are allowed to adjust Inflation to your Purchase price, through Cost Inflation index numbers, to come up with the Indexed cost of acquisition and real taxable gain.
Read on to find out how to use cost inflation index to calculate Indexed cost of acquisition
Some related terms and definitions:
Capital asset – The Capital assets have been defined in section 2(14) of Income tax act. But from Investors’ understanding in simple term, all Investments that does not generate a fixed rate of return on your money are termed as a Capital asset. Gold (In any form), Real estate, Debt securities and Equity Investments all come under capital assets definition.
Indexed cost of acquisition – This is the term used for the purchase cost arrived at after adjusting the cost inflation index numbers.
Capital gains – The profit arrived at after selling the capital asset is called as Capital gains. It is further divided into 2 parts – Short-term capital gains and Long term capital gains.
The Type of capital assets and your holding period of that asset before selling it define the short and long-term nature of the capital gains.
Sticking to this article, Capital gain Index is used only in case of Long-term capital gains calculation and that too in non Equity asset classes like Gold, Real estate (residential/commercial/land), tradeable debt securities. (Read: Taxation of Mutual funds in India)
The minimum holding period required to qualify a non-equity capital asset for the long term is 3 years. And Specifically for Real estate is 2 years.
Referring to the real estate example above, since the holding period of land was 7 years, so it came into the category of long-term capital asset. If it was less than 2 years, then it would have been called as Short-term capital asset
(You may also like – Should you buy capital gain bonds to save capital gains tax?)
Cost Inflation Index table or Indexation table
The Indexation table used to have a base year of FY 1981-82, which means that any property bought after 1981 has an index number to calculate the Indexed cost of acquisition. But if a property was bought before 1981, then a government approved valuer has to come into the picture and help to calculate the fair market value of the property.
From FY 2017-18, the base year of cost inflation index has been changed to 2001. This means that if the capital asset was bought before 2001 then the Fair market value has to be calculated as on 2001-02, and after that, the number can be adjusted with cost inflation index.
Below is the cost inflation index table with data till FY 2021-22
| Financial year | CII | Financial Year | CII |
| 2001-2002 | 100 | 2011-2012 | 184 |
| 2002-2003 | 105 | 2012-2013 | 200 |
| 2003-2004 | 109 | 2013-2014 | 220 |
| 2004-2005 | 113 | 2014-2015 | 240 |
| 2005-2006 | 117 | 2015-2016 | 254 |
| 2006-2007 | 122 | 2016-2017 | 264 |
| 2007-2008 | 129 | 2017-2018 | 272 |
| 2008-2009 | 137 | 2018-2019 | 280 |
| 2009-2010 | 148 | 2019-2020 | 289 |
| 2010-2011 | 167 | 2020- 2021 | 301 |
| 2021-2022 | 317 |
The Cost Inflation Index for FY 2022-23 (AY 2023-24) is 331.
How to calculate the Indexed cost of acquisition?
Let’s understand this, as an example:
Purchase date of Property/Gold/Debt Mutual fund: 1st May 2004 (FY 2004-05)
Purchase price: Rs 10 lakh
Sale Date: 9th November 2017 (FY 2017-18)
Sale Price: Rs 25 lakh
Indexed cost of acquisition: (Purchase cost/CII of the year of purchase)*CII of the year of sale
Applying the formula in the example, the indexed cost of acquisition comes out to be
(1000000/113)*272 = Rs 24,07,079/-
This is the cost which is to be used to calculate the Capital gain and tax on the profit made.
(Also Read: How to save capital gains tax on the sale of property?)
How to calculate Long-term capital gains tax with capital gain index
After knowing the Indexed cost of acquisition on applying the cost inflation index, it is now easy to calculate the Capital gain and Tax on the same.
You just have to deduct the Indexed cost of acquisition from the Sale price.
In the above example, the sale price was Rs 25 lakh and our calculated Indexed cost of acquisition was Rs 24,07,079, so the capital gain, in this case, is Rs 92921/- ( Rs 25 lakh-Rs 24.07 lakh)
Rs 92921/- is the Indexed gain on which your long-term capital gain tax will be calculated
Conclusion:
Cost inflation index is used to calculate the Indexed cost of acquisition which further helps in coming with the capital gains taxation. This calculation applies to all capital assets except Listed Equity shares (for Stock market transactions) and Equity Mutual funds.
Hope you are clear on the Concept of Cost Inflation Index. In case you have any question, feel free to ask in the comments section below.
Thank you sir for explaining with example cost inflation index but if we hv taken depreciation on that long term property than how to calculate long term capital gain..pls explain
Long-term capital gain is the difference between buying price and selling price. It does not take into account your internal accounting depreciation, however, Indexation can be construed as adjusting for depreciation from inflation.
Hello,
I have inherited property in 2007 at a value of 8.00 lacs. Recently sold (AY 2018-19) for 47 lacs. How do we calculate Cost of Inflation index? Do we have to use both the CII charts (old and new)?
Old CII numbers have become redundant now. So you have to get Approved Government Valuer involved and get the property valued for 01.04.2001 and then use the new CII Chart to calculate the taxes.
sir,
My friend has purchased land(not agricultural) from his relative in the FY 1998-99 (CII-351) for 34k and sold in FY 2017-18(CII-272) for 17 lakhs..It clear that if we calculate based on the above formula,Indexed cost of aquisition will be lower than the actual cost of aquisition.
Kindly advise on this.
The OLD CII numbers have been scrapped and now the base starts from 2000-2001.
You need to get your Land valued as on year 2000 from approved government valuer and then use the current CII numbers to calculate the Indexed cost of acquisition.
Out of capitel gain amount can I deposit 50 lakhs in bonds and with remaining amount can I buy an apatrment
Does indexation play a role in computing capital loss? Consider a case where I am selling investments in 5 mutual fund schemes. In 4 of these, I stand to gain. Therefore for these, I compute the gains after indexing the cost. In the 5th case however, I make a loss. Am I required to index the cost of this investment too. If I do, then the capital loss amount would reduce and may not be sufficient to set off against the gains made in the other 4 sale transactions.
In short, does indexation have any role to play in computing long term capital loss or is this computed simply by subtracting the original acquisition price (without indexing) from the sale price and used as loss in case the result is negative.
Many thanks for your advice.
In Non-Equity Mutual funds, to calculate capital gains, Indexation is mandatory, its not a choice. So in gain or loss, you have to do Indexation and pay/adjust taxes on indexed gain/loss
What is the effect on LTCG when the price at which i sold my property is less than the indexed cost of buying ? Can i offset this ‘loss’ against any LTCG from other sources ?
Yes, as per income tax act you may set off the Long term capital loss can only be set off with the long term capital gains, not against any income from other heads.
After i calculate my long term cap gain tax by indexing how do i find my tax liability? Thanks
Your tax calculation is your tax liability only, right? or am I missing something?
Son plan to buy a flat from seller who inherited share of land plus building in 1959.how to arrive the indexed value?
You have to appoint a registered valuer who would help you ascertain the fair value of the property as on 1st April 2001, which you may index by using the Cost Inflation Index numbers. CII for the base year i.e. 2001 would be taken as 100. In some cases, the Valuer himself tells you the indexed cost itself.
I bought my house in 1984 for 179, 000 dollars I sold it for 1,050,000 in 2020. When factoring CIT and whatever other variables should be included what should I expect my long term capital gains tax to be.
I live in CA. I owe to both the state and the feds. I am eligible for 500,000 tax benefit as I am married and will claim jointly. Can you give me a ballpark figure. I lived in the home for thirty five years and only have receipts for major projects, new roof, new kitchen and bath, windows, retaining walls and decks. That totals about 80,000. I do not know how to calculate depreciation or how that would be helpful. I would appreciate your assistance.
Thanks for your query Mr Brown…But this article pertains to Indian Tax Rules, so does not apply in your case. You will have to consult some tax expert in your country.