Section 112 of Income Tax Act : Capital Gain on Long Term Capital Assets

Any income or loss arising on the sale of a capital asset is a capital gain. Based on the nature of the capital asset and the nature of the capital gain, the income tax department has defined the provisions for capital gains tax. Capital Gain arising on the sale of a long term capital asset is a Long Term Capital Gain. As per the Income Tax Act, provisions for tax on Long Term Capital Gains are covered under Section 112 and Section 112A. Section 112 of Income Tax Act is the provision for taxation of capital gains on long term capital assets other than those covered under Section 112A of Income Tax Act.

What is Section 112 of Income Tax Act?

Section 112 is the income tax provision for tax on long term capital assets. It applies to all taxpayers such as individual, HUF, partnership firm, company, resident, non-resident, foreign company, etc. This section covers capital gains arising from the sale of all long-term capital assets. Long Term Capital Asset covers the following assets:

  • Securities (other than unit) listed on a recognised stock exchange in India
  • Unit of the unit trust of India
  • zero-coupon bond
  • Securities not listed on a recognised stock exchange in India
  • Immovable property being land or building or both
  • Any other capital asset

Section 112 does not apply to the capital gains on the sale of the following long-term capital assets to which Section 112A applies:

  • Listed equity shares where STT is paid on acquisition or transfer 
  • Units of equity-oriented mutual funds where STT is paid on transfer 
  • Units of business trust where STT is paid on transfer

Income Tax on LTCG under Section 112 of Income Tax Act

The income tax rate applicable to different capital assets is based on the nature of the asset and the period of holding. Below are the applicable tax rates for LTCG under Section 112.

Asset Type Period of Holding Tax Rate on LTCG
Listed Securities (other than unit) 12 months Lower of 10% without indexation or 20% with indexation
Zero-Coupon Bonds 12 months Lower of 10% without indexation or 20% with indexation
Unit of Unit Trust of India 12 months 20% with indexation
Unlisted Securities 24 months 20%
Immovable Property 24 months 20% with indexation
Any other asset 36 months 20%

Adjustment of LTCG u/s 112 against Basic Exemption Limit

Taxpayers holding the status of Resident as per the rules to determine the residential status can take benefit of adjusting the special rate income against the basic exemption limit to reduce taxes. Thus, if your total taxable income is less than the basic exemption limit, you can adjust your special rate income such as LTCG u/s 112, STCG u/s 111ALTCG u/s 112A, etc. against the shortfall in the basic exemption limit and pay tax on the remaining income only.

LTCG u/s 112 – Reporting in Schedule CG of ITR

The ITR Form under which the taxpayer needs to report income from capital gains includes ITR-2 and ITR-3. The taxpayer must report the following details for LTCG under Schedule CG of the ITR:

  • Full value of consideration i.e. sales value
  • Deductions under Section 48
    • Indexed Cost of acquisition i.e. purchase value
    • Indexed Cost of improvement
    • Expenditure wholly and exclusively in connection with transfer i.e. transfer expenses
  • LTCG is automatically computed

Set Off & Carry Forward LTCL under Section 112 of Income Tax Act

The loss on sale of a capital asset as per Section 112 held for more than the period of holding is a Long Term Capital Loss. A taxpayer can set off LTCL from one capital asset against LTCG from another capital asset. As per the income tax rules for set off and carry forward of losses, the taxpayer can set off LTCL i.e. Long Term Capital Loss against Long Term Capital Gains only in the current year. The taxpayer can carry forward the remaining loss for 8 years and set off against future LTCG only.

Exemption from LTCG Tax under Section 112

The taxpayer having long term capital gain income from the sale of a specified asset under Section 112 such as listed securities on which STT is not paid, zero-coupon bonds, immovable property, unlisted securities, etc can claim the following capital gain exemptions:

  • Section 54EE – Exemption on sale of any long-term capital asset on investment in units of a specified fund.
  • Section 54F – Exemption on sale of any long-term capital asset (except house) on investment in residential house property.
  • The taxpayer can claim Capital Gain Exemption on the sale of immovable property under Section 54, Section 54EC, Section 54EE, Section 54GB depending upon the nature of the capital asset

A taxpayer can claim the exemption by reinvesting the proceeds from the sale into a specified capital asset. Such exemption would lower the capital gains and save taxes on the same. However, the taxpayer must hold the new asset for the specified period as per the relevant section. However, if he/she sells the asset before the specified time period, he/she must report it as an income in the relevant financial year and pay tax at the applicable rate.

The taxpayer has an option to open an account under the Capital Gains Account Scheme and park the sale proceeds in it till the time they invest in the specified asset to claim the Capital Gains exemption.

Section 112 v/s 112A v/s 111A

  • Section 112 of Income Tax Act applies to all long term capital assets defined under Section 2(29AA) of the Income Tax Act. Different tax rates are defined for long term capital gains on these assets except the ones covered under Section 112A.
  • Section 112A of Income Tax Act is the overriding section of Section 112. Thus, it applies to long term capital gains on sale of specified long term capital assets i.e. equity shares, equity mutual funds, and units of business trust on which STT is paid and are listed on a recognised stock exchange in India.
  • Section 111A of Income Tax Act applies to short term capital gains on sale of equity shares, equity mutual funds, and units of business trust on which STT is paid and are listed on a recognised stock exchange in India.

FAQs

What is the difference between Section 112 and Section 112A of the Income Tax Act?

Section 112A is the provision for tax on LTCG on equity shares, equity mutual funds, and units of business trust on which STT is paid and listed on a recognised stock exchange in India. Section 112 is the provision for tax on LTCG for all assets except those covered under Section 112A.
The tax rate under Section 112A is 10% in excess of INR 1 lac. The tax rate under Section 112 is based on the nature of the capital asset.

Can I claim Chapter VI-A deductions from Section 80C to 80U from LTCG u/s 112?

The Income Tax Act does not allow claiming deduction from Section 80C to 80U against LTCG under Section 112. However, the taxpayer can claim Chapter VI-A deductions on capital gains taxable at slab rates.

How can I save capital gain tax on the sale of a long term capital asset?

Capital gain tax on the sale of a long term capital asset under Section 112 can be saved either by claiming exemption from Section 54 to Section 54GB based on the nature of the capital asset. Further, you can save tax by setting off STCL or LTCL on the sale of any other capital asset against such income.

Long Term Capital Gain Tax on Shares & Mutual Funds : Section 112A

Income Tax on Equity Share Trading can be treated as Long Term Capital Gains or Short Term Capital Gains based on the period of holding. Up to FY 2018-19, LTCG i.e. Long Term Capital Gain on shares and securities on which Securities Transaction Tax (STT) is paid was exempt under Sec 10(38) of the Income Tax Act. However, under Budget 2018, the exemption under Section 10(38) was removed. Further, a new Section 112A of Income Tax Act was introduced to levy a 10% income tax on Long Term Capital Gains on the sale of equity shares, equity mutual funds, and units of business trust in excess of Rs. 1 lac for a financial year. Section 112A was applicable from FY 2018-19 (AY 2019-20) onwards.

What is Long Term Capital Gain?

The profit or loss on the sale of a capital asset held for more than the specified holding period is a Long Term Capital Gain (LTCG) or Long Term Capital Loss (LTCL).

Based on the period of holding, here is a summary of Capital Gain on the sale of Capital Assets. Eg: If the listed equity share of a domestic company is sold after 12 months of purchase, the profit or loss is Long Term Capital Gain or Long Term Capital Loss on shares.

Capital Asset Period of Holding
Equity Shares of Domestic Company listed on a recognized stock exchange 12 months
Equity Shares of Domestic Company not listed on a recognized stock exchange 24 months
Equity Shares of Foreign Company whether listed or not 24 months
Equity-Oriented Mutual Funds or ETFs (Exchange Traded Funds) 12 months
Debt-Oriented Mutual Funds or ETFs (Exchange Traded Funds) 36 months
Debentures or Bonds listed on a recognized stock exchange 12 months
Debentures or Bonds not listed on a recognized stock exchange 36 months
Immovable Property such as land, building, or house property 24 months
Movable Property such as jewelry, car, painting, work of art 36 months

Section 112A Grandfathering Rule to calculate Long Term Capital Gain on Shares

Traders who would have invested in equity markets with a view to earning tax-free income in the form of Long Term Capital Gains would now have to pay tax as per the new rule. The announcement of 10% LTCG was made on 1st February 2018. Thus, an investor who was holding an investment in equity shares and equity mutual funds as of 31/01/2018, should not be required to pay tax on entire capital gains. Hence, to ensure that LTCG on shares earned up to 31st January 2018 should not be taxed, the Capital Gains earned up to 31/01/2018 would be grandfathered using a formula.

For equity shares and equity mutual funds bought on or before 31/01/2018, the cost of acquisition should be calculated as follows:

  1. Lower of Fair Market Value as of 31st January 2018 or the Actual Selling Price
  2. Step 1 or Actual Cost Price whichever is higher

Section 112A of Income Tax Act – Calculation of Long Term Capital Gain Tax on Shares

The budget was announced on 01/02/2018 and so the provisions for tax on LTCG on shares are different based on the date of purchase.

Particulars

Up to 31/01/18 01/02/18 Onwards
Date of Purchase Shares bought on or before 31/01/2018 Shares bought on or after 01/02/2018
STCG (sold within 365 days) STCG @ 15% STCG @ 15%
LTCG (sold after 365 days) SP = price at which shares are sold SP = price at which shares are sold
CP = Follow these steps:

Higher of the following:

(i) Price as on 31.01.18 or Actual Selling Price whichever is less

(ii) Actual Cost
CP = price at which shares are bought
LTCG = SP – CP LTCG = SP – CP
Tax = 10% (LTCG – Rs.1,00,000) Tax = 10% (LTCG – Rs.1,00,000)

Examples for Grandfathering Rule

  Case I Case II
Purchase Date  1st Jan 2018 10th Feb 2018
Purchase Value 2,00,000 2,00,000
Sell Date  10th Jan 2020 10th Jan 2020
Sale Value 3,50,000 3,50,000
Grandfathering rule applicable Yes No
Actual Cost * 2,40,000 ** 2,00,000
LTCG
= Sale Value – Actual Cost
1,10,000 1,50,000
Exempt Exempt up to INR 1 Lakh Exempt up to INR 1 Lakh
Tax Liability 1,10,000 – 1,00,000= 10,000 * 10%
= 1,000
1,50,000 – 1,00,000= 50,000 * 10%
= 5,000

*Note: Actual Cost is the Cost of Acquisition to calculate capital gains 

**Calculation of Actual Cost using FMV (Case I)

  Condition Amount (INR) Qualifying Amount
Step 1 Lower of:

Actual Selling Price
or
FMV on 31st Jan 2018
Lower of:

3,50,000 or 2,40,000  

2,40,000
Step 2 Higher of:

Value in Step 1
or
Purchase Value
Higher of:

2,40,000 or 2,00,000

2,40,000
  Actual Cost   2,40,000

Income Tax on Long Term Capital Gain

The tax rate of a capital asset is determined on the basis of the nature of capital gain i.e. LTCG or STCG.

Capital Asset STT LTCG STCG
Listed equity share of a domestic company Yes 10% in excess of INR 1 lac u/s 112A 15% u/s 111A
Listed equity share of a domestic company No 10% without indexation slab rate
Unlisted equity share of a domestic company No 20% with indexation slab rate
Listed equity share of a foreign company Yes / No 10% without indexation slab rate
Unlisted equity share of a foreign company Yes / No 20% with indexation slab rate
Equity Mutual Fund or ETF (Exchange Traded Fund) Yes 10% in excess of INR 1 lac u/s 112A 15% u/s 111A
Debt Mutual Fund or ETF No 20% with indexation slab rate
Listed Debentures or Bonds No 10% without indexation slab rate
Unlisted Debentures or Bonds No 20% without indexation slab rate
Land, Building, House Property, Car, Jewellery, Paintings, Art of Work NA 20% with indexation slab rate

Long Term Capital Gain Tax on Shares – Equity Shares and Equity Mutual Funds

Date of Purchase Date of Sale Tax Treatment
On or before 31/01/2018 On or before 31/01/2018 Exempt u/s 10(38)
On or before 31/01/2018 Between 31/01/2018 and 01/04/2018 Exempt u/s 10(38)
On or before 31/01/2018 01/04/2018 onwards Calculate LTCG as per the above table
* LTCG up to 31/01/2018 exempt
* LTCG after 31/01/2018 – Tax at 10% in excess of Rs. 1 lac
On or after 31/01/2018 01/04/2018 onwards Calculate LTCG as per the above table
Tax at 10% in excess of Rs. 1 lac
Under Budget 2022, the surcharge on long term capital gains (LTCG) on listed equity shares, units, etc has been capped at 15%
Tip
Under Budget 2022, the surcharge on long term capital gains (LTCG) on listed equity shares, units, etc has been capped at 15%

LTCG on Shares – Reporting under Schedule 112A of ITR

The ITR Form under which the taxpayer needs to report income from capital gains includes ITR-2 and ITR-3. AY 2020-21 onwards, the ITR Forms comprised of reporting LTCG on shares and mutual funds under Schedule 112A. Under Schedule 112A of ITR, the taxpayer needs to provide scripwise reporting of long term capital gains on equity shares and equity mutual funds purchased on or before 1st February 2018. To calculate the LTCG as per Section 112A after considering the provisions of the grandfathering rule, reporting Schedule 112A is mandatory. The taxpayer needs to report the following details in ITR:

  • ISIN i.e. International Securities Identification Number
  • Name of the share or unit
  • Number of shares
  • Sales price per share or unit
  • Cost of Acquisition
  • FMV i.e. Fair Market Value as on 31/01/2018
  • Expenditure related to transfer

Set Off & Carry Forward LTCL under Section 112A of Income Tax Act

The loss on sale of listed equity shares and mutual funds held for more than 12 months is a Long Term Capital loss. A taxpayer can set off LTCL from one capital asset against LTCG from another capital asset. As per the income tax rules for set off and carry forward of losses, LTCL i.e. Long Term Capital Loss can be set off against Long Term Capital Gains only in the current year. The taxpayer can carry forward the remaining loss for 8 years and set off against future LTCG only.

If the taxpayer has income from sale of some listed equity shares and securities, and profit from other listed equity shares and securities, only net gains in excess of INR 1 lac are taxable at 10%. Further, the net LTCL under Section 112A of income tax act can be set off against LTCG on sale of shares, securities, property, jewellery, car or any other capital asset. The remaining loss can be carried forward for 8 years.

Exemption from LTCG on Shares

The taxpayer having income from the sale of a long term capital asset can claim capital gain exemption under Section 54 to 54GB of the Income Tax Act if he/she fulfills the conditions.

A taxpayer can claim the exemption by reinvesting the proceeds from the sale into a specified capital asset. Such exemption would lower the capital gains and save taxes on the same. However, the taxpayer must hold the new asset for the specified period as per the relevant section. However, if he/she sells the asset before the specified time period, he/she must report it as an income in the relevant financial year and pay tax at the applicable rate.

The taxpayer has an option to open an account under the Capital Gains Account Scheme and park the sale proceeds in it till the time they invest in the specified asset to claim the Capital Gains exemption.

FAQs

Are LTCG on sale of listed shares and securities taxable now?

Yes. Under Budget 2018, the exemption under Sec 10(38) was removed. Further, a new Section 112A of Income Tax Act was introduced to levy a 10% income tax on Long Term Capital Gains on the sale of equity shares, equity mutual funds, and units of business trust in excess of Rs. 1 lac for a financial year. Sec 112A was applicable to FY 2018-19 (AY 2019-20) onwards.

What is the new grandfathering rule introduced in Budget 2018?

Grandfathering rule is used to determine the cost of acquisition to calculate the long term capital gain tax on shares and securities that are listed and on which STT is paid.
To calculate the LTCG on the sale of equity shares and equity mutual funds bought on or before 31/01/2018, the cost of acquisition is lower of FMV as of 31/01/2018 or the actual selling price and higher of the earlier result and actual cost price.

How to determine FMV i.e. Fair Market Value of equity shares and mutual funds to calculate LTCG on shares under Section 112A?

FMV i.e. Fair Market Value is the highest price of an equity share or equity mutual fund quoted on a recognised stock exchange as on 31st January 2018. If the said share or mutual fund was not traded on 31st Jan 2018, FMV would be the highest price on the immediately preceding trading day. FMV of Equity Shares is available on the NSE website. Further, the FMV of Equity Mutual Funds is available on the AMFI website.