Which IT office handles capital gains ITR in Mumbai?

Capital gains ITR is filed electronically on incometax.gov.in and processed by CPC Bengaluru. The jurisdictional Assessing Officer (based on PAN zone) handles scrutiny for Mumbai taxpayers. Property sale TDS (Form 26QB) is filed by the buyer separately. Capital Gains Account Scheme deposits are made at specified bank branches in Mumbai (SBI, BOI, PNB). No physical filing required.

What is the LTCG tax rate on property in Mumbai?

For property acquired before 23 July 2024 and sold after: taxpayer can choose between 12.5% without indexation or 20% with indexation (whichever results in lower tax). For property acquired on or after 23 July 2024: 12.5% without indexation only. STCG (held less than 24 months) is taxed at slab rates. For long-held Mumbai properties (10+ years), the indexation option typically results in significantly lower tax. Patron computes both options for every eligible sale.

What exemptions can I claim on property sale capital gains?

Three key exemptions: Section 54 (reinvest LTCG in new house within 1 year before or 2 years after sale, or construct within 3 years, cap Rs 10 crore). Section 54EC (invest in NHAI/REC bonds within 6 months, cap Rs 50 lakh). Section 54F (reinvest net sale consideration of any long-term asset in new house). If reinvestment not completed before ITR due date (31 July), deposit in a Capital Gains Account Scheme at a specified bank.

Which ITR form should I use for capital gains?

ITR-2 for individuals and HUFs with capital gains (most common). ITR-3 if you also have business/professional income. ITR-1 or ITR-4 can be used if your only capital gain is LTCG under Section 112A up to Rs 1.25 lakh. Companies use ITR-6. All forms require Schedule CG for capital gains reporting with pre/post 23 July 2024 bifurcation.

Is indexation still available for property capital gains?

Only for property (land and buildings) acquired before 23 July 2024. The taxpayer can choose: 12.5% LTCG without indexation or 20% LTCG with indexation, and apply whichever results in lower tax. For property acquired on or after 23 July 2024, indexation is not available. For all other assets (shares, MF, gold), indexation has been removed from 23 July 2024 onwards.

How is capital gains on shares reported in ITR?

STCG on listed equity (STT-paid): reported in Schedule CG under Section 111A, taxed at 20%. LTCG on listed equity: reported in Schedule 112A with ISIN-wise details for each scrip. Exemption of Rs 1.25 lakh on LTCG under Section 112A. For Mumbai traders with 500+ transactions, Patron processes broker CSV exports for bulk Schedule 112A population.

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ITR for Capital Gains in Mumbai: Report Property, Shares, and MF Gains Correctly

Q: Do NRIs need to file ITR for Mumbai property sale?

Yes. NRIs selling Mumbai property must file ITR-2 reporting the capital gain, claiming exemptions (Section 54/54EC/54F), and reconciling TDS (12.5% for LTCG, 30% for STCG deducted by buyer). Most NRIs have excess TDS and need ITR for refund. NRIs can obtain a lower/nil deduction certificate under Section 197 before the sale to reduce upfront TDS. Quick Answers Property bechne pe kitna tax lagta hai Mumbai mein? LTCG: 12.5% (without indexation) ya 20% (with indexation, agar property 23 July 2024 se pehle li thi). STCG (24 months se kam hold kiya): slab rate. Section 54 mein naya ghar khareed ke exemption le sakte ho (cap Rs 10 crore). Shares pe capital gains kaise report kare? STCG: Section 111A mein 20% tax. LTCG: Schedule 112A mein ISIN-wise report karo. Rs 1.25 lakh tak exemption. Broker statement se data lo. NRI ko Mumbai property bechne pe ITR file karna padta hai kya? Haan. ITR-2 file karo, TDS credit lo, Section 54/54EC exemption claim karo. Excess TDS ka refund milega. Section 197 se pehle hi TDS kam karwa sakte ho.

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LTCG Tax Rate: 12.5% on all assets (post 23 July 2024) | Exemption Rs 1.25 lakh on listed equity (Section 112A)

STCG Tax Rate: 20% on listed equity (STT-paid) | Slab rates on other assets

Property LTCG: 12.5% without indexation OR 20% with indexation (if acquired before 23 July 2024)

Exemptions: Section 54 (house to house), 54EC (bonds), 54F (any asset to house)

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ITR for Capital Gains in Mumbai – Overview

📌 TL;DR - ITR for Capital Gains Services at a Glance

ITR filing for capital gains in Mumbai covers income from selling capital assets – property (the most common and highest-value in Mumbai), listed and unlisted shares, mutual funds, gold, and other investments. Mumbai generates the highest capital gains tax volumes in India: the city has the highest property values per square foot, is home to BSE and NSE (India's stock exchanges), has the largest mutual fund investor base by AUM, and houses thousands of NRIs with Mumbai property portfolios. The Budget 2024 changes (effective 23 July 2024) introduced a uniform 12.5% LTCG rate, removed indexation for most assets (with an option for pre-23 July property), and raised STCG on listed equity to 20%.

Mumbai's capital gains landscape is uniquely complex. A Worli flat sold for Rs 5 crore generates LTCG that requires careful computation of the pre/post 23 July 2024 indexation option. A Dalal Street trader with 500 equity transactions needs STCG/LTCG bifurcation with Section 112A Schedule reporting. A Powai startup founder exercising ESOPs faces perquisite taxation at exercise plus capital gains at sale. An NRI selling a Bandra apartment faces 12.5% LTCG (or 20% with indexation for pre-July 2024 acquisition) plus TDS at source that must be reconciled. Learn more about ITR for Capital Gains across India.

Patron Accounting's Mumbai office at Marine Lines handles complete capital gains ITR filing – from asset-wise computation and Schedule CG preparation to Section 54/54EC/54F exemption claims, Capital Gains Account Scheme deposits, pre/post 23 July 2024 bifurcation, NRI property sale TDS reconciliation, and e-filing on the income tax portal for every asset class in Mumbai.

Content is reviewed quarterly for accuracy.

What Are Capital Gains Under Income Tax?

Capital gains are profits arising from the transfer (sale, exchange, or relinquishment) of a capital asset, taxable under Section 45 of the Income Tax Act. Capital assets include property, shares, mutual funds, gold, bonds, and any other asset (excluding personal effects, agricultural land, and specified bonds).

Capital gains are classified based on holding period. Short-Term Capital Gains (STCG) arise when an asset is held for less than the specified period (12 months for listed equity/equity MF; 24 months for property, unlisted shares, gold, debt MF). Long-Term Capital Gains (LTCG) arise when held beyond these periods. Post Budget 2024 (effective 23 July 2024), LTCG is taxed at a uniform 12.5% across all asset classes. STCG on listed equity (STT-paid) is taxed at 20%; on other assets, at applicable slab rates.

For Mumbai, capital gains ITR filing involves three critical dimensions. First, correct classification of each asset as STCG or LTCG based on holding period. Second, application of the correct tax rate – which now depends on whether the transaction occurred before or after 23 July 2024. Third, claiming exemptions under Sections 54, 54EC, 54F where reinvestment conditions are met. The ITR forms now require Schedule CG with separate reporting for pre/post 23 July 2024 transactions.

Key Terms for ITR for Capital Gains:

LTCG (Long-Term Capital Gains): Profit from sale of asset held beyond specified period – 12 months (listed equity), 24 months (property, unlisted shares, gold)
STCG (Short-Term Capital Gains): Profit from sale of asset held less than the specified period
Section 112A: LTCG tax on listed equity/equity MF at 12.5% with Rs 1.25 lakh annual exemption
Section 54: Exemption on house property LTCG reinvested in new house (cap Rs 10 crore)
Schedule CG: Mandatory capital gains schedule in ITR with pre/post 23 July 2024 bifurcation
CGAS: Capital Gains Account Scheme – deposit exempt amount when reinvestment not completed before ITR due date

CA-Assisted Capital Gains ITR

Who Must File Capital Gains ITR in Mumbai?

Property sellers across Mumbai – Anyone selling immovable property in Mumbai. Given property values (Rs 15,000–1,00,000+ per sq ft), virtually every sale generates significant capital gains. South Mumbai, BKC, Bandra, Worli, and Juhu properties yield the highest LTCG. TDS at 1% deducted by buyer (Section 194IA) for transactions above Rs 50 lakh requires ITR filing for credit reconciliation.

Stock market investors and traders at Dalal Street and Nariman Point – Mumbai is home to BSE and NSE. Active traders with hundreds of equity transactions must report each as STCG or LTCG. LTCG on listed equity above Rs 1.25 lakh is taxed at 12.5% (Section 112A). STCG at 20% (Section 111A). Filing Income Tax Return is mandatory for all investors with capital gains.

Mutual fund investors across Mumbai – Mumbai has the highest MF investor base in India by AUM. Equity MF redemptions after 12 months are LTCG (12.5% above Rs 1.25 lakh). Debt MF purchased after 1 April 2023 are always treated as STCG regardless of holding period (taxed at slab rates).

Startup founders and ESOP holders at Powai and Andheri – Founders selling unlisted shares or employees exercising ESOPs face dual taxation: perquisite tax at exercise (Section 17(2)) and capital gains on sale. Unlisted share holding period is 24 months for LTCG.

NRIs selling Mumbai property – Non-resident Indians selling property in Bandra, Juhu, Powai, or South Mumbai face LTCG at 12.5% (or 20% with indexation for pre-23 July 2024 acquisition). TDS deducted by buyer at 12.5% (LTCG) or 30% (STCG for NRIs). Must file ITR to claim Section 54/54EC exemptions and TDS refund.

Gold and jewellery sellers at Zaveri Bazaar and Dadar – Gold held for more than 24 months qualifies for LTCG at 12.5%. Inherited gold uses cost to previous owner as acquisition cost. Mumbai's significant gold market generates frequent capital gains ITR requirements.

Capital Gains ITR Filing Services Included

Service	What We Do
Asset-Wise CG Computation	Separate computation for property, listed equity, MF, unlisted shares, gold, bonds with correct holding period classification and tax rates
Pre/Post 23 July 2024 Analysis	Dual computation for assets acquired before 23 July 2024 – indexation vs non-indexation option, applying lower tax for Mumbai property sellers
Schedule CG & 112A Preparation	Complete Schedule CG population with asset-wise details. Schedule 112A with ISIN-wise data for 500+ equity transactions from multiple brokers
Section 54/54EC/54F Exemptions	Exemption computation, reinvestment tracking, CGAS deposit coordination before ITR due date for Mumbai property sellers
NRI Property Sale ITR	Section 197 lower deduction certificate, LTCG computation with exemptions, TDS reconciliation, and refund processing for NRI Mumbai property sales
ESOP Exit Taxation	Dual-stage computation – perquisite tax at exercise + capital gains at sale for Powai startup founders and employees
Loss Set-Off & Carry-Forward	Strategic loss harvesting advisory, STCL/LTCL set-off rules, and 8-year carry-forward in ITR for Mumbai investors
Advance Tax on Capital Gains	Quarter-wise advance tax computation and deposit for property sales and large equity gains to avoid Section 234C interest

Our Process

Capital Gains ITR Filing Process in Mumbai

Patron Accounting's Mumbai team follows a structured 6-step process for capital gains ITR. All filings are electronic on incometax.gov.in. Our Marine Lines office handles everything digitally.

Step 1

Identify All Capital Gains Transactions

Compile a complete list of all asset sales during the FY: property (sale deed date), shares (broker statements from Zerodha, Groww, ICICI Direct), mutual funds (AMC capital gain statements), gold, bonds, and other assets. Patron consolidates statements from all platforms for Mumbai investors.

Multi-broker consolidationComplete asset inventory

Assets Listed01

Step 2

Classify Each Transaction as STCG or LTCG

Apply holding periods: listed equity 12 months, property/unlisted shares 24 months, debt MF (post April 2023) always STCG. For transactions spanning 23 July 2024, determine whether pre-July or post-July rates apply based on transfer date.

Holding period verifiedPre/post July bifurcation

Classified02

Step 3

Compute Capital Gains with Correct Tax Rate

For each transaction: compute sale consideration, deduct cost of acquisition (with indexation option for property acquired before 23 July 2024), deduct improvement costs and transfer expenses. Apply LTCG 12.5% (or 20% with indexation for pre-July property), STCG 20% (listed equity) or slab rates. Patron computes both indexation options for eligible Mumbai property.

Dual computation for propertyLower tax applied

CG Computed03

Step 4

Claim Exemptions Under Sections 54/54EC/54F

If reinvesting capital gains: compute exemption under applicable section. Section 54: house to house (cap Rs 10 crore). Section 54EC: NHAI/REC bonds within 6 months (cap Rs 50 lakh). Section 54F: any long-term asset proceeds to house. If reinvestment not complete before ITR due date, deposit in Capital Gains Account Scheme.

Exemption structuredCGAS coordinated

Exemptions Claimed04

Step 5

Prepare Schedule CG & File ITR-2/ITR-3

Populate Schedule CG with asset-wise details: property (Section 54 computation), equity (Schedule 112A with ISIN-wise data), MF, gold, and other assets. Bifurcate pre/post 23 July 2024 transactions. File ITR-2 (without business income) or ITR-3 (with business income) on incometax.gov.in. Patron files by 15 July for Mumbai clients.

Schedule CG populatedFiled before deadline

ITR Filed05

Step 6

Pay Advance Tax, E-Verify & Respond

Ensure advance tax is paid in the quarter of the capital gain event. E-verify the ITR within 30 days using Aadhaar OTP, net banking, or DSC. CPC Bengaluru processes and issues intimation under Section 143(1). If demand notice arises (common for property TDS mismatch), respond within 30 days.

Advance tax depositedE-verified

Complete06

Documents Required for Capital Gains ITR in Mumbai

Property Sale: Sale deed (registered), purchase deed, stamp duty receipt, cost of improvement bills, broker commission, TDS certificate (Form 16B from buyer), reinvestment proof or CGAS deposit receipt
Listed Equity: Capital gain statement from each broker (Zerodha, Groww, ICICI Direct), Form 26AS for STT and TDS credits, contract notes for significant transactions
Mutual Funds: Capital gain statement from each AMC or consolidated statement from CAMS/KFintech, Form 26AS for TDS credits on debt MF
Unlisted Shares / ESOPs: ESOP grant letter, exercise details, FMV report, sale agreement, share transfer documentation
Gold / Jewellery: Purchase invoice or inheritance documentation, valuation report (if inherited), sale invoice
Section 54/54EC/54F Proof: New property purchase deed, NHAI/REC bond certificate, CGAS passbook
Form 26AS / AIS: Annual Information Statement from income tax portal for TDS/TCS credit reconciliation

Mumbai-Specific Tip: Mumbai property transactions frequently involve multiple payment installments spanning two financial years. Capital gains are taxable in the year of transfer (registration date). If a BKC flat was agreed in FY 2024-25 but registered in FY 2025-26, the capital gain is reportable in FY 2025-26 ITR. Patron verifies registration dates and payment schedules for correct reporting.

Common Challenges in Capital Gains ITR in Mumbai

Challenge	Impact	How Patron Accounting Solves It
Pre/Post 23 July Indexation Decision	Long-held Mumbai properties (10-20+ years) may benefit from 20% with indexation despite higher rate; recent properties may benefit from 12.5% flat	Dual computation under both options for every eligible property; lower tax applied automatically
High-Volume Equity Schedule 112A	Active Dalal Street traders with 500-1,000+ transactions; broker statements sometimes have cost basis errors	Broker CSV bulk processing with contract note reconciliation before Schedule 112A population
NRI Property Sale TDS Mismatch	NRI sellers face TDS at 12.5%/30% without considering exemptions; excess TDS requires ITR filing for refund	Section 197 lower deduction certificate obtained before sale; ITR-2 with TDS refund processing
Startup ESOP Exit Dual Taxation	Perquisite tax at exercise + capital gains at sale; holding period from exercise date not grant date	Two-stage computation with exercise timing advisory for Powai startup employees
CGAS Deposit Before Due Date	Failure to deposit in Capital Gains Account Scheme before 31 July invalidates Section 54/54F exemption	CGAS account opening and deposit coordination before ITR due date for all Mumbai property sellers

Capital Gains ITR Filing Fees in Mumbai

Fee Component	Amount
ITR Filing (Government)	Nil – no fee on incometax.gov.in
LTCG Tax	12.5% on all assets post 23 July 2024 (above exemption limit)
STCG Tax (Listed Equity)	20% (STT-paid transactions)
Section 112A Exemption	Rs 1.25 lakh annual exemption on listed equity/equity MF LTCG
Late Fee (Section 234F)	Rs 5,000 (Rs 1,000 if income < Rs 5 lakh)
Patron Fee – Equity/MF CG + ITR	Starting Rs 3,000
Patron Fee – Property CG + ITR	Starting Rs 5,000 (computation + exemption + CGAS + filing)
Patron Fee – Multi-Asset CG + ITR	Starting Rs 7,000 (property + equity + MF combined)
Patron Fee – NRI Property CG	Starting Rs 10,000 (S197 certificate + LTCG + TDS refund)
Patron Fee – ESOP CG	Starting Rs 5,000 (dual taxation computation + filing)

All fees and charges listed are indicative only and do not constitute a binding offer. Final amounts may vary depending on the volume of work and the complexity involved.

Professional service charges for drafting, filing, and representation are separate from the statutory fees. The exact fee depends on the complexity of the case, disputed amount, and number of hearings required. Contact us for a detailed quote.

Get a free ITR for Capital Gains consultation - Call +91 945 945 6700 or WhatsApp us. No-obligation assessment.

Capital Gains Tax Rate Table (Post Budget 2024)

Stage	Estimated Timeline
Listed Equity Shares	LTCG 12.5% (above Rs 1.25L) \| STCG 20% \| Hold: 12 months
Equity-Oriented MF	LTCG 12.5% (above Rs 1.25L) \| STCG 20% \| Hold: 12 months
Property (pre-23 Jul 2024)	LTCG 12.5% OR 20% with indexation \| STCG slab \| Hold: 24 months
Property (post-23 Jul 2024)	LTCG 12.5% (no indexation) \| STCG slab \| Hold: 24 months
Unlisted Shares	LTCG 12.5% \| STCG slab \| Hold: 24 months
Gold / Jewellery	LTCG 12.5% \| STCG slab \| Hold: 24 months
Debt MF (post 1 Apr 2023)	Always STCG at slab rates regardless of holding period
Bonds / Debentures	LTCG 12.5% \| Hold: 12m (listed) / 24m (unlisted)

Key: All rates effective post 23 July 2024 (Budget 2024). Pre-July transactions use previous rates. Property acquired before 23 July 2024 has indexation option. Section 112A exemption of Rs 1.25 lakh applies only to listed equity and equity MF LTCG.

Key Benefits

Why Choose Patron for Capital Gains ITR in Mumbai

Mumbai Office at Marine Lines

Walk-in for property CG computation, exemption planning, Schedule 112A preparation. Central location for South Mumbai property sellers, Dalal Street traders, BKC investors, Powai founders.

Multi-Asset CG Expertise

Property (with indexation option), listed equity (500+ scrip Schedule 112A), MF, unlisted shares (ESOP dual taxation), gold, and bonds – all asset classes in one ITR.

Pre/Post 23 July Dual Computation

Both indexation and non-indexation options computed for pre-July 2024 Mumbai property. Lower tax applied automatically – critical for long-held properties saving lakhs in tax.

NRI Property Sale Specialisation

Section 197 lower deduction certificates before sale, LTCG with exemption claims, ITR-2, TDS refund processing. Hundreds of NRI Mumbai property ITRs handled.

Trusted by Mumbai Investors

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“Patron saved me Rs 8 lakh in tax on my Worli flat sale by correctly applying the indexation option and Section 54 exemption.”

— Property Seller, Mumbai

Offices in Pune, Mumbai, Delhi, and Gurugram serving individuals and businesses with capital gains ITR.

Capital Gains Exemptions for Mumbai Property Sellers

Section	Exemption	Condition	Maximum
54	LTCG on house property reinvested in new house	Purchase within 1 yr before / 2 yrs after sale OR construct within 3 yrs	Rs 10 crore (cap from Budget 2023)
54EC	LTCG invested in NHAI/REC bonds	Within 6 months of sale	Rs 50 lakh
54F	LTCG from any long-term asset reinvested in house	Purchase within 1 yr before / 2 yrs after OR construct within 3 yrs	Full net consideration
CGAS	Deposit in Capital Gains Account if reinvestment not complete before ITR due date	Before 31 July (ITR due date)	As per exemption claimed

Related Services

Explore related services:

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TDS Return Filing – Quarterly TDS compliance

Legal & Compliance Framework for Capital Gains ITR

Section 45: Charging section for capital gains – profits from transfer of capital assets
Section 111A: STCG on listed equity/equity MF (STT-paid) – 20%
Section 112: LTCG on assets other than those under 112A – 12.5%
Section 112A: LTCG on listed equity/equity MF – 12.5% above Rs 1.25 lakh exemption
Section 54: Exemption on house property LTCG reinvested in new house (cap Rs 10 crore)
Section 54EC: Exemption for LTCG invested in NHAI/REC bonds (cap Rs 50 lakh)
Section 54F: Exemption for LTCG from any asset reinvested in house property
Section 50AA: Specified mutual funds (>65% debt) treated as STCG regardless of holding
Budget 2024 Changes (23 July 2024): Uniform 12.5% LTCG; STCG equity 20%; indexation removed (option for pre-July property)
Section 194IA: TDS 1% on property sale above Rs 50 lakh (buyer deducts)
Capital Gains Account Scheme 1988: Deposit in specified bank for pending reinvestment

Filing Portal: incometax.gov.in

Frequently Asked Questions – ITR for Capital Gains in Mumbai

Get answers about capital gains tax rates, exemptions, indexation, ITR forms, NRI property sales, and more for Mumbai.

Quick Answers

Property bechne pe kitna tax lagta hai Mumbai mein? LTCG: 12.5% (without indexation) ya 20% (with indexation, agar property 23 July 2024 se pehle li thi). STCG (24 months se kam hold kiya): slab rate. Section 54 mein naya ghar khareed ke exemption le sakte ho (cap Rs 10 crore).

Shares pe capital gains kaise report kare? STCG: Section 111A mein 20% tax. LTCG: Schedule 112A mein ISIN-wise report karo. Rs 1.25 lakh tak exemption. Broker statement se data lo.

NRI ko Mumbai property bechne pe ITR file karna padta hai kya? Haan. ITR-2 file karo, TDS credit lo, Section 54/54EC exemption claim karo. Excess TDS ka refund milega. Section 197 se pehle hi TDS kam karwa sakte ho.

Don't Miss Your Capital Gains ITR Deadline

Capital gains ITR must be filed by 31 July (non-audit) or 31 October (audit cases). Missing the due date means: Section 54/54EC/54F exemptions may be disallowed if CGAS deposit is not made before the deadline, capital losses cannot be carried forward, and late filing fee of Rs 5,000 applies. For Mumbai property sellers with LTCG of Rs 50 lakh–5 crore, the tax impact of missing an exemption claim can be Rs 6–60 lakh.

Get your capital gains ITR filed correctly – Call +91 945 945 6700 or WhatsApp us.

Get CA-Assisted Capital Gains ITR Filing in Mumbai

ITR filing for capital gains in Mumbai encompasses the city's most valuable asset transactions – from multi-crore South Mumbai and BKC property sales to Dalal Street equity trading, from Powai startup ESOP exits to NRI property liquidation, from mutual fund redemptions to Zaveri Bazaar gold sales.

Patron Accounting's Mumbai office at Marine Lines provides complete capital gains ITR filing – from multi-asset computation and pre/post 23 July 2024 dual analysis to Section 54/54EC/54F exemption structuring, Capital Gains Account Scheme coordination, NRI property TDS management, and Schedule 112A bulk processing.

With offices in Pune, Mumbai, Delhi, and Gurugram, 10,000+ businesses served, and 4.9 Google rating, Patron Accounting LLP delivers accurate, tax-optimised capital gains ITR filing across India.

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Capital Gains ITR Filing Across India

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Content Created: 24 March 2026 | Last Updated: 24 March 2026 | Next Review: 24 June 2026 | Reviewed By: CA & CS Team, Patron Accounting LLP

This content is reviewed quarterly for accuracy of capital gains tax rates, exemptions, and ITR form requirements. Freshness Tier: 1. Budget 2024 changes effective 23 July 2024.

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