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Case Study

I received a case of Property Valuation

Since I am a Registered Valuer –SFA but to serve the customer at one roof , we generally contact our fellow professionals to facilitate the customer

Silent features of the case are

-The Residential property is inherited to the customer in 1965

-The property is sold in 2021 for Rs 80000.00 ( Notional Value)

-The property purchased in 2021 for Rs 280000.00 ( Notional Value)

-Since the whole amount is invested in another residential property , the Capital Gain is NIL

-Question is that whether the valuation of the property is needed to value, still.

-On enquiry, I am informed that the valuation is required for 01.04.2001 to file the return

During the exercise, what I have learnt – is sharing for you.

Why needed the Valuation  

1. Visa – Need Net worth certificate and Property Valuation

2. Bank Loan

3. Capital Gain Tax

4. Dispute in Property

5. Construction

6. Company Property sold / share

7. Inherited property – Property inherited from Father/Mother etc.


As per Notification no. 62/2022, dated 14-06-2022 following table should be used for the Cost Inflation Index:-

Sl. No. Financial Year Cost Inflation Index
(1) (2) (3)
1 2001-02 100
2 2002-03 105
3 2003-04 109
4 2004-05 113
5 2005-06 117
6 2006-07 122
7 2007-08 129
8 2008-09 137
9 2009-10 148
10 2010-11 167
11 2011-12 184
12 2012-13 200
13 2013-14 220
14 2014-15 240
15 2015-16 254
16 2016-17 264
17 2017-18 272
18 2018-19 280
19 2019-20 289
20 2020-21 301
21 2021-22 317
22 2022-23 331

Factors for Valuation of Property

1. Location – Corner, Highway, Roadside, Road Length Near Airport or Railway Station, Near Famous Mandir etc.

2. Lease or Free hold

3. GPA or Registry or Power or Attorney

4. Kuccha or Pucca Makan

5. Use of Property – whether rented or vacant

6. Types of Construction – Marble flooring, Built up area, Floor rise etc.

The list is illustrative only. Other factors may affect the valuation

Points for Valuation

1. Valuer should registered under Income Tax

2. Valuer should be registered with IBBI

3. Fair Market Value- should not be more than the Circle rate of 01.04.2001

4. If no Circle rate that Fair Market value may be any sum subject to the satisfaction of the Authorities

Kindly share on my mail the reply of three question:

1. Whether valuation is compulsory required as on 01.04.2001

2. If we take the valuation as the circle rate , it suffices

3. Customer has suggested that if we take the valuation as on 01.04.2001 as zero then whole the sale amount is treated as capital gain and exempt from the purchase of another property. But I suggest that it is not the correct way to deal with. Kindly comment on this also.


Author Bio

IBBI Valuator for Financial Instruments Retired Banker having an experience of 30 years in advances, Recovery and compliance. Consultant to the Banking Matters Flair to the Audit, Assurance and compliance works worked with Asset Reconstruction Company as consultant Visiting Lecturer on Bankin View Full Profile

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  1. Rohit Bansal says:

    You need to calculate the Notional Indexed Cost of acquisition as on 01-Apr-2001 to calculate the capital gain as the property has been sold in year 2021 (Inflation index has been revised by Income tax authorities in year 2018 as you mentioned above). Even though Capital Gain is exempted but still capital gain is to be calculated because there are further provisions as per income tax in which this calculated capital gain shall be applied if assessee purchased or constructed another asset or sold the purchased new asset with in 3 yrs etc.

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May 2024