Selling cost calculator
What actually reaches your account once everyone else is paid.
The sale
What the lender will ask for on the redemption statement.
How you sell
One percent of the sale price is the usual commission on your side.
Other costs
What it cost you
Transfer tax, legal fees and commission you paid at purchase.
Extensions and upgrades count. Repainting and repairs do not.
Tax
Non-filers pay several times the advance tax a filer does.
On a sale at Rs 28,000,000, 4.1% goes to costs and tax before the mortgage is cleared.
- Selling costsRs 320,000
- TaxRs 840,000
- MortgageRs 0
Where the sale price goes
- Reaches youRs 26,840,000
- Selling costsRs 320,000
- TaxRs 840,000
- Gain on what you paidRs 10,000,000Bought at Rs 1.8 crore
- Profit after everythingRs 6,840,000Costs, tax and what you put in
- Annualised return+7.6%+1.5% after inflation
- Break-even priceRs 2.09 croreBelow this you do not get back what you put in
Selling costs
Tax on the sale
Taxable gain of Rs 7,680,000 after purchase costs, improvements and the cost of selling are taken off.
What each way of selling leaves you
| Route | Agent fee | You keep | Against your pick |
|---|---|---|---|
| One agent | Rs 280,000 | Rs 26,840,000 | Your pick |
| Agent on both sides | Rs 560,000 | Rs 26,560,000 | -Rs 280,000 |
| Sell it yourself | None | Rs 27,120,000 | +Rs 280,000 |
A cheaper route only wins if it still sells the property. A fixed fee that leaves you on the market for three extra months rarely does.
How the sale runs
- Week 1Get the paperwork straight
Title deed, allotment or transfer letter, society NOC, utility clearances and property tax receipts.
- Week 1 to 2Price it against real closings
Asking prices tell you almost nothing. Ask two dealers what has actually transferred nearby this quarter.
- Week 2 to 8Market and negotiate
Photograph in daylight, list the exact size and convention, and agree who pays which side of the commission before you start.
- On agreementToken and bayana
Take a token, then a written bayana with a deadline. Set out what happens if either side walks away.
- Transfer dayRegistry and mutation
Advance tax under 236C is paid before the transfer letter is issued. Keep the challan, it is credited against your tax.
Keep more of it
- Ask for the commission in writing with the tie-in period and the notice period spelled out before you sign anything.
- The first four weeks bring the best offers. A price that has been reduced twice reads as a problem to buyers.
- Fix the small visible faults. A buyer prices a cracked tile as a whole bathroom.
- Keep every receipt for work that improved the property. Improvement spend reduces the taxable gain, ordinary maintenance does not.
- Get the redemption statement from your lender early. The penalty is often the largest single cost after the agent.
- If you are close to a holding period threshold, check what waiting a few weeks does to the tax before you accept an offer.
About this calculator
Take a sale price down to net proceeds through commission, legal costs, the mortgage redemption and tax, then see the price you need to hit a target. Advance tax under section 236C by filing status, capital gains tax on the holding period, and society transfer costs. Agent fees with VAT, the early repayment charge, and capital gains tax with private residence relief.
Tax rates last reviewed 2025-07-01. Capital gains rules change with each budget, so confirm before you accept an offer.