Property Capital Gain Tax Calculator Pakistan
Work out the capital gains tax on selling property in Pakistan. Enter your acquisition and disposal dates, what you paid and received, your allowable costs, the property category and your ATL status. The calculator applies Division VIII of Part I of the First Schedule exactly — and where the law does not give a rate it can apply, it says so and shows no figure at all.
← Part of Property Calculators Pakistan
Rates reviewed: 25 July 2026 · effective 1 July 2024
This alone decides which Division VIII regime applies — the cut-off is 1 July 2024.
Tax year: Tax Year 2027
Section 76 puts all three into the cost of the asset: incidental expenditure on acquiring and disposing of the property, plus what you spent to alter or improve it. Anything already deducted elsewhere in your return must be left out.
Division VIII names exactly three categories. It matters only for property acquired before 1 July 2024.
Inheritance, gifts, non-resident sellers, untransferred files and exemption claims each follow a different rule.
Capital gains tax
Your inputs are calculated in your browser and are not stored by CalcuPK.
| Calculation process | Value |
|---|---|
| 1. Purchase price | PKR 10,000,000 |
| 2. Sale consideration | PKR 13,000,000 |
| 3. Allowable costs (acquisition + improvement + disposal) | PKR 0 |
| 4. Cost of the asset (s.76) | PKR 10,000,000 |
| 5. Gross gain | PKR 3,000,000 |
| 6. Taxable capital gain | PKR 3,000,000 |
| 7. Holding period | 2 years |
| 8. Tax year | Tax Year 2027 |
| 9. Legal regime | Acquired on or after 1 July 2024 — seller on the ATL at the date of disposal |
| 10. Applicable rate | 15.0% |
| 11. Capital gains tax | PKR 450,000 |
| 12. Net gain after tax | PKR 2,550,000 |
How this was calculated
Enacted lawInputs used
- Acquisition date(selects the regime)
- 2024-09-01
- Disposal date(selects the tax year)
- 2026-09-01
- Purchase price
- PKR 10,000,000
- Sale consideration
- PKR 13,000,000
- Acquisition costs
- PKR 0
- Improvement costs
- PKR 0
- Disposal costs
- PKR 0
- Property type
- Open plot (land, no construction)
- Seller type
- Individual
- ATL status at disposal
- On the ATL
- Holding period
- 2 years
- Tax year(from the disposal date)
- Tax Year 2027
Formula
Capital gain = consideration received on disposal − cost of the asset (s.37(2)). Cost is what you gave for the property plus incidental costs of acquiring and disposing of it plus expenditure to alter or improve it (s.76). The gain is then charged at the rate in Division VIII of Part I of the First Schedule, which is selected by the date you ACQUIRED the property.
Step by step
- 1. Cost of the asset (s.76)PKR 10,000,000
PKR 10,000,000 + PKR 0 + PKR 0 + PKR 0Purchase price + acquisition costs + improvement costs + disposal costs.
- 2. Gross gain before allowable costsPKR 3,000,000
PKR 13,000,000 − PKR 10,000,000 - 3. Taxable capital gainPKR 3,000,000
PKR 13,000,000 − PKR 10,000,000 - 4. Applicable legal regimeFlat rate
Acquired on or after 1 July 2024 — seller on the ATL at the date of disposal - 5. Applicable rate15.0%
Division VIII, right-hand columnFlat 15% of the gain under Division VIII. The Finance Act 2024 removed the holding period for this limb, so 2 years of ownership and the "Open plot" category both leave the rate unchanged.
- 6. Capital gains taxPKR 450,000
PKR 3,000,000 × 15.0% - 7. Net gain after taxPKR 2,550,000
PKR 3,000,000 − PKR 450,000
Reconciliation
PKR 3,000,000 − PKR 450,000Rounding
Nothing is rounded during the calculation. The rate is applied to the exact gain and only the displayed figures are rounded to the nearest rupee, so the tax shown never drifts from gain × rate.
Sources & status
s.37(1A), Income Tax Ordinance 2001 (current consolidated provision) · Division VIII, Part I, First Schedule (right-hand table) · Tax Year 2027 · effective 2024-07-01 · checked 2026-07-25
s.76, Income Tax Ordinance 2001 (current consolidated provision) · checked 2026-07-25
- FBR Circular No. 01 of 2024-25 — the Board's explanatory circular on the Finance Act 2024, confirming that the holding period is removed for property acquired on or after 1 July 2024Official FBR guidance
Explanation of s.37(1A) and Division VIII · checked 2026-07-25
Division VIII, Part I, First Schedule · checked 2026-07-25
What this calculator does and does not answer
Two regimes are implemented exactly, from Division VIII of Part I of the First Schedule as substituted by the Finance Act 2024 — enacted law, left unchanged by the Finance Act 2025. Confirmed against the statutory text and verified 2026-07-25.
- Acquired on or after 1 July 2024 — seller on the ATL at disposal
15% of the gain, flat — holding period and property type are irrelevant
s.37(1A), Income Tax Ordinance 2001 (current consolidated provision) · Division VIII, Part I, First Schedule (right-hand table) · Individual, AOP and company alike · Applies only where the seller is on the ATL on the DATE OF DISPOSAL
- Acquired on or before 30 June 2024 — holding-period table
By holding period and property category: open plots 15 / 12.5 / 10 / 7.5 / 5 / 2.5 / 0%; constructed property 15 / 10 / 7.5 / 5 / 0%; flats 15 / 7.5 / 0%
s.37(1A), Income Tax Ordinance 2001 (current consolidated provision) · Division VIII, Part I, First Schedule (left-hand table) · Individual, AOP and company alike — the table has no entity dimension · None. This limb of the table does not distinguish ATL from non-ATL
Anything else returns no figure at all: Exact calculation is not currently available for this scenario because the complete applicable tax treatment has not been implemented.
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Formula & how it works
Capital gains tax on immovable property is charged by section 37(1A) of the Income Tax Ordinance 2001 at the rates in Division VIII of Part I of the First Schedule. Division VIII was substituted by the Finance Act 2024 with effect from 1 July 2024 and left unchanged by the Finance Act 2025. This is enacted law, confirmed against the statutory text.
1 — the gain
- Cost of the asset (s.76) = purchase price + incidental costs of acquiring and disposing + expenditure to alter or improve
- Capital gain (s.37(2)) = consideration received − cost of the asset
- A disposal at a loss produces no gain, so no tax — never a negative tax
2 — the rate, chosen by your ACQUISITION date
- Acquired on or after 1 July 2024, seller on the ATL at disposal: a flat 15% of the gain. Holding period and property category are irrelevant — removing them was the point of the 2024 substitution.
- Acquired on or before 30 June 2024: the holding-period table below, which differs by property category and has no ATL column.
- Acquired on or after 1 July 2024, seller not on the ATL: Division VIII states no rate of its own. The enacted text charges individuals and AOPs the “higher of 15% or normal slab rates as prescribed in Division I, Part I, First Schedule”, and companies the “normal rate of tax as prescribed under Divisions II, Part I, First Schedule”. This calculator produces no figure for it.
3 — the tax
- Capital gains tax = taxable gain × the applicable rate
- Net gain after tax = taxable gain − capital gains tax
The tax year comes from your disposal date — Pakistan's tax year runs 1 July to 30 June and is named for the year it ends, so a sale on 15 August 2026 falls in Tax Year 2027. Province and territory are not collected: CGT under section 37(1A) is a federal charge and no provincial rate enters it. Provincial stamp duty and registration fees on the same transaction are a separate matter and are not part of this calculation.
Example calculations
Worked example 1 — bought after the cut-off, seller on the ATL
A plot bought on 1 September 2024 for PKR 10,000,000 and sold on 1 September 2026 for PKR 13,000,000, with PKR 200,000 of transfer costs on purchase and PKR 150,000 of agent commission on sale.
- Cost of the asset = 10,000,000 + 200,000 + 0 + 150,000 = PKR 10,350,000
- Taxable gain = 13,000,000 − 10,350,000 = PKR 2,650,000
- Regime: acquired on/after 1 July 2024, seller on the ATL → flat 15%
- CGT = 2,650,000 × 15% = PKR 397,500
- Net gain after tax = 2,650,000 − 397,500 = PKR 2,252,500
Two years of ownership changed nothing: under this limb the holding period has no effect on the rate.
Worked example 2 — bought before the cut-off, holding period matters
A flat bought on 1 March 2023 for PKR 8,000,000 and sold on 1 June 2025 for PKR 11,000,000, with no additional costs.
- Taxable gain = 11,000,000 − 8,000,000 = PKR 3,000,000
- Holding period = 2 years, 92 days → “exceeds two years but does not exceed three years”
- Regime: acquired on/before 30 June 2024 → the Division VIII table, flats column, third row = Nil
- CGT = 3,000,000 × 0% = PKR 0
- Net gain after tax = PKR 3,000,000
Sold three months earlier, the same flat would have been in the second row at 7.5% — PKR 225,000. That is why the calculator asks for dates rather than a rounded number of years.
Worked example 3 — the same flat, but an open plot
Identical dates and figures, but an open plot instead of a flat. The third row of the open plots column is 10%, so the tax is 3,000,000 × 10% = PKR 300,000 and the net gain is PKR 2,700,000. One field — the property category — moves the answer by PKR 300,000 on the same transaction.
Division VIII rates for property acquired on or before 30 June 2024
These are the rates that still apply to anything bought before the Finance Act 2024 cut-off. There is no filer/non-filer distinction in this part of the table, and no distinction between an individual, an AOP and a company.
| Holding period | Open plots | Constructed property | Flats |
|---|---|---|---|
| does not exceed one year | 15% | 15% | 15% |
| exceeds one year but does not exceed two years | 12.5% | 10% | 7.5% |
| exceeds two years but does not exceed three years | 10% | 7.5% | Nil |
| exceeds three years but does not exceed four years | 7.5% | 5% | Nil |
| exceeds four years but does not exceed five years | 5% | Nil | Nil |
| exceeds five years but does not exceed six years | 2.5% | Nil | Nil |
| exceeds six years | Nil | Nil | Nil |
Read down each column and the exemption points fall out: open plots reach nil after six years, constructed property after four, flats after two. Those thresholds are the reason the property category is a required input rather than a cosmetic one.
Why this calculator sometimes shows no number
An earlier version of this page produced an “estimated CGT” for every combination of inputs, using a non-filer slab that appears nowhere in the Ordinance and one holding-period column applied to all three property categories. The source code marked both as invented defaults; the page itself said nothing of the kind, and rendered them under a trust badge.
That has been removed. Where Division VIII gives a rate this calculator can apply, you get the full working: the inputs used, the regime, the gross gain, the allowable costs, the taxable gain, the holding period, the rate with its statutory basis, the arithmetic with your numbers substituted in, the tax, the net gain, the rounding policy and the source. Where it does not, you get a plain statement of what is missing and no figure — the result cannot be copied, emailed or shared either, because there is no result.
Capital gains tax and the other property taxes
CGT is one of several charges on a property transaction and the only one calculated on your profit. Advance tax under section 236C is collected from the seller on the gross consideration; advance tax under section 236K is collected from the buyer on the fair market value. The Finance Bill 2026 proposed cutting both for ATL persons — 236C to a flat 2.75% and 236K to a flat 1.25% — and withdrawing the enhanced late-filer rates; those figures are carried elsewhere on CalcuPK as reported, not as confirmed law, and none of them enters the calculation on this page. See the property sale tax (236C) calculator, the property purchase tax (236K) calculator, and the Property Calculators Pakistan hub.