Capital gains valuation in Mumbai
If you are selling property in Mumbai that was bought before April 2001, the tax law lets you use its 1 April 2001 value as your cost. In Mumbai that single number often changes the tax by tens of lakhs. We certify it with evidence.
Why this matters more in Mumbai than almost anywhere
Mumbai prices have multiplied since 2001 more than most Indian cities. A Dadar flat bought in 1978, a Bandra bungalow from the sixties, a Fort office passed down in the family. Sell any of these and the difference between a lazy 2001 value and a properly evidenced one is enormous, because every rupee added to the 2001 value reduces your taxable gain after indexation.
The tax department does not accept guesses. Since 2020 the claimed 2001 value also cannot exceed the stamp duty value of that date in most cases. So the report has to reconstruct what the ready reckoner and the market actually said back then. We hold that archive for Mumbai and we use real 2001 era sale instances, not folklore.
What we do
- You tell us about the propertyWhere it is, when it came into the family, and when you plan to sell. Five minutes on the phone.
- We inspectOur engineer visits anywhere in Mumbai, Thane or Navi Mumbai, usually within a day. Measurements, construction, photographs with date and location stamped.
- We build the 2001 pictureThe ready reckoner position of that year, registered sale instances of that time, and the state of the building then, including society records where they help.
- You get the certified reportSigned by a government approved valuer in 48 to 72 hours, in the format your chartered accountant files with your return.
Mumbai situations we handle constantly
Society flats where the share certificate and society letter are the main papers. Buildings that have since gone into redevelopment, where the flat you are selling is not the flat that existed in 2001. Pagdi tenancies converted to ownership along the way. Land in the suburbs that was open plot in 2001 and carries a building today. Each of these changes how the 2001 value is built, and we explain the method inside the report.
Questions Mumbai sellers ask
- The flat was redeveloped after 2001. Which property gets the 2001 value?
The asset you actually acquired before 2001, usually the old flat. The report values that flat as on 1 April 2001, then your CA works the redevelopment events into the computation. We coordinate with your CA so the two documents agree.
- I only have the society share certificate, no old agreement. Is that a problem?
Almost never. Share certificates, society records and old maintenance receipts establish the holding. The 2001 value comes from our evidence of that year, not from your purchase papers.
- Can you also give the value on the date of sale?
Yes. Some computations need both the 2001 value and a current value, for example when the sale price is questioned against the ready reckoner. One inspection covers both certificates.
Everything we do in Mumbai
The full guide to capital gains valuation
Try the free capital gains calculator
Articles about selling and capital gains
Checked by Parish Rao, Chartered Engineer and Government Approved Valuer.
Page last checked on 23 August 2026.
Selling in Mumbai? Get the 2001 value certified
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