Free instant long-term capital gains tax calculator for India FY 2025-26. LTCG tax on shares, property & mutual funds with indexation. Accurate, no login. Calculate LTCG now!
Free LTCG tax calculator for India FY 2025-26. Calculate long-term capital gains on shares, property & mutual funds with indexation. Section 112 & 112A. Accurate, no login needed.
Capital gain details
Stocks held for more than 12 months. LTCG above ₹1.25 lakh taxed at 12.5% for FY 2025-26.
Selling price minus indexed cost price
Free LTCG tax calculator for India, FY 2025-26. Work out long-term capital gains tax on shares, property, and mutual funds, indexation included, under Section 112 and Section 112A.
Sold stocks, a flat, or mutual fund units recently and not sure what you owe? You're in the right place. Long-term capital gains (LTCG) tax is one of the most misunderstood parts of personal finance in India, and most people overpay simply because they skip indexation or mix up the LTCG rate with regular income tax slabs.
This free calculator works out your exact liability in seconds, updated for FY 2025-26 under Section 112 of the Income Tax Act, 1961. It doesn't matter if you're a salaried employee selling TCS shares bought five years back, a retiree cashing out an equity portfolio, an NRI selling property in India, or a homeowner offloading a flat bought a decade ago, the rules below cover all of it.
What this page includes: FY 2025-26 rates, STCG and LTCG rules, indexation math, coverage for residents and NRIs, and every major asset class, shares, property, and mutual funds, under Section 112 and 112A.
This calculator, along with the broader capital gains tax calculator for India, is built for FY 2025-26 (April 2025 to March 2026). Whether you want LTCG tax on shares, an LTCG estimate for property, or the tax due on mutual fund gains, here's what it handles:
LTCG tax is what you pay on the profit, the "capital gain," when you sell an asset you've held for a minimum period. That minimum period and the tax rate both change depending on what you're selling: shares, property, debt funds, or gold.
Here's a simple version. Say you bought 100 shares of HDFC Bank for ₹10,000 and sold them two years later for ₹18,000. Your gain is ₹8,000. Since you held for more than 12 months, that's a long-term gain, taxed at a flat rate with indexation available on certain assets, which usually works out far better than the 30% you'd pay under regular income tax slabs on a short-term gain (see the short-term capital gains tax calculator if your holding period falls short).
Section 112 of the Income Tax Act, 1961 governs most long-term assets, property, gold, unlisted shares, and old debt mutual funds, at 20% with indexation. Listed equity shares and equity mutual funds fall under Section 112A instead: 10% on LTCG above ₹1,25,000, no indexation. Get this distinction right first; nearly everything else follows from it.
Holding period decides everything. Miss it by even a few weeks and your gain jumps from LTCG to STCG, sometimes doubling or tripling the tax you pay.
Listed shares and equity mutual funds (Section 112A). Hold more than 12 months and it's LTCG. Twelve months or less, it's short-term, taxed at 20% under Section 111A (raised from 15% in Budget 2024).
Property (Section 112). You need more than 24 months. Sell earlier and the gain gets added to your income and taxed at your slab rate, up to 30%.
Physical gold (Section 112). The bar is higher here: more than 36 months.
Debt mutual funds bought before April 1, 2023 (Section 112). Also more than 36 months for LTCG treatment.
Unlisted equity shares (Section 112). More than 24 months.
Why does this matter so much? Because the tax gap between LTCG and STCG is enormous. Buy a property for ₹50 lakh and sell it for ₹1 crore. Sell at 26 months and you're looking at roughly ₹6.25 lakh in tax. Sell at 22 months instead, and if you're in the 30% slab, that bill can hit ₹15 lakh or more. Waiting a few extra months can be worth ₹9 lakh.
Your rate depends on the asset class and, since Budget 2024 (effective July 23, 2024), on exactly when you bought it.
Listed shares and equity mutual funds (Section 112A). 10% flat on gains above ₹1,25,000 in a year (the limit was ₹1,00,000 before Budget 2024 raised it). No indexation. STT must have been paid on both the purchase and the sale for this rate to apply, which is a detail brokers sometimes forget to confirm on older paper transactions.
Property. For property bought before July 23, 2024, you get a choice: 12.5% without indexation, or 20% with indexation using the Cost Inflation Index published by CBDT. Property bought on or after that date only gets the flat 12.5% rate, no indexation option.
Gold, unlisted shares, and old debt mutual funds (Section 112). Same choice as property for pre-July 23, 2024 purchases: 12.5% without indexation or 20% with indexation. Assets bought after that date get only the 12.5% flat rate.
Debt mutual funds bought after April 1, 2023. The Finance Act 2023 removed LTCG treatment entirely here. Every gain is taxed at your slab rate, regardless of how long you held the units.
Rule of thumb: indexation raises your purchase cost on paper to account for inflation, which shrinks your taxable gain. Bought a property for ₹1 crore in 2015, and CII pushes that to ₹1.6 crore by the time you sell? Your gain is calculated against ₹1.6 crore, not ₹1 crore, meaning noticeably less tax. Assets from before 2018 usually come out ahead with the 20%-plus-indexation option; recent purchases usually do better at 12.5% flat. Run both automatically with the calculator above instead of guessing.
| Asset Type | Holding Period for LTCG | LTCG Tax Rate | Indexation | Section |
|---|---|---|---|---|
| Listed equity shares & equity mutual funds | More than 12 months | 10% (above ₹1.25 lakh gain) | No | 112A |
| Property, purchased before Jul 23, 2024 | More than 24 months | 12.5% (no indexation) OR 20% (with indexation), whichever is lower | Optional | 112 |
| Property, purchased after Jul 23, 2024 | More than 24 months | 12.5% flat | No | 112 |
| Debt mutual funds, bought before Apr 1, 2023 | More than 36 months | 12.5% (no indexation) OR 20% (with indexation) | Optional | 112 |
| Debt mutual funds, bought after Apr 1, 2023 | No LTCG benefit | Slab rate (up to 30%) | No | Finance Act 2023 |
| Unlisted equity shares | More than 24 months | 12.5% (no indexation) OR 20% (with indexation) | Optional | 112 |
| Physical gold / jewellery | More than 36 months | 12.5% (no indexation) OR 20% (with indexation) | Optional | 112 |
| Bonds and debentures | More than 12 months | 10% without indexation | No | 112 |
| ELSS mutual funds (after 3-yr lock-in) | More than 12 months from purchase | 10% above ₹1.25 lakh | No | 112A |
Once you've worked out the base LTCG tax, surcharge and cess sit on top. Surcharge depends on your total annual income, including the gain, not the gain in isolation. Short-term gains get added to your total income and taxed under the New Tax Regime slabs below.
| Income Range | Tax Rate |
|---|---|
| ₹0 - ₹4,00,000 | 0% |
| ₹4,00,000 - ₹8,00,000 | 5% |
| ₹8,00,000 - ₹12,00,000 | 10% |
| ₹12,00,000 - ₹16,00,000 | 15% |
| ₹16,00,000 - ₹20,00,000 | 20% |
| ₹20,00,000 - ₹24,00,000 | 25% |
| Above ₹24,00,000 | 30% |
A separate income tax slab calculator is useful here if you want to see how this year's total income, salary plus the gain, lands you in a bracket.
Indexation is arguably the most underused LTCG tax-saving tool in India, mostly because people either don't know about it or forget to apply it.
What it does. It adjusts your original purchase price upward for inflation. CBDT publishes a fresh Cost Inflation Index (CII) every year. You use the CII for your purchase year and your sale year to get an "Indexed Cost of Acquisition," a higher figure that shrinks your taxable gain.
The formula:
Indexed Cost of Acquisition = (Original Purchase Price × CII of Sale Year) ÷ CII of Purchase Year LTCG Amount = Sale Price − Indexed Cost of Acquisition − Transfer Expenses LTCG Tax = LTCG Amount × 20% Total Tax = LTCG Tax + Surcharge (if applicable) + 4% Health & Education Cess
Official CII values (as published by CBDT):
| Financial Year | CII |
|---|---|
| FY 2001-02 (Base Year) | 100 |
| FY 2005-06 | 117 |
| FY 2007-08 | 129 |
| FY 2009-10 | 148 |
| FY 2010-11 | 167 |
| FY 2011-12 | 184 |
| FY 2012-13 | 200 |
| FY 2013-14 | 220 |
| FY 2015-16 | 254 |
| FY 2017-18 | 272 |
| FY 2019-20 | 289 |
| FY 2021-22 | 317 |
| FY 2022-23 | 331 |
| FY 2023-24 | 348 |
| FY 2024-25 | 363 |
| FY 2025-26 (Estimated) | 381 |
CBDT usually notifies the year's CII well into the financial year, so treat the FY 2025-26 figure as a working estimate until the official number lands, and check the Cost Inflation Index table before you file.
Worked example. You bought Infosys shares for ₹5,00,000 in FY 2012-13 (CII 200) and sold them in FY 2024-25 for ₹22,00,000 (CII 363).
Without indexation, the math is worse: (₹22,00,000 − ₹5,00,000) × 20% = ₹3,40,000, plus 4% cess = ₹3,53,600. Indexation alone saved ₹84,760 on this one sale.
Only assets bought before July 23, 2024 get the indexation choice. Anything bought on or after that date is stuck with the flat 12.5% rate.
Base LTCG tax is only part of the bill. Surcharge and cess can add another 10-40%, and a lot of investors calculate the LTCG rate correctly, then forget these two entirely. Surcharge is charged on the tax amount, not the gain itself, and the rate depends on your total income for the year.
One thing worth knowing: for Section 112A gains (equity shares and equity mutual funds), surcharge is capped at 15% no matter how high your income goes. For Section 112 gains (property, unlisted shares, and so on), there's no cap.
This is probably the most-searched LTCG topic in India, and it's governed by Section 112A, not Section 112.
Holding period. More than 12 months from purchase. Sell exactly at the 12-month mark and it's still STCG, so use the precise purchase and sale dates.
Rate. 10% flat on gains above ₹1,25,000 a year (raised from ₹1,00,000 in Budget 2024). No indexation. STT must have been paid on both legs of the trade.
Grandfathering for pre-2018 shares. If you bought before January 31, 2018, your cost of acquisition is the higher of what you actually paid or the highest quoted price on that date on the BSE or NSE. This came in when LTCG on shares was reintroduced in Budget 2018 after 14 years of exemption, and it's easy to miss if you're using your original purchase price without checking.
Worked example. You bought 500 Reliance Industries shares at ₹400 each (₹2,00,000 total) in June 2022 and sold all 500 at ₹1,200 each (₹6,00,000) in September 2024.
The ₹1,25,000 annual exemption under Section 112A applies to every resident and NRI investor. Some people harvest this deliberately, redeeming units every year to lock in ₹1,25,000 of tax-free gain and reset their cost basis.
Real estate LTCG is one of the biggest decisions homeowners and investors face, and Budget 2024 rewrote a chunk of the rules.
Holding period. Under Section 2(42A), property needs more than 24 months to count as long-term. Sell earlier and it's STCG at your slab rate.
Rate, post-Budget 2024. For property bought before July 23, 2024, you choose between 12.5% without indexation and 20% with indexation, whichever gives the lower bill. For most properties bought before 2018, the indexed 20% route wins because inflation adjustment shrinks the gain that much. Run both numbers before deciding, the worked example below shows exactly how the two options compare.
Worked example. You bought a Mumbai flat for ₹40,00,000 in FY 2010-11 (CII 167) and sold it in FY 2024-25 for ₹1,20,00,000 (CII 363).
Option A, 12.5% without indexation:
Option B, 20% with indexation:
Option B wins here by ₹3,38,922. Always run both before you decide.
What adds to your cost of acquisition. Stamp duty and registration charges, documented renovation costs, legal fees tied to the purchase, and brokerage paid to buy the property can all be added to your purchase price, which lowers your taxable gain.
The rules here shifted twice in recent years, once in the Finance Act 2023, again in Budget 2024.
Equity mutual funds (over 65% equity). 10% above ₹1,25,000 a year under Section 112A, more than 12 months holding, no indexation. Same treatment as listed shares.
ELSS funds. Mandatory 3-year lock-in, then taxed the same as equity mutual funds once that lock-in ends.
Debt mutual funds bought before April 1, 2023. Still get LTCG after 36 months: 12.5% without indexation or 20% with indexation (for units bought before July 23, 2024). Worth checking both before you redeem.
Debt mutual funds bought after April 1, 2023. No LTCG benefit at all under the Finance Act 2023. Every gain is taxed at your slab rate, whatever the holding period.
Hybrid funds (35-65% equity). Bought before April 1, 2023, they follow the LTCG-after-36-months rule with the indexation choice. Bought after, slab rate applies.
Worked example. You put ₹10,00,000 into a debt fund in FY 2018-19 (CII 280) and redeemed it in FY 2024-25 for ₹17,00,000 (CII 363).
Indexation saves ₹6,786 here, a smaller gap than the property example, but still worth checking every time before you redeem.
Running the same sale through both an LTCG and an STCG lens is the fastest way to see what patience is worth. The gap between long-term and short-term rates is large enough that it should factor into your sale timing.
| Asset Type | STCG Rate | LTCG Rate | Holding Period for LTCG | Approx. Saving on ₹10L Gain (30% Slab) |
|---|---|---|---|---|
| Listed equity shares | 20% (Sec 111A) | 10% above ₹1.25L (Sec 112A) | > 12 months | ~₹90,000-₹1,00,000 |
| Property / land (pre-Jul 2024) | Slab rate, up to 30% | 12.5% or 20% w/ indexation | > 24 months | ₹80,000-₹2,00,000+ |
| Debt mutual funds (old, pre-Apr 2023) | Slab rate, up to 30% | 12.5% or 20% w/ indexation | > 36 months | ₹80,000-₹1,50,000+ |
| Physical gold (pre-Jul 2024) | Slab rate, up to 30% | 12.5% or 20% w/ indexation | > 36 months | ₹80,000-₹1,00,000+ |
| Unlisted equity (pre-Jul 2024) | Slab rate, up to 30% | 12.5% or 20% w/ indexation | > 24 months | ₹80,000-₹1,50,000+ |
| ELSS mutual funds | 20% (Sec 111A) | 10% above ₹1.25L (Sec 112A) | > 12 months (3yr lock-in) | ~₹87,500 |
NRI LTCG tax rates match resident rates; where things diverge is TDS. That gap trips up a lot of people because the amount deducted upfront is almost never the final bill.
A dedicated NRI tax guide walks through the ITR and TDS-refund process in more detail.
Section 112 governs this, and it matters most to startup founders, early employees with ESOPs, and private equity investors.
Most investors don't realise LTCG losses can be used strategically to cut their overall tax.
Rule 1: LTCG loss only offsets LTCG gains. You can't use it against STCG or regular income. Say you have ₹5 lakh LTCG from shares and ₹3 lakh LTCG loss from an unlisted share sale, you can net them and pay tax only on ₹2 lakh.
Rule 2: Excess loss carries forward for 8 years. If losses exceed gains in a year, the balance carries forward for up to 8 assessment years against future LTCG.
Rule 3: Section 112A losses stay within Section 112A. A loss from equity shares or equity mutual funds can only offset other Section 112A gains, not property LTCG under Section 112. No cross-section set-off.
Rule 4: File your ITR on time, or you lose the carry-forward right. Miss the due date for the year the loss occurred and that loss is gone for good.
Tax loss harvesting. Some investors book LTCG losses deliberately in March to offset gains elsewhere, then buy back the same units shortly after to keep their exposure. It's legal and widely used, but keep it inside the same Section 112A vs 112 boundary described above.
Section 54, reinvest in residential property. Sell a residential house with LTCG and buy another within 2 years (or build within 3), and you can claim full exemption. Since Budget 2023, you can put the gain into up to two properties instead of one, as long as the LTCG doesn't exceed ₹2 crore.
Section 54EC, NHAI or REC bonds. Invest up to ₹50,00,000 a year in specified NHAI or REC bonds within 6 months of the property sale, and that amount comes straight off your LTCG. These bonds carry a 5-year lock-in and modest interest.
Section 54F, sell anything, buy residential property. Unlike Section 54, this works for any long-term asset, shares, gold, commercial property. You need to reinvest the full sale proceeds, not just the gain, in a new residential property; partial investment gets proportional exemption.
Annual harvesting. Use the ₹1,25,000 tax-free limit under Section 112A every year by redeeming and reinvesting equity mutual fund units or shares.
Timing your sale. If your income is likely to cross ₹50 lakh, ₹1 crore, or ₹2 crore because of the gain, pushing the sale into a lower-income year can avoid a surcharge bracket entirely.
Carrying forward losses. Book unrealised LTCG losses in the same year as a big gain, within the same section, to offset the bill directly.
Try the Section 54 exemption calculator to model reinvestment scenarios, and talk to a Chartered Accountant before acting on any of these; multi-asset interactions and recent law changes can shift the outcome.
Change the sale date by a month or two and rerun it; that's often the easiest way to see whether waiting turns an STCG bill into a much smaller LTCG one. Always cross-check your final number against the official Income Tax Department LTCG calculator before you file.
Rajesh bought a flat for ₹1 crore in January 2016 (CII 254) and is selling it in May 2025 for ₹2.5 crore (CII 363). His total income including the gain is ₹1 crore.
Holding period: January 2016 to May 2025, over 24 months, so it's LTCG.
Option A, 12.5% without indexation:
Option B, 20% with indexation:
Option A wins by ₹3,19,012. The "right" choice always depends on the specific numbers, so run both.
Priya sells TCS shares for a total LTCG of ₹8,00,000 in FY 2025-26, held for more than 12 months. Her other income is ₹30,00,000.
Had she sold within 12 months instead, STCG at 20% would have cost her ₹1,60,000 plus cess, ₹1,66,400 total. Holding long-term saved her ₹96,200.
Sunita, an NRI in the UAE, bought a Pune property in 2018 for ₹60,00,000 (CII 272) and sells it in FY 2024-25 for ₹1,20,00,000 (CII 363). Her total income including the gain is ₹80 lakh.
Option A is marginally better here
Base tax = ₹7,50,000
TDS deducted by the buyer (20% of ₹1,20,00,000) = ₹24,00,000
Refund due = ₹24,00,000 − ₹8,58,000 = ₹15,42,000
Sunita has to file her ITR to get that ₹15.42 lakh back. Skip the filing, and it's gone.
Akash has run SIPs into equity mutual funds for 10 years. His portfolio is worth ₹80,00,000 with ₹50,00,000 of unrealised LTCG.
Every March, he can redeem units equal to ₹1,25,000 of LTCG tax-free, then reinvest immediately at the current NAV. Do that every year for 10 years and he's already crystallised ₹12,50,000 of gain tax-free while resetting his cost basis higher, which lowers the eventual tax bill when he finally sells everything.
Without that habit, selling the full ₹50,00,000 LTCG in one go would mean: taxable LTCG = ₹48,75,000, tax at 10% = ₹4,87,500. Harvesting every year chips away at that final number well before it's due.
Use the right form. LTCG goes in ITR-2 (individuals and HUFs without business income) or ITR-3 (with business income). ITR-1 can't handle any capital gains.
Fill Schedule CG. Every LTCG transaction needs purchase date, sale date, cost price, indexed cost where relevant, and sale price.
Fill Schedule 112A for equity. Each listed share or equity mutual fund LTCG transaction needs its own entry: ISIN, units, purchase and sale values. Apply the grandfathering clause correctly for anything bought before 2018.
Match Form 26AS and AIS. Your broker or property buyer should have reported the transaction already. Cross-check your Annual Information Statement against your own records; mismatches can trigger a scrutiny notice.
Pay advance tax if it's due. If your estimated LTCG tax liability (with surcharge and cess) crosses ₹10,000 for the year, you owe advance tax in instalments: June 15 (15%), September 15 (45%), December 15 (75%), March 15 (100%). Miss these and interest kicks in under Sections 234B and 234C, an entirely avoidable extra cost. An advance tax calculator can help you plan the instalments.
Claim exemptions properly. Reinvestments under Section 54, 54EC, or 54F need to be reported in the right schedule, or the exemption won't hold up.
For the broader picture across asset types beyond just LTCG, the capital gains tax calculator linked at the top of this page is worth bookmarking too.
It depends on the asset. Listed equity shares and equity mutual funds under Section 112A: 10% flat on LTCG above ₹1,25,000 a year, no indexation. Property, gold, unlisted shares, and old debt mutual funds under Section 112: for assets bought before July 23, 2024, choose 12.5% without indexation or 20% with indexation, whichever is lower; for assets bought after, it's 12.5% flat. Surcharge (0-37%, based on income) and 4% cess apply on top of the base tax either way.
Confirm you've held more than 12 months. Work out LTCG as sale price minus purchase price (or the FMV as on January 31, 2018, if bought earlier and that figure is higher). Subtract the ₹1,25,000 annual exemption, apply 10% to what's left, add surcharge if your total income crosses ₹50 lakh, then add 4% cess on the combined tax and surcharge.
You need to hold the property more than 24 months for LTCG treatment. Bought before July 23, 2024, you can choose 12.5% without indexation or 20% with indexation, whichever comes out lower. Bought after that date, it's a flat 12.5%, no indexation option. Add surcharge and 4% cess to get the final figure; the calculator above runs both options side by side automatically.
₹1,25,000 a year under Section 112A (raised from ₹1,00,000 in Budget 2024). Stay under that and you pay zero LTCG tax on equity gains; anything above it is taxed at 10%. Property, gold, and unlisted shares under Section 112 have no equivalent exemption, though your total income still needs to clear the basic exemption threshold (₹2.5L, ₹3L, or ₹5L depending on category) before any tax applies.
It's an inflation adjustment available on assets bought before July 23, 2024, using CBDT's Cost Inflation Index. Formula: Indexed Cost = Original Cost × (CII of sale year ÷ CII of purchase year). A property bought for ₹50 lakh in FY 2014-15 (CII 240) and sold in FY 2024-25 (CII 363) gets an indexed cost of ₹75.6 lakh, so your taxable gain is calculated against ₹75.6 lakh instead of ₹50 lakh. It applies to property, gold, unlisted shares, and old debt mutual funds under Section 112, not equity.
The rate matches what residents pay, 12.5% or 20% with indexation for pre-July 2024 property. The real difference is TDS: buyers must deduct 20% of the full sale price upfront, not just the gain, which is usually far more than the actual tax owed. Filing an ITR is the only way to reconcile the real liability and claim back the excess; NRIs can also apply for a lower TDS certificate in advance to avoid overpaying in the first place.
Equity funds (over 65% equity) and ELSS after the 3-year lock-in: 10% above ₹1,25,000 under Section 112A, no indexation. Debt funds bought before April 1, 2023: 12.5% without indexation or 20% with indexation after 36 months, whichever is lower. Debt funds bought after April 1, 2023: no LTCG benefit at all, taxed at slab rate regardless of how long you hold. Hybrid funds follow whichever rule matches their equity exposure and purchase date.
Yes, a few established routes: use the ₹1,25,000 annual exemption on equity by harvesting gains each year; compare indexed vs non-indexed options for pre-July 2024 Section 112 assets; reinvest property gains into another residential property under Section 54; put up to ₹50 lakh into NHAI or REC bonds under Section 54EC; reinvest full proceeds from any long-term asset into residential property under Section 54F; time your sale to manage surcharge exposure; or offset LTCG losses against gains within the same financial year. A CA can tell you which of these actually fits your situation.
Purchase and sale confirmations (sale deed, broker contract note, or purchase agreement) with dates and prices; for property, stamp duty and registration receipts plus renovation bills; the relevant CII figures for indexation; Form 26AS and your Annual Information Statement to cross-check reported numbers; for NRIs, the TDS certificate (Form 16B) from the buyer; and for pre-2018 equity, FMV confirmation as on January 31, 2018 from the BSE or NSE. You'll file this through ITR-2 or ITR-3.
Disclaimer: This calculator and article are for educational purposes only and aren't a substitute for professional tax advice. Results are based on FY 2025-26 LTCG rules as understood at the time of writing; special exemptions under Sections 54, 54F, and 54EC, DTAA treaty benefits for NRIs, LTCG loss carry-forwards, grandfathering provisions, and other case-specific factors can change your actual liability. LTCG rules referenced here come from the Income Tax Act, 1961 as amended by successive Finance Acts; always verify current rules at incometaxindia.gov.in. Full methodology and known limitations of this calculator are on the accuracy and limitations page. Toolisky.com is not liable for errors, omissions, or inaccuracies; you're responsible for verifying results and consulting a qualified Chartered Accountant before acting on them, especially for NRI-specific rules, DTAA situations, or multi-asset calculations.
Calculations verified by our team including CA Anita Patil. View our full accuracy policy and meet the team →
For informational purposes only. Results are estimates based on the inputs you provide and the rules in effect for the period shown, and are not tax, legal or financial advice. Verify figures against the relevant official source and consult a qualified professional before acting on them. Accuracy & limitations
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