Man buys Mumbai 2BHK for Rs 5 crore in 2019, sells at same price in 2026 — still makes ‘crazy returns’. Here’s how

Do property prices always rise? And if they don’t, does that automatically mean a loss?

A curious case shared by a Mumbai-based chartered accountant has sparked that exact debate online. The CA claimed his father bought a 2BHK flat in Mumbai for Rs 5 crore in 2019 and sold it seven years later, in 2026, for the same price.

At first glance, it looks like zero appreciation — even a loss when adjusted for inflation. But according to the CA, the deal still delivered “crazy returns”.


He didn’t elaborate, but his post quickly grabbed attention, triggering a flood of theories and debates on social media.

Internet weighs in

Several users argued that the gains weren’t in the selling price, but elsewhere.

One pointed out that the family may have saved on rent — estimated at Rs 12–18 lakh per year — translating into roughly Rs 80 lakh to Rs 1.2 crore over seven years.

Others highlighted tax efficiency. Since the selling price matched the purchase price, there would likely be no capital gains tax liability.

Another user suggested the property may have generated rental income during the holding period. “Total returns aren’t just about price appreciation — they include rental yield and cash flow,” the comment noted.

Some also flagged a tax angle: after indexation, the cost of acquisition could rise to around Rs 6.5–7 crore by 2026. Selling at Rs 5 crore would then result in a long-term capital loss on paper, which could be used to offset gains from other assets in the future.

A different take framed it as a lifestyle return. “He lived in Mumbai for seven years, saved rent, and held a prime asset. Returns aren’t always just about profit — sometimes it’s stability and utility,” one user wrote.

Not everyone agrees

However, others pushed back strongly.

Critics argued that matching the purchase and sale price after seven years effectively means a loss once inflation, maintenance costs, stamp duty, and registration charges are factored in.

Some compared it to equity markets, noting that the same Rs 5 crore invested in benchmark indices could have delivered significantly higher returns over the same period.

“He didn’t make a profit — he preserved capital,” one user summed up. “In real estate, sometimes ‘no loss’ is seen as a win. But that depends on what you compare it against.”