Estimate buyer-side TDS, your expected capital-gains tax, possible excess-TDS refund and net proceeds from selling property in India. The applicable framework follows the transaction date you select.
Enter the property sale details
Use the figures for one NRI seller. For joint ownership, enter that seller’s ownership percentage and seller-specific cost.
Fine-tune the tax estimate — optional
The calculation runs in your browser. TaxClear does not receive the values entered in this calculator.
TDS is not the same as final capital-gains tax.
Buyer-side TDS is advance withholding from the sale payment. Your final tax depends on the actual taxable gain, eligible costs and exemptions, other income and the return filed in India. Excess TDS may be refundable.
Is the expected deduction much higher than your actual tax?
A valid lower or nil deduction certificate can prevent an excessive part of the sale proceeds from remaining blocked until the income-tax return is processed.
How this NRI property calculator works
The full property value is multiplied by the NRI seller’s ownership share.
Property held for more than 24 months is treated as long-term, and the date selects the applicable rate framework.
The buyer-side deduction is compared with tax on the seller’s estimated capital gain.
You see potential refund or further tax, lower-certificate savings and net sale proceeds.
The selected date determines the applicable framework
| Point | Buyer-side TDS estimate | Final capital-gains tax estimate |
|---|---|---|
| Purpose | Advance withholding from the payment | Estimated final liability on taxable gain |
| Typical calculation basis | Seller’s share of consideration unless a lower amount or rate is authorised | Sale value less eligible acquisition cost, improvement cost, transfer expenses and exemptions |
| Can it be reduced? | Potentially through an authority determination or valid lower/nil certificate | Potentially through eligible costs and statutory exemptions |
| Excess amount | May create a refund claim after return filing | Final position depends on the correctly filed return and assessment |
Plan the full NRI property-sale journey
NRI property-sale TDS calculator FAQs
The result is an indicative planning estimate, not a lower deduction certificate, tax return or legal opinion.
Is NRI property TDS calculated on sale value or capital gain?
In the absence of an authorised lower amount or valid lower deduction certificate, buyers commonly plan withholding on the NRI seller’s share of gross consideration. Final capital-gains tax is calculated separately on the taxable gain. Obtain transaction-specific advice before the buyer deducts tax.
Does the ₹50 lakh resident-property threshold apply?
No. The resident-seller threshold should not be used to ignore non-resident withholding. Check the applicable NRI provisions even when the sale value is below ₹50 lakh.
How is long-term ownership identified?
The tool treats immovable property held for more than 24 months as long-term. It uses the purchase and sale dates entered to perform the check.
Can an NRI obtain a lower TDS certificate?
Yes, where the expected liability supports it. Earlier transactions generally refer to Form 13, while the newer framework refers to Form 128. The buyer should apply a lower rate only after a valid issued certificate covers the relevant payment.
What happens when the seller does not have PAN?
A higher-rate rule may apply unless the relevant non-resident documentation exception is established. This calculator conservatively applies a minimum 20% base when PAN is entered as unavailable.
Can excess property TDS be refunded?
If TDS exceeds the seller’s final Indian tax liability, the eligible excess may generally be claimed through the applicable Indian income-tax return after the sale and TDS credit are reported correctly.
Does this calculator work for different financial years?
Yes. It derives the Indian financial year, legal section and relevant form references from the selected sale date. Historical and future dates are accepted, with a verified rate override available for professional use.
