Calculator
Selling Indian property as an NRI
Work out the capital gain, the tax actually payable on it, and the TDS the buyer will deduct under section 195 if nothing is done — which is taken on the whole sale price, not on the gain. The difference is what a section 197 certificate is worth. Nothing you type leaves your browser.
The buyer carries the obligation under section 195 and has no way of verifying what you paid for the flat, so the deduction is taken on the gross consideration. On a property bought decades ago that routinely exceeds the real liability several times over, and the excess sits with the Department until a return is filed and a refund issued. The practice note sets out the position: The buyer deducts on the whole sale price: what to do before the deed.
Everything you type stays in this browser. The page does no calculation on a server, sends nothing anywhere and saves nothing when you close the tab. Nobody at this firm sees these figures unless you choose to bring them to us.
1. The transaction
Figures in rupees. Stamp duty value matters where it exceeds the price, and this tool takes the consideration as given.
What the buyer pays. This, not the gain, is what TDS is measured against.
Brokerage and legal fees, wholly in connection with the transfer.
Sec. 54, 54EC or 54F together. The 54EC route is capped at ₹50,00,000 and the bonds must be taken within six months.
2. The gain, and the tax on it
Enter the consideration and both dates, and the computation appears here.
Before you rely on this
Surcharge on the real liability is worked out here from the gain alone. Strictly it keys off total income, so where there is other Indian income the band can be a step higher than shown.
Where the stamp duty value exceeds the consideration, Sec. 50C substitutes it for the sale price and the gain is larger than the figure above.
Property is long-term after 24 months. Where it was inherited or gifted, the previous owner’s holding period and cost carry over, and the dates to enter are theirs rather than yours.
A treaty can change the answer, and repatriating the proceeds is a separate exercise again — Form 15CA and 15CB, and the FEMA limits on how much leaves the country in a year.
A working aid, not advice. The computation turns on facts this page does not ask about, and both the rate and the surcharge bands change with each Finance Act.
The certificate has to come before the deed
A section 197 application takes time to prepare and time to be decided, and once the sale deed is executed and the buyer has deducted, the only route left is a refund claim in the return. Whether the gain is what this page says also depends on things it does not ask about — the stamp duty value under section 50C, a previous owner’s cost where the property was inherited, and whether you are non-resident for that year at all.
NRI Tax & Repatriation Call — 45 minutes, ₹7,500 + gst. A written note after the call setting out the position taken, the forms required, and the order to file them in.