Property & Asset Advisory Services – CA Vijay Singh & Co.
Property & Asset Advisory: Maximizing Returns, Minimizing Tax on Your Indian Property
Unlock the Value of Your Indian Property. Expert Guidance on Sale, Taxation, and Reinvestment.
For many NRIs, property in India is their single largest asset. However, selling or transferring it is far from straight forward complex capital gains rules, high TDS rates, and confusing reinvestment provisions can lead to costly mistakes. Our specialized advisory service gives you the clarity, compliance, and confidence to make the right moves and keep more of your money.
What We Deliver:
Capital Gains Tax Calculation & Planning
We accurately compute your capital gains, distinguishing between short-term (taxed at slab rates) and long-term (taxed at 20%) while applying indexation benefits to reduce your taxable amount significantly.TDS Compliance & Optimization on Property Sale
When selling property, buyers must deduct TDS at 20% or higher on long-term gains. We guide buyers on the correct process and can apply on your behalf for a lower or nil TDS certificate, freeing up more funds immediately.Reinvestment Exemption Strategy (Sec. 54, 54EC, 54F)
We help you legally minimize or even eliminate capital gains tax by structuring reinvestment of your sale proceeds into:Another residential property (Section 54/54F), or
Specified capital gains bonds (Section 54EC).
Selling my ancestral property in India while living in Canada was a nightmare waiting to happen. I was worried about the capital gains tax and the 20% TDS. The team handled everything. They calculated the exact capital gains, applied for a lower TDS certificate which saved me a huge upfront tax payment, and guided me on reinvesting the proceeds under Section 54EC to legally eliminate the tax. It was incredibly smooth.
Every year, filing my Indian taxes was a scramble. I wasn't sure what income was taxable or how to claim DTAA benefits. Now, it's completely hands-off. They proactively collect my documents, ensure I get full credit for taxes paid in the UK, and file my return on time. I no longer dread the July 31st deadline.
Frequently Asked Questions
If you sell property within 2 years of purchase, the gain is short-term and taxed at your income slab rate. After 2 years, it becomes long-term and is taxed at 20% with indexation benefits to adjust for inflation.
Yes. By applying to the Income Tax Department for a lower or nil TDS certificate, we can help ensure only the actual tax payable is deducted—improving your immediate cash flow.
You can reinvest in:
Another residential property in India (under Sec. 54 or 54F), or
Specified 54EC capital gains bonds.
We help structure these investments to fully comply with tax rules.
No. We handle the entire process end-to-end remotely, including documentation, tax filings, and applications for lower TDS certificates.
NRI Property Sale, Capital Gains & Repatriation
Selling Indian property as an NRI – TDS deduction, capital gains computation, Section 54/54F/54EC exemptions, lower deduction certificate, and FEMA-compliant repatriation of net proceeds.
By CA Vijay R Singh, FCA
ICAI Membership No. 153926 | FRN 136869W | Practising since 2013
Quick Summary
Selling an Indian property as an NRI involves three sequential workstreams usually handled by three different professionals – the lawyer for conveyance, the CA for tax and TDS, and the banker for repatriation. We handle the tax and repatriation legs as a single engagement so the sale closes with net proceeds reaching your overseas account cleanly.
Strategic Fit: Is this right for you?
Selling Property
NRIs selling residential or commercial property in India.
Inherited Property
Different cost basis, indexation rules apply (Sec 49(1)).
Joint Ownership
Mixed-residency complications (NRI + resident family co-owners).
Section 54 Reinvestment
Reinvesting sale proceeds in another Indian residential property.
Section 54EC Bonds
Reinvesting up to Rs 50 lakh per FY in specified bonds.
Repatriation Need
Moving net proceeds to resident country.
Final Deliverables Checklist
Everything you receive at the end of the engagement.
- Capital gains computation memo with multiple scenarios
- Section 197 lower deduction certificate application
- Sale deed tax-clause review
- Form 26QB filing by buyer + Form 16B verification
- Section 54/54F/54EC reinvestment structuring
- CGAS bridge deposit advisory
- Form 15CB CA certificate with UDIN
- ITR with capital gains schedule
- Repatriation pack archived
UNDERSTANDING THE FOUR STAGES
Pre-Sale TDS Rate
Sec 195 TDS default: 12.5% (LTCG)/20%/30% + S&C on GROSS consideration. Sec 197 Lower Deduction Certificate reduces this to actual tax on actual gain.
Capital Gains + Reinvestment
Sec 48: Sale – Indexed Cost – Improvement – Transfer Expenses. Sec 54/54F/54EC exemptions. CGAS bridge if reinvestment is in next FY.
Repatriation via 15CA/15CB
Net proceeds to NRO. Repatriation up to USD 1 mn/FY via Form 15CA+15CB, AD Bank coordination. FEMA-compliant.
The Engagement Lifecycle
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Transparent Pricing Structure
Statutory & Third-Party Costs – pass-through, NOT our fees
These are paid directly to government departments, certifying authorities, and banks. They are not VRS professional fees.
- Form 26QB filing fee: nil (buyer's TDS payment obligation)
- Sec 197 lower deduction certificate application: nil government fee
- Form 15CA/15CB filing: nil (only UDIN generation by CA)
- Sec 54EC bonds: government-issued (NHAI / REC/PFC/IRFC) at face value, no premium
- CGAS deposit at scheduled bank: nil (deposit only, no charge)
Engagement & Fees
We handle NRI property transactions end-to-end — capital-gains computation, Section 195 TDS and lower-deduction certificates under Section 197, and repatriation of sale proceeds — mapped to your facts during an initial scoping call.
Fees are confirmed per engagement after the scoping call, based on the scope and complexity involved. You receive a clear, written quote before any work begins — no hidden charges.
Quoted per Engagement
The final quote depends on the scope, volume, and statutory complexity of your specific engagement.
Frequently Asked Questions
The buyer is deducting 23% TDS on the entire sale value. Can this be reduced?
Yes – apply for Section 197 Lower Deduction Certificate before closing. Specifies a lower TDS rate (typically equal to actual tax on actual gain). 8-12 weeks – start 3 months before target closing.
I inherited the property from my father in 2010. He bought it in 1985 for Rs 5 lakh. What is my cost?
Cost is what your father paid OR you can elect FMV as on 01-Apr-2001 (grandfathering). Period of holding includes father’s from 1985 – squarely long-term.
I want to reinvest sale proceeds in property in Dubai. Will Section 54 apply?
No. Section 54 requires reinvestment in residential house in India. For abroad, only Sec 54EC bonds (up to Rs 50 lakh/FY) provides Indian exemption.
The property is in joint names with my brother (resident). Whose TDS applies?
Each co-owner taxed and TDS-deducted separately on their share. For your share – Sec 195. For brother – Sec 194-IA at 1% on consideration > Rs 50 lakh. Buyer splits TDS.
How long does Section 197 certificate take?
Realistically 8-12 weeks from application to certificate. Plan 3-4 months before closing so the certificate is in hand when the buyer wires payment.
Can I repatriate the full sale proceeds in one shot?
Up to USD 1 million per FY from NRO account is permitted – sale of Indian assets is a permitted category. For sale proceeds exceeding this, split across multiple FYs.