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C.A. · Registered Migration Agent (MARN: 1803385)

Kompass Global Advisory — Immigration · Global Mobility · International Advisory

NRI property sale

Selling property in India as an NRI, without the tax surprises

Reviewed October 2026 by Sumit Kumar, Chartered Accountant

When an NRI sells property in India, the buyer is required to withhold tax on the whole sale value, not just on the gain. Many sellers discover this at the registrar's office. Planned early, the withholding can be reduced, the gain can be computed correctly, and the proceeds can be moved abroad cleanly.

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Who this is for

Is this your situation?

  • You live abroad and own a flat, house, plot or inherited property in India you plan to sell.
  • A buyer has offered and you want to know what will actually reach your account.
  • You hold a power of attorney arrangement and want the sale to be handled correctly from abroad.
  • You want to reinvest the gain or move the money to your country of residence.

Common mistakes

Where people go wrong

  • Agreeing a price before understanding the withholding. The buyer deducts tax on the full consideration unless a lower-deduction certificate is in place.
  • Ignoring indexation and holding-period rules when computing the gain, which changes the tax materially.
  • Selling first and asking about repatriation later. The paperwork for remitting proceeds should be ready before completion.
  • Forgetting the tax position in your host country. The same gain may be reported there, and credit for Indian tax has to be claimed correctly.

What we handle

What we take off your plate

One accountant who is also a registered migration agent, so your tax, your residency and your move are looked at together.

  • 01

    Gain computation

    Purchase cost, improvements, holding period and the applicable method, worked out and documented.

  • 02

    Lower-deduction certificate

    We apply so the buyer withholds on the actual gain rather than the whole sale value.

  • 03

    Buyer coordination

    Clear instructions for the buyer on what to deduct, deposit and certify.

  • 04

    Remittance paperwork

    Form 15CA and 15CB, bank documentation and a clean route for the proceeds.

  • 05

    Return and host-country credit

    Your Indian return, and the foreign tax credit position where you live.

How it works

What happens, step by step

Everything is done online, so where you live makes no difference. We work with clients across many countries.

  1. Step 1

    Review before you commit

    We look at the deed, holding period and likely tax so you can negotiate with full information.

  2. Step 2

    Certificate and structure

    We apply for the lower-deduction certificate and agree how the buyer will pay.

  3. Step 3

    Completion and withholding

    We guide the buyer through deduction, deposit and the certificate they must give you.

  4. Step 4

    Remittance

    Documentation prepared and the proceeds sent abroad through your bank.

  5. Step 5

    Returns

    Capital gains reported in India and, where needed, in your country of residence.

Documents

What to have ready

Not everything is needed on day one. Send what you have and we will tell you what is missing.

  • Sale agreement or draft, and title documents
  • Original purchase deed and proof of improvement costs
  • PAN, passport and overseas address proof
  • NRO account details for receiving proceeds
  • Buyer's PAN and details of any loan on the property

Why a Chartered Accountant who is also a migration agent

Tax residency and immigration status affect each other. A move, a visa or a return date can change what India taxes. Sumit Kumar is a Chartered Accountant and a Registered Migration Agent (MARN 1803385) who has lived as a migrant himself, so both sides are considered in one conversation.

Enquiry

Tell us where you stand

Where you live, what you own in India and what you want to achieve. That is enough to begin.

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Prefer a set time? Book a consultation · Mon–Sat, 10am–7pm IST

The more context you give, the more useful the first conversation will be.

FAQs

Questions we get asked

Why does the buyer deduct tax on the full sale price?
For a non-resident seller the buyer must withhold on the sale consideration, not on the profit. A lower-deduction certificate lets that be reduced to the tax actually due on the gain.
Do I have to be in India to sell?
No. With a properly drawn power of attorney and the right documents, a sale can be completed while you stay abroad. We help structure this so it is accepted by the registrar and the banks.
Can I reinvest to reduce the tax?
Certain reinvestments can reduce or defer capital gains tax, subject to conditions. Whether they suit you depends on the property, the holding period and your plans. We assess this before the sale.
How soon can the money be sent abroad?
Once the tax position is settled and the remittance documents are certified, the bank can process the transfer. Preparing early avoids the delay most sellers experience.
Will I be taxed twice on the same gain?
Possibly in both countries, but credit for Indian tax is normally available where you live. The treaty between India and your country decides how.

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