{"id":1176,"date":"2025-03-12T17:58:22","date_gmt":"2025-03-12T13:28:22","guid":{"rendered":"https:\/\/caalokkumar.com\/my-writing\/?p=1176"},"modified":"2025-03-12T18:00:19","modified_gmt":"2025-03-12T13:30:19","slug":"why-nris-face-high-tds-on-property-sales-how-to-reduce-it-legally","status":"publish","type":"post","link":"https:\/\/caalokkumar.com\/my-writing\/why-nris-face-high-tds-on-property-sales-how-to-reduce-it-legally\/","title":{"rendered":"Why NRIs Face High TDS on Property Sales &amp; How to Reduce It Legally"},"content":{"rendered":"\n<ul class=\"wp-block-list\">\n<li><strong>A Complete Guide to Obtaining a Lower TDS Certificate for NRIs Selling Property in Delhi<\/strong><\/li>\n<\/ul>\n\n\n\n<p>Selling immovable property in India as a Non-Resident Indian (NRI) can be a complex financial transaction, especially with the mandatory&nbsp;<strong>Tax Deducted at Source (TDS) of 20%\u201323.92%<\/strong>&nbsp;under&nbsp;<strong>Section 195<\/strong>&nbsp;of the&nbsp;<strong>Income Tax Act, 1961<\/strong>. However, in most cases, an NRI\u2019s actual tax liability is significantly lower than the TDS amount, leading to cash flow challenges.<\/p>\n\n\n\n<p>To prevent excess tax deductions, NRIs can apply for a&nbsp;<strong>Lower TDS Certificate under Section 197<\/strong>, which allows TDS deduction at a reduced rate based on actual capital gains. This guide explains the eligibility criteria, step-by-step application process, required documentation, and timelines to help you secure a Lower TDS Certificate seamlessly.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Understanding the Legal Basis<\/strong> &#8211; <strong>Applicability of Section 197<\/strong><\/h2>\n\n\n\n<p>Section 197 permits NRIs to apply for a&nbsp;<strong><a href=\"http:\/\/caalokkumar.com\">Lower or Nil TDS Certificate<\/a><\/strong>&nbsp;when their actual&nbsp;<strong>capital gains tax liability<\/strong>&nbsp;is lower than the prescribed TDS rate. This certificate:<\/p>\n\n\n\n<p>\u2705&nbsp;<strong>Is transaction-specific<\/strong>&nbsp;(applies only to the specific sale transaction mentioned in the application).<br>\u2705&nbsp;<strong>Is valid for the financial year in which it is issued<\/strong>&nbsp;(expires on March 31).<br>\u2705&nbsp;<strong>Must be obtained before the property sale is completed<\/strong>&nbsp;to ensure the buyer deducts TDS at the lower rate.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Who Can Apply?<\/strong><\/h3>\n\n\n\n<p><strong>Property Type:<\/strong>&nbsp;Both residential and commercial properties in Delhi are covered.<\/p>\n\n\n\n<p><strong>Capital Gains Taxation:<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Long-Term Capital Gains (LTCG):<\/strong>&nbsp;Property held for more than 24 months is taxed at&nbsp;<strong>12.5% (without indexation)<\/strong>&nbsp;or&nbsp;<strong>20.8%\u201323.92% (with surcharge and cess).<\/strong><\/li>\n\n\n\n<li><strong>Short-Term Capital Gains (STCG):<\/strong>&nbsp;Property held for less than 24 months is taxed as per&nbsp;<strong>income slab rates<\/strong>(ranging from 5% to 30%).<\/li>\n<\/ul>\n\n\n\n<p><strong>Tax Liability Condition:<\/strong><br>To qualify, the NRI must demonstrate that their actual tax liability (after considering exemptions such as&nbsp;<strong>Section 54\/54EC reinvestments<\/strong>) is lower than the standard TDS rate of 20%\u201323.92%.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Step-by-Step Process to Obtain a Lower TDS Certificate<\/strong><\/h2>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Step 1: Register on the TRACES Portal<\/strong><\/h3>\n\n\n\n<p>\u2705&nbsp;<strong>Create an account<\/strong>&nbsp;on the&nbsp;<a href=\"https:\/\/www.tdscpc.gov.in\/\">TRACES portal<\/a>&nbsp;using your&nbsp;<strong>PAN and passport details<\/strong>.<br>\u2705 NRIs must apply through the dedicated&nbsp;<strong>NRI services portal<\/strong>:&nbsp;<a href=\"https:\/\/www.nriservices.tdscpc.gov.in\/\">www.nriservices.tdscpc.gov.in<\/a>.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Step 2: File Form 13<\/strong><\/h3>\n\n\n\n<p>Form 13 is the official request form for a Lower TDS Certificate. When filing:<\/p>\n\n\n\n<p>\u2705&nbsp;<strong>Select Section 195<\/strong>&nbsp;(specific for property sales by NRIs).<br>\u2705&nbsp;<strong>Enter transaction details:<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Property address, circle rate, and sale value.<\/strong><\/li>\n\n\n\n<li><strong>Buyer\u2019s PAN and TAN<\/strong>&nbsp;(essential for processing).<br>\u2705&nbsp;<strong>Compute tax liability:<\/strong><\/li>\n\n\n\n<li>Declare&nbsp;<strong>estimated capital gains<\/strong>&nbsp;after applying exemptions (e.g.,&nbsp;<strong>investment in bonds under Section 54EC<\/strong>).<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Step 3: Submit Supporting Documents<\/strong><\/h3>\n\n\n\n<h4 class=\"wp-block-heading\"><strong>Mandatory Attachments<\/strong><\/h4>\n\n\n\n<p>\ud83d\udccc&nbsp;<strong>Property Documents:<\/strong>&nbsp;Sale agreement, title deed, and circle rate valuation.<br>\ud83d\udccc&nbsp;<strong>Identity Proof:<\/strong>&nbsp;PAN, passport, and&nbsp;<strong>Tax Residency Certificate (TRC)<\/strong>&nbsp;(if claiming DTAA benefits).<br>\ud83d\udccc&nbsp;<strong>Capital Gains Computation:<\/strong>&nbsp;Indexed cost of acquisition and exemption details.<br>\ud83d\udccc&nbsp;<strong>Financial Records:<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Last&nbsp;<strong>6 months&#8217; bank statements<\/strong>.<\/li>\n\n\n\n<li><strong>Proof of reinvestment<\/strong>&nbsp;(if claiming exemption under Section 54\/54EC).<br>\ud83d\udccc&nbsp;<strong>Buyer\u2019s TAN:<\/strong>&nbsp;Obtain from the buyer via&nbsp;<strong>Form 49B<\/strong>.<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Step 4: Authenticate and Submit Application<\/strong><\/h3>\n\n\n\n<p>\u2705&nbsp;<strong>Use a digital signature<\/strong>&nbsp;(physical submissions are not accepted).<br>\u2705 Once submitted, the application moves to the&nbsp;<strong>Assessing Officer (AO)<\/strong>&nbsp;for verification.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Processing Timelines and Expected Delays<\/strong><\/h2>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Standard Timeline<\/strong><\/h3>\n\n\n\n<p>\u23f3&nbsp;<strong>Government mandate:<\/strong>&nbsp;<strong>30 days from the end of the submission month.<\/strong><br>\u23f3&nbsp;<strong>Realistic timeline:<\/strong>&nbsp;<strong>3\u20136 weeks<\/strong>, depending on the Assessing Officer\u2019s workload.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Common Causes of Delay<\/strong><\/h3>\n\n\n\n<p>\ud83d\udeab&nbsp;<strong>Incomplete Documentation:<\/strong>&nbsp;Missing&nbsp;<strong>buyer\u2019s TAN or unverified indemnity bonds<\/strong>&nbsp;(accounts for 30% of rejections).<br>\ud83d\udeab&nbsp;<strong>Ownership Disputes:<\/strong>&nbsp;Unclear title deeds or pending litigation.<br>\ud83d\udeab&nbsp;<strong>Reinvestment Proof Issues:<\/strong>&nbsp;Delayed submission of&nbsp;<strong>bond purchase receipts or new property registration papers<\/strong>.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Post-Issuance Compliance: What to Do After Receiving the Certificate<\/strong><\/h2>\n\n\n\n<p>\u2705&nbsp;<strong>Provide the certificate to the buyer<\/strong>&nbsp;so they deduct TDS at the approved lower rate.<br>\u2705&nbsp;<strong>Ensure correct TDS deduction<\/strong>\u2014if the sale value exceeds the declared amount,&nbsp;<strong>standard TDS rates<\/strong>&nbsp;will apply to the surplus.<br>\u2705&nbsp;<strong>Remember the validity period:<\/strong>&nbsp;The certificate&nbsp;<strong>expires on March 31<\/strong>&nbsp;of the financial year and&nbsp;<strong>must be renewed for new transactions.<\/strong><\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Case Study: NRI Selling Property in South Delhi<\/strong><\/h2>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Scenario<\/strong><\/h3>\n\n\n\n<p>\ud83c\udfe1&nbsp;<strong>Property Value:<\/strong>&nbsp;\u20b93.2 crore (held for 5 years).<br>\ud83d\udcb0&nbsp;<strong>Cost of Acquisition:<\/strong>&nbsp;\u20b91.1 crore (<strong>Indexed Cost:<\/strong>&nbsp;\u20b92.4 crore).<br>\ud83d\udcc8&nbsp;<strong>LTCG Calculation:<\/strong>&nbsp;\u20b93.2 crore \u2013 \u20b92.4 crore = \u20b90.8 crore.<br>\ud83e\uddfe&nbsp;<strong>Tax Liability:<\/strong>&nbsp;<strong>12.5% (\u20b910 lakh) vs. TDS of 23.92% (\u20b976.54 lakh).<\/strong><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Outcome<\/strong><\/h3>\n\n\n\n<p>\u2705&nbsp;<strong>Lower TDS Certificate issued at 3.5%,<\/strong>&nbsp;reducing TDS deduction from \u20b976.54 lakh to \u20b910 lakh.<br>\u2705&nbsp;<strong>Application Timeline:<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Applied on January 5, 2025.<\/strong><\/li>\n\n\n\n<li><strong>Certificate issued on February 20, 2025 (took 45 days).<\/strong><\/li>\n<\/ul>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Challenges and Solutions in Obtaining a Lower TDS Certificate<\/strong><\/h2>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Common Rejection Reasons &amp; How to Avoid Them<\/strong><\/h3>\n\n\n\n<p>\u274c&nbsp;<strong>Mismatched Buyer TAN:<\/strong>&nbsp;Cross-check with the buyer\u2019s&nbsp;<strong>Form 26AS<\/strong>&nbsp;before submitting.<br>\u274c&nbsp;<strong>Unsubstantiated Reinvestment Claims:<\/strong>&nbsp;Submit&nbsp;<strong>bond subscription receipts or new property registration papers<\/strong>on time.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Legal Remedies for Rejections<\/strong><\/h3>\n\n\n\n<p>\ud83d\udcdc If the&nbsp;<strong>Assessing Officer (AO) rejects the application unfairly,<\/strong>&nbsp;NRIs can file a&nbsp;<strong>writ petition under Article 226<\/strong>&nbsp;in the&nbsp;<strong>Delhi High Court<\/strong>&nbsp;for redressal.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Recent Updates for FY 2024\u201325<\/strong><\/h2>\n\n\n\n<p>\ud83d\udce2&nbsp;<strong>TDS Aggregation Rule:<\/strong>&nbsp;Buyers purchasing multiple properties from the same seller must&nbsp;<strong>aggregate payments<\/strong>, affecting TDS computation.<br>\ud83d\udce2&nbsp;<strong>Mandatory Digital Submissions:<\/strong>&nbsp;Physical applications are&nbsp;<strong>not accepted since October 2024<\/strong>\u2014only digital applications via the TRACES portal are valid.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Final Thoughts<\/strong><\/h2>\n\n\n\n<p>Securing a&nbsp;<strong>Lower TDS Certificate<\/strong>&nbsp;is crucial for NRIs selling property in Delhi to&nbsp;<strong>avoid excessive tax deductions and improve cash flow<\/strong>. The process requires&nbsp;<strong>meticulous documentation, buyer details (PAN\/TAN), and accurate capital gains computation.<\/strong><\/p>\n\n\n\n<p>Since the process involves various technicalities,&nbsp;<strong>engaging a professional <\/strong>specializing in&nbsp;<strong>NRI taxation<\/strong>&nbsp; can significantly streamline compliance, reduce rejection risks, and ensure a smooth property sale.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>\ud83d\udcde Call @ +91-8750051665&nbsp;<strong>Need assistance with obtaining a Lower TDS Certificate?<\/strong><br>\ud83d\udce9&nbsp;<strong>Contact us today at&nbsp;<a href=\"https:\/\/www.caalokkumar.com\/\">www.caalokkumar.com<\/a>&nbsp;for expert guidance and hassle-free processing!<\/strong><\/p>\n<\/blockquote>\n\n\n\n<p><\/p>\n\n\n\n<div class=\"wp-block-group alignfull\"><div class=\"wp-block-group__inner-container is-layout-flow wp-block-group-is-layout-flow\">\n<div class=\"wp-block-group alignfull has-mono-4-background-color has-background\" style=\"padding-top:var(--wp--preset--spacing--superbspacing-xxlarge);padding-right:var(--wp--preset--spacing--superbspacing-small);padding-bottom:120px;padding-left:var(--wp--preset--spacing--superbspacing-small)\"><div class=\"wp-block-group__inner-container is-layout-constrained wp-container-core-group-is-layout-8b950f18 wp-block-group-is-layout-constrained\">\n<div class=\"wp-block-group alignwide is-vertical is-content-justification-center is-layout-flex wp-container-core-group-is-layout-6a200439 wp-block-group-is-layout-flex\">\n<h4 class=\"wp-block-heading has-text-align-center has-primary-color has-text-color has-superbfont-xxsmall-font-size\" style=\"font-style:normal;font-weight:700;letter-spacing:5px;text-transform:uppercase\">\ud83d\udcde Call @ +91-8750051665,9266242424<\/h4>\n\n\n\n<h2 class=\"wp-block-heading has-text-align-center has-contrast-color has-text-color has-superbfont-xlarge-font-size\"><strong>Need assistance with obtaining a Lower TDS Certificate in Delhi?<\/strong><\/h2>\n\n\n\n<p class=\"has-text-align-center has-secondary-color has-text-color has-superbfont-medium-font-size\">Since the process involves various technicalities,&nbsp;<strong>engaging a professional <\/strong>specializing in&nbsp;<strong>NRI taxation<\/strong>&nbsp; can significantly streamline compliance, reduce rejection risks, and ensure a smooth property sale. <strong>Contact us today at&nbsp;<a href=\"https:\/\/www.caalokkumar.com\/\">www.caalokkumar.com<\/a>&nbsp;for expert guidance and hassle-free processing!<\/strong><\/p>\n<\/div>\n\n\n\n<div class=\"wp-block-buttons alignwide is-content-justification-center is-layout-flex wp-container-core-buttons-is-layout-3bc765ea wp-block-buttons-is-layout-flex\">\n<div class=\"wp-block-button has-custom-font-size is-style-outline has-superbfont-small-font-size is-style-outline--1\"><a class=\"wp-block-button__link has-text-align-center wp-element-button\"><strong>Contact us today<\/strong><span style=\"font-weight: 600; font-size: 1.125em;\">&nbsp;for expert guidance and hassle-free processing!<\/span><\/a><\/div>\n\n\n\n<div class=\"wp-block-button has-custom-font-size has-superbfont-small-font-size\"><a class=\"wp-block-button__link has-text-align-center wp-element-button\">\ud83d\udcde  +91-8750051665, 9266242424 Email <strong><span style=\"text-decoration: underline;\">ca.aloknandan@icloud.com<\/span><\/strong><\/a><\/div>\n<\/div>\n<\/div><\/div>\n<\/div><\/div>\n\n\n\n<p><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Selling immovable property in India as a Non-Resident Indian (NRI) can be a complex financial transaction, especially with the mandatory&nbsp;Tax Deducted at Source (TDS) of 20%\u201323.92%&nbsp;under&nbsp;Section 195&nbsp;of the&nbsp;Income Tax Act,&#8230;<\/p>\n","protected":false},"author":1,"featured_media":1177,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[767,769,459,768],"tags":[771,772,770],"class_list":["post-1176","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-lower-tds-certificate","category-nri-tds-lower-deduction","category-tds-credits","category-tds-deduction-certificate","tag-lower-tds-certificate","tag-lower-tds-certificate-for-nri","tag-tds-on-sale-of-property"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.0 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Why NRIs Face High TDS on Property Sales &amp; How to Reduce It Legally - CA ALOK KUMAR<\/title>\n<meta name=\"description\" content=\"Securing a\u00a0Lower TDS Certificate\u00a0is crucial for NRIs selling property in Delhi to\u00a0avoid excessive tax deductions and improve cash flow. 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