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Estimate TDS on your NRI property sale in seconds — LTCG/STCG rate, surcharge, cess, and net payout, updated for FY 2026-27.
Selling property in India as an NRI comes with one unavoidable step: the buyer must deduct TDS before you receive a single rupee. This NRI property sale TDS calculator (Section 195) tells you exactly how much will be deducted, so there are no surprises at the registrar's office.
This tool estimates the TDS a buyer must deduct when purchasing property from an NRI seller, and gives a quick read on the seller's likely capital gains tax on property once the deal closes. It's built for NRIs and OCIs selling property in India, the resident buyers who are legally responsible for deducting and depositing this TDS, and CAs and tax consultants who need a quick second check before advising a client. Enter the sale value, purchase cost, and holding period, and the calculator works out the applicable rate, surcharge, cess, and the net amount the seller will actually receive — plus a rough sense of how far off that is from a Lower Deduction Certificate rate, if one applies.
For any property transaction closing on or after 1 April 2026, the TDS obligation that used to sit under Section 195 of the old Act now falls under Section 393(2) of the Income-tax Act, 2025 (Table Sl. No. 17). The rate structure itself hasn't changed — only the section number has.
If holding period > 24 months (Long-Term Capital Gain):
TDS = Sale Value × 12.5% × (1 + Surcharge%) × (1 + 4% Cess)
(Surcharge on LTCG under Section 112 is capped at 15%, however high the income)
If holding period ≤ 24 months (Short-Term Capital Gain):
TDS = Sale Value × Applicable Slab Rate × (1 + Surcharge%) × (1 + 4% Cess)
(Surcharge here follows the normal slab: 10%/15%/25%/37%)TDS is deducted on the full sale consideration, not just the profit — unless the seller holds a valid Lower or Nil Deduction Certificate under Section 197.
Rajesh, an NRI in Dubai, bought a flat in Pune in March 2019 for ₹45,00,000. He sells it in July 2026 for ₹95,00,000. His total taxable income in India, including this gain, is ₹60,00,000.
This is a routine outcome for long-term capital gains NRI sellers face: TDS deducted upfront is almost always higher than the actual tax owed, because it's calculated on the full sale value, not the gain. Rajesh can apply for a Lower Deduction Certificate before the sale if his actual tax liability works out lower than this TDS, or claim the excess as a refund by filing his ITR afterward.
From 1 April 2026, Section 195 TDS on payments to non-residents — including NRI property sales — is governed by Section 393(2) of the Income-tax Act, 2025. The Income Tax Department has confirmed this is a structural renumbering, not a rate change. Buyers reportedly still need a TAN to deposit this TDS; individual and HUF buyers can only switch to a simpler PAN-based challan process from 1 October 2026 onward, per the TDS rate chart for FY 2026-27. [VERIFY] — this TAN transition date isn't confirmed on incometax.gov.in itself in our sources; check the current status before relying on it. Any sale that closed on or before 31 March 2026 still runs on the old Section 195 rules.
No. Since 23 July 2024, long-term capital gains TDS is 12.5% without indexation, plus surcharge and cess. It's a common misconception carried over from the older rule.
Only if the NRI seller provides a valid Lower or Nil Deduction Certificate under Section 197. Without it, TDS applies to the entire sale consideration.
It's treated as a short-term capital gain and TDS applies at the seller's applicable income-tax slab rate, not the flat 12.5%.
No. It only renumbers Section 195 to Section 393(2) from 1 April 2026. The rates and computation remain the same.
Yes. The seller must file an ITR in India to claim any excess TDS as a refund, or apply for a Lower Deduction Certificate beforehand to avoid over-deduction.
Reportedly yes, for now. Individual and HUF buyers may move to a simpler PAN-based process from 1 October 2026 onward — confirm current status before relying on this.
Calculations verified by our team including CA Anita Patil. View our full accuracy policy and meet the team →
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