By CA Surekha Ahuja
FY 2026–27 brings major procedural and compliance changes for buyers purchasing property from NRIs in India, including PAN-based TDS simplification from 1 October 2026 and revised compliance forms under the Income Tax Act, 2025.
This guide explains the complete tax, TDS, DTAA, repatriation and compliance framework applicable to property purchases from NRI sellers in India during FY 2026–27.
Key Change in FY 2026–27
1 April 2026 – 30 September 2026
- Buyer generally required to obtain TAN
- TDS governed by Section 393(2)(a)
From 1 October 2026
- PAN-based simplified TDS mechanism introduced
- No TAN requirement in eligible cases
- Section 393(2)(b)
Old vs New Section Mapping
| Income Tax Act, 1961 | Income Tax Act, 2025 | Purpose |
|---|---|---|
| Section 194-IA | Section 394 | Resident property TDS |
| Section 195 | Section 393(2) | TDS on payments to NRIs |
| Section 195(8A) | Section 393(2)(b) | PAN-based simplified TDS |
| Section 206AA | Section 402 | Higher TDS for no PAN |
| Section 197 | Section 395 | Lower/nil deduction certificate |
| Form 13 | Form 128 | Lower/nil TDS application |
| Form 15CA | Form 145 | Foreign remittance declaration |
| Form 15CB | Form 146 | CA remittance certificate |
| Form 26AS | Form 168 | Tax credit statement |
| Form 16A | Form 131 | TDS certificate |
| Form 27Q | Form 144 | NRI TDS return |
| Section 54 | Section 123 | Residential reinvestment exemption |
| Section 54F | Section 124 | LTCG reinvestment into residential house |
| Section 54EC | Section 125 | Investment in specified bonds |
Correct Tax, TDS & Surcharge Rates – FY 2026–27
| Category | Final Tax Rate | Practical TDS Rate* |
|---|---|---|
| LTCG (holding ≥24 months) | 12.5% + surcharge + 4% cess | 12.5% + surcharge + 4% cess |
| STCG (holding <24 months) | Slab rates | Generally 30% + surcharge + 4% cess |
*Subject to lower/nil deduction certificate under Section 395.
Correct Surcharge Position for Property LTCG
LTCG Taxable Under Section 112
| Total Income | Applicable Surcharge |
|---|---|
| ₹50 lakh – ₹1 crore | 10% |
| ₹1 crore – ₹2 crore | 15% |
| Above ₹2 crore | 15% cap continues |
Cess: 4% on tax plus surcharge.
Enhanced surcharge rates of 25% and 37% do not apply to LTCG taxable under Section 112. Effective surcharge on such gains remains capped at 15%.
Most Important Rule
In NRI property transactions, TDS is generally deducted on the full sale consideration unless the seller obtains a lower deduction certificate.
Although tax is legally deductible on the sum chargeable to tax, buyers commonly deduct on gross consideration to avoid exposure and litigation risk.
Essential Due Diligence Before Purchase
Before payment or registration, verify:
- Encumbrance Certificate
- Complete title chain
- Mutation records
- Seller PAN
- Passport / OCI / PIO documents
- Tax Residency Certificate (TRC)
- Form 10F in DTAA cases
Maintain:
- Agreements
- TDS records
- Bank trail
- Capital gains computation
- Registration documents
for at least 7 years.
Most Important Tax Planning Tool
Section 395 – Form 128
Lower/Nil TDS Certificate.
Why It Matters
Without Form 128:
- TDS may substantially exceed actual capital gains liability
- Seller refund may remain blocked for months
With Form 128:
- TDS aligns closer to actual taxable gains
- Significant cash-flow relief possible
Best Practice
Apply 45–60 days before registration.
TDS Compliance – Before 1 October 2026
Buyer generally must:
- Obtain TAN through Form 49B
- Deposit TDS through ITNS 281
- File TDS return in Form 144
- Issue TDS certificate in Form 131
TDS Compliance – From 1 October 2026
Simplified PAN-based process expected:
- No TAN requirement in eligible cases
- PAN-based compliance
- Challan-cum-statement mechanism
- Simplified certificate generation
Capital Gains Exemptions – FY 2026–27
| New Section | Earlier Section | Benefit | Limit |
|---|---|---|---|
| Section 123 | Section 54 | Residential reinvestment | ₹10 crore |
| Section 124 | Section 54F | LTCG reinvestment into residential house | ₹10 crore |
| Section 125 | Section 54EC | NHAI / REC bonds | ₹50 lakh |
DTAA Position – No Direct TDS Relief
India generally retains taxation rights over immovable property situated in India.
Therefore:
- TDS continues to apply in India
- DTAA usually provides foreign tax credit relief later in country of residence
Repatriation Rules
NRI sellers may generally repatriate:
Up to USD 1 million per financial year
subject to:
- Payment of taxes
- FEMA compliance
- Form 145 / Form 146 compliance
- Banking documentation
Key Compliance Risks
| Issue | Consequence |
|---|---|
| Delay in TDS deduction | Interest liability |
| Delay in TDS deposit | Interest + penalty |
| Short deduction | Buyer may be treated as assessee in default |
| No/invalid PAN | Higher TDS exposure |
| Incorrect filings | Penalty exposure |
Interest under Section 401(1A):
- 1% per month for non-deduction
- 1.5% per month for delayed deposit
Final Takeaways
- PAN verification should happen first
- Form 128 is the single most important tax planning tool
- Post-1 October 2026 transactions are procedurally simpler
- LTCG surcharge on property gains is effectively capped at 15%
- DTAA does not remove Indian TDS
- Maintain complete tax and TDS documentation
- High-value transactions should always be CA-reviewed before payment
Final Practical Strategy
Form 128 filed early + PAN verified upfront + post-1 October 2026 execution (where feasible) = the most efficient structure for buying property from an NRI in India during FY 2026–27.
