Property Sale Advisory · Panaji, Goa
End-to-end property sale tax advisory in Goa — pre-sale planning, TDS coordination, NRI lower deduction certificates, reinvestment exemptions, FEMA repatriation, and ITR filing by qualified Chartered Accountants.
Overview
Goa's property market attracts buyers from across India and abroad. Whether you are a Goan resident selling an ancestral flat, an NRI liquidating a holiday home, or a developer transferring commercial property, the tax and regulatory steps are complex — and the cost of errors is high.
A 30% TDS deduction on an NRI seller's gross proceeds can lock up lakhs for months while a refund is awaited. A Section 50C circle rate issue can inflate your capital gain well beyond the actual profit. A missed Section 54 reinvestment deadline forfeits the exemption entirely. Our advisory service covers every one of these risks, end-to-end. See also our reinvestment exemptions guide and 15CA-15CB filing service for related requirements.
Our advisory scope
One practice handles the entire property sale cycle — no juggling between advisors.
Talk to our CA →Computing the expected capital gain, comparing indexation vs flat-rate options (Budget 2024), checking circle rate against agreed price (Section 50C), and identifying all exemptions before the agreement is signed.
Filing Form 13 application online for a certificate restricting TDS to actual capital gains tax liability rather than 20-30% of gross proceeds. Applied 6-8 weeks before registration; we handle the filing, tracking, and departmental queries.
Advising the buyer on the correct TDS rate (1% for resident sellers, 20-30% for NRI sellers), Form 26QB or Form 27Q filing, and issue of Form 16B to the seller for ITR credit.
Identifying the optimal reinvestment route, opening a Capital Gains Account Scheme deposit before the ITR deadline, and monitoring the reinvestment timeline to preserve the exemption.
Certifying the source of remittable funds via Form 15CB, filing Form 15CA online, and advising on the USD 1 million NRO annual limit and NRE/FCNR full-repatriation entitlement for qualifying properties.
Preparing and filing ITR-2 with Schedule CG showing the full computation, TDS credits, exemptions claimed, and net taxable capital gain — scrutiny-ready, with documentation retained.
Our process
Review documents, compute expected tax, identify exemptions, and flag any circle rate or TDS issues before the agreement is signed.
File Form 13 for NRI lower TDS certificate; advise buyer on 194-IA or 195 TDS; coordinate deposit and Form 16B/27Q.
Execute reinvestment plan; open CGAS deposit if needed; track 2-year and 3-year reinvestment deadlines.
File ITR with Schedule CG and TDS credits; certify Form 15CB; file Form 15CA; coordinate bank repatriation for NRIs.
Frequently asked questions
A pre-sale review can save significant tax by comparing indexation vs flat-rate options, identifying reinvestment exemptions before the sale deed is signed, checking the agreed price against the circle rate to avoid Section 50C issues, and coordinating TDS correctly to prevent buyer penalties and seller refund delays. An informed seller also knows exactly how much net cash they will receive after tax — eliminating post-registration surprises.
Section 195 requires the buyer to deduct TDS at 20-30% (plus surcharge and cess) on the gross sale price when buying from an NRI — not just on the net capital gain. For a ₹1 crore property, this can mean ₹20-25 lakh blocked upfront regardless of actual tax liability. A Form 13 lower TDS certificate restricts deduction to actual net capital gains tax (after indexation and exemptions). We file, track, and follow up on the application, which should be initiated 6-8 weeks before registration.
Original purchase deed with cost and date; improvement records with invoices; registered sale deed with stamp duty value; PAN cards of buyer and seller; Form 26AS/AIS for TDS credits; Form 16B from buyer; and bank statements for FEMA purposes. NRI sellers additionally need the lower TDS certificate, Form 15CA/15CB for repatriation, and FEMA declaration on the bank's prescribed format.
Yes. When co-sellers include both a resident and an NRI, the buyer must apply different TDS rates to each seller's share: 1% under Section 194-IA on the resident's share and 20-30% under Section 195 on the NRI's share. The sale deed must clearly document each co-seller's ownership share and separate payment be made to their respective accounts to ensure correct TDS treatment.
NRI repatriation is permitted: (a) proceeds from up to two properties purchased from NRE/FCNR funds can be repatriated to the extent of original NRE/FCNR investment; (b) other proceeds from the NRO account are subject to a USD 1 million aggregate annual cap across all NRO remittances; (c) Form 15CB must be certified by a CA and Form 15CA filed online before the bank transfer; (d) all Indian taxes must have been paid.
Any stamp duty or registration charges paid by the seller as a condition of the transfer are deductible as transfer expenses. Brokerage, legal fees, and NOC costs paid by the seller are also allowable. Stamp duty typically paid by the buyer cannot be deducted by the seller. These transfer costs reduce the capital gain directly before applying the applicable tax rate.
The Income Tax Department must process Form 13 applications within 30 days of receipt of complete documents. In practice, allow 6-8 weeks before the scheduled registration date to accommodate departmental queries. We handle the complete application, document preparation, portal submission, and follow-up so the certificate is ready before registration day.
Related services
One consultation before the sale agreement is signed can save more in tax than the entire advisory fee. Our qualified CAs in Panaji handle everything — from lower TDS certificates to FEMA repatriation — so you can close the deal with clarity.