Every sale is different. The ranges below are typical ranges from market practice, not guarantees, and they vary by state, city, property type and how quickly the buyer's bank moves.
This is general information, not tax advice. Rules are as of October 2026; check your own facts with a qualified adviser.
What is the NRI property sale process timeline, stage by stage?
Some stages run in parallel. The PoA and documents can be done while the property is listed, and the buyer's TAN can be applied for while Form 128 is being processed.
| Stage | What happens | Typical range | What usually causes delay |
|---|---|---|---|
| 1. Documents and PoA | Gather title and chain documents; execute a specific PoA abroad, notarise and apostille (or consulate-attest), courier to India, adjudicate within 3 months of arrival | 2–6 weeks | Missing chain documents, consulate appointments, courier time |
| 2. Buyer search | Listing, site visits, negotiation, token | 1–6 months, sometimes longer | Price expectations, location, market conditions |
| 3. Form 128 application | Apply for lower/nil TDS certificate (Form 128, earlier Form 13) once a buyer is identified | Often a few weeks; can be longer | Incomplete cost proof, queries from the assessing officer |
| 4. Agreement to sell | Draft and sign the agreement; buyer gets a TAN; payment schedule fixed | 1–3 weeks | Buyer unfamiliar with TAN requirement, legal review |
| 5. Registration | Buyer's loan sanction, stamp duty, sale deed, registration at sub-registrar | 3–8 weeks | Bank loan processing, society NOCs, sub-registrar slots |
| 6. NRO credit | Sale consideration (net of TDS) received in your NRO account | Same day to a few days after each payment | Cheque clearing, buyer's bank disbursal |
| 7. Forms 145/146 and repatriation | CA certificate, Forms 145/146 (earlier 15CA/15CB), bank processes outward remittance | 1–3 weeks | Missing TDS certificate, bank document checks |
| 8. ITR and refund | File Indian ITR for the tax year of sale; claim excess TDS | Filed after the tax year ends; refund typically months after filing | Timing of sale within the April–March year, ITR processing |
›Why the total can stretch past a year
The refund clock depends on when in the tax year you sell. India's tax year runs April to March, and you file the ITR after it ends. Sell in May and you may wait over a year for any excess TDS. Sell in February and the wait is shorter. That is why a Form 128 certificate matters: it reduces the TDS at source, so less money is stuck waiting for a refund.
What are the costs of an NRI property sale?
Capital-gains tax is the largest number. The rest are transaction costs, most of them quote-based.
| Cost | Who normally pays | Typical level | Notes |
|---|---|---|---|
| Brokerage | Seller (and often buyer separately) | Typically around 1–2% of price by market practice | Negotiable; GST may be charged on top |
| CA fees: Form 128 | Seller | Quote-based; varies with complexity | Usually pays for itself if it cuts TDS on the full price |
| CA fees: Forms 145/146 | Seller | Quote-based | Needed for repatriation from NRO |
| PoA: notary, apostille/attestation, adjudication | Seller | Varies by country and state | Adjudication/stamp duty on the PoA is set by the state |
| Legal and title check | Seller (buyer runs their own) | Quote-based | Worth more for inherited or older properties |
| Bank charges and FX spread | Seller | Bank charges plus a spread on conversion, often a fraction of a percent | Compare your bank's rate with the mid-market rate |
| Stamp duty and registration | Normally the buyer | Varies by state | See our stamp duty and registration charges guide |
| Capital-gains tax | Seller | 12.5% LTCG (no indexation for NRIs) plus surcharge and cess; slab rates for short-term | Collected first as TDS by the buyer |
A note on tax for NRIs: long-term means held more than 24 months. The option of 20% with indexation for property bought before 23 July 2024 is available only to resident individuals and HUFs, not NRIs.
Illustrative example: what a ₹1 crore sale really costs
Illustrative only. The fee figures below are assumptions to show the arithmetic, not quotes.
- Sale price: ₹1,00,00,000. Purchase price (2015): ₹60,00,000. Long-term gain: ₹40,00,000.
- Tax on the gain: 12.5% + 4% cess = 13% (no surcharge, as the gain is under ₹50 lakh) → ₹5,20,000.
- If the buyer deducts on the full price (no Form 128): about 14.3% (12.5% + 10% surcharge + 4% cess) × ₹1 crore = ₹14,30,000. Excess locked until refund: ₹14,30,000 − ₹5,20,000 = ₹9,10,000.
Assumed transaction costs:
| Item | Amount |
|---|---|
| Brokerage at 1% | ₹1,00,000 |
| CA fees (Form 128 + Forms 145/146), assumed | ₹40,000 |
| PoA execution and adjudication, assumed | ₹15,000 |
| Legal and title check, assumed | ₹25,000 |
| Subtotal before repatriation | ₹1,80,000 |
- Net after tax and these costs: ₹1,00,00,000 − ₹5,20,000 − ₹1,80,000 = ₹93,00,000.
- FX spread, assumed at 0.5% on ₹93,00,000 repatriated = ₹46,500.
- Total transaction costs (excluding tax): ₹1,80,000 + ₹46,500 = ₹2,26,500, about 2.3% of the sale price.
The ₹9.1 lakh TDS gap in this example is bigger than every other cost combined. That is the number to manage first. Estimate yours with the Form 128 estimator.
How can I speed up the sale?
- Start the PoA before you list. It is the slowest step to fix later. Our PoA guide has the process.
- Have documents ready on day one. Use the NRI property sale checklist.
- Tell buyers about the TAN at first contact, so it is not a surprise at the agreement stage.
- Apply for Form 128 as soon as the buyer is identified, and build its timing into the agreement's payment schedule.
- Line up the CA for Forms 145/146 before registration, so repatriation starts as soon as the money lands.
- Keep the NRO account active with updated KYC. Banks often hold outward remittances for KYC gaps.
How long does repatriation take after the sale?
Once the money is in your NRO account and you have the TDS certificate, repatriation is typically 1–3 weeks. You can send up to USD 1 million per financial year from NRO balances, including sale proceeds, with Forms 145/146 and a CA certificate. If you originally paid for the property in foreign exchange or from NRE funds, proceeds up to that amount are repatriable (limited to two residential properties), in addition to the USD 1 million route. Model your numbers with the repatriation calculator.
Does reinvesting to save tax change the timeline?
It can. Section 54 lets you reinvest a long-term gain in one residential house in India (buy 1 year before or 2 years after, or construct within 3 years, capped at ₹10 crore). Section 54EC lets you invest up to ₹50 lakh in REC, PFC or IRFC bonds within 6 months, with a 5-year lock-in. Section numbers are the familiar ones from the 1961 Act; the 2025 Act renumbers them but the relief is the same. Planning these before the Form 128 application can lower TDS at source.
Selling from abroad?
Your country of residence adds its own reporting and timing. India has DTAAs with the US, UK and Canada: India taxes the gain on Indian property, and your home country gives credit for the Indian tax.
- USA: reporting on Form 8949 / Schedule D, Foreign Tax Credit on Form 1116, plus FBAR. See selling property in India from the USA.
- UK: Self Assessment with SA108 and SA106 for Foreign Tax Credit Relief. See selling property in India from the UK.
- Canada: Schedule 3, Form T2209/T2036, and T1135 where applicable. See selling property in India from Canada.
Plan the sale before you list
A realistic timeline and a cost sheet before you list saves months later. Book a free call and we will map your sale stage by stage, or see how our NRI property sale service runs everything from PoA to repatriation. You can also call +91-97119-88391.
Related guides
Keep reading: Stamp duty and registration charges guide; PoA guide; NRI property sale checklist; Selling property in India from the USA; Selling property in India from the UK; Selling property in India from Canada.
How long does it take for an NRI to sell property in India?
Typically 3 to 6 months from deciding to sell to money in your NRO account, though it varies by city, property type and market. Finding the buyer is the biggest variable. Repatriation usually adds 1–3 weeks. Any excess TDS is refunded only after you file your Indian ITR, so the full cycle can run 12 months or more depending on when in the tax year you sell.
What are the main costs of an NRI property sale?
Beyond capital-gains tax, the usual costs are brokerage (typically around 1–2% by market practice), CA fees for Form 128 and Forms 145/146, PoA notarisation, apostille and adjudication, a legal and title check, and bank charges plus FX spread on repatriation. Stamp duty and registration are normally paid by the buyer. Exact amounts vary by state, city and adviser.
Who pays stamp duty when an NRI sells property?
Normally the buyer pays stamp duty and registration charges, though the agreement can say otherwise. Rates are set by each state and sometimes vary by city and buyer category. As the seller, your stamp-duty cost is usually limited to adjudication of the Power of Attorney, if you are selling through one.
How long does Form 128 take to get?
Often a few weeks from a complete application, but it can take longer if the assessing officer raises queries or cost documents are missing. Because the certificate is linked to the deal, you usually apply once a buyer is identified. Build its expected timing into the agreement's payment schedule so the buyer does not deduct TDS on the full price.
Can I speed up the NRI property sale process?
Yes. Execute and adjudicate the PoA before you list, keep title documents ready, tell buyers at first contact that they will need a TAN, apply for Form 128 as soon as a buyer is identified, and line up your CA for Forms 145/146 before registration. Keeping NRO account KYC updated also avoids holds on the outward remittance.
When will I get my TDS refund?
Only after you file your Indian ITR for the tax year of the sale, and refunds typically arrive months after filing. India's tax year runs April to March, so a sale early in the year means a longer wait. A Form 128 lower-TDS certificate reduces the amount deducted upfront, which reduces how much money is stuck waiting for a refund.