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Selling South Delhi property from abroad.
Buying from abroad instead? That process is here →
Everything handled in India on your behalf. TDS coordinated. Documentation complete. Proceeds structured to reach your account cleanly. And a process that feels familiar — not foreign.
By Ashutosh Bhogra · Last updated 13 October 2026
TDS
Managed and coordinated
FEMA
Structured correctly from the start
Title papers
Checked before listing
Repatriation
Coordinated with your CA
Section 393(2) · was section 195
How much TDS will your buyer deduct? How much can you save with a Lower Deduction Certificate?
What NRIs face when selling Indian property
Distance
You cannot be present for every viewing and negotiation. Most owners fly down once, to close the sale. The rest needs someone trustworthy on the ground.
TDS complexity
The buyer must deduct TDS on the full sale value under section 393(2) (was 195) — not just on the capital gain. For long-term capital gains, the effective rate is 14.95%. Without a Lower Deduction Certificate, this amount is locked with the government until your ITR refund.
FEMA compliance
Repatriating sale proceeds requires specific documentation and account structures. Errors here can hold up your money for months.
Documentation
Title searches, mutation records, and a review of how ownership has travelled — the paperwork for a South Delhi property sale is substantial and must be correct.
Trust
Grey Beard is a named, documented practice with a verifiable track record.
Six steps to a completed NRI sale
Initial consultation
You describe the property, your situation, and your timeline. Ashutosh reviews the property details and advises on realistic pricing, likely timeline, and what documentation will be needed.
Documentation and title review
Grey Beard conducts a thorough title review — the sale deed, mutation records, and chain of ownership — and identifies issues to resolve before listing. With papers ready before listing, a sale runs 60–90 days from listing to registration, and three to five months end to end including preparation. Unprepared sales run six to twelve months. The three problems we see most often with owners abroad: the older sale deeds, back to the first owner, are missing; there is a will but no registered no-objection from brothers and sisters; the house is divided by floors with no share of the land written down, which needs new registered papers. Fix these first.
Power of Attorney (if needed)
Most owners fly down once and close the sale themselves, and many buyers prefer that. If you cannot come, a power of attorney is prepared for a trusted person in India, where the buyer agrees to it. It is notarised and apostilled in your country, then stamped in Delhi before use — not registered. The stamping in Delhi takes a few days.
Mandate and pricing
Every rupee through banking channels. The property is offered at an agreed price under a written mandate. Grey Beard takes a limited number of mandates — yours will receive genuine attention, not a database entry.
Buyer identification and negotiation
Grey Beard identifies serious buyers, conducts viewings, and negotiates on your behalf. All communication is routed through Ashutosh, not a junior team member.
Transaction, TDS, and repatriation
The buyer deducts under section 393(2) (was 195) at 12.5% plus surcharge and cess on the whole price unless a certificate under section 395(1) (Form 128, was Form 13) or a determination under section 395(2) reduces it. Since 1 October 2026, a buyer who is a resident individual or HUF does not need a TAN: that buyer pays the tax with Form 141 (Schedule E) using their PAN, and gives you the tax certificate on Form 132. A company, firm, LLP or non-resident buyer still needs a TAN, files Form 144 and gives Form 131. Registration costs 7% / 5% plus 1%; use the Stamp Duty Calculator. Repatriation runs through the NRO account with Forms 145 and 146 (were 15CA and 15CB) under the USD 1 million facility.
One visit to India
An owner abroad told us she could come to India once. The sale deed was ready before she landed. The agreement, both payments and the registration were done in one week.
Read the Defence Colony deal →Video: Selling South Delhi property from abroad, without travelling to India
Managed vs unmanaged NRI sale
| Aspect | Managed (Grey Beard) | Unmanaged |
|---|---|---|
| Title review | Conducted before listing | Often skipped or done late |
| TDS management | Coordinated with buyer's CA | Left to buyer — errors common |
| Lower Deduction Certificate (LDC) | Applied for where appropriate | Rarely pursued — money left behind |
| FEMA compliance | Structured from the start | Addressed after problems arise |
| Repatriation | CA certificates prepared | Delays of months common |
| Communication | Direct with Ashutosh Bhogra | Junior staff or no updates |
| Documentation | Complete at every stage | Gaps discovered at registration |
| Timeline | 3–5 months, managed | Unpredictable |
First, we get acquainted.
Before anything is committed, we need to understand your situation — and you need to understand how we work. The first conversation is simply that: a conversation. No documents, no forms. We determine whether we are the right advisory for your specific situation, and whether your situation is one we can handle well.
If both sides are comfortable, we proceed to the next stage. If not, we will tell you directly — and that saves everyone time.
What we will need to understand
The property
Exact size and dimensions. Number of bedrooms, bathrooms, parking spaces. Age of the construction. Whether it is a bungalow, independent floor, or apartment — the approach differs for each.
The title
How ownership has travelled from the original owner to you. We will ask to see the documents to verify the title is complete and will not create problems mid-deal.
The logistics
Your timeline. Whether there are other co-owners. Any title issues, disputes, or complications we need to be aware of before we begin.
NRI property questions
It is notarised and apostilled in the country where you sign, then stamped in Delhi before use — not registered. The stamping in Delhi takes a few days. Most owners fly down once to close the sale, so many never need one.
TDS is a withholding mechanism. The buyer deducts from the whole price under section 393(2) of the Income-tax Act 2025 (was section 195); your eventual tax position is determined separately when your return is filed.
Our clients prefer transactions through banking channels specifically, and every rupee is documented through the bank. For a seller abroad, that also makes the tax and the transfer of money out of India simpler.
With papers ready before listing, a sale generally runs 60–90 days from listing to registration and three to five months end to end including preparation. Unprepared sales can run six to twelve months.
A certificate under section 395(1) of the Income-tax Act 2025 (Form 128, was Form 13) can reduce withholding where the facts support it. Your CA should assess and apply before the transaction timetable closes.
A buyer who is a resident individual or HUF pays the tax with Form 141 (Schedule E) using their PAN, and gives you the tax certificate on Form 132. A company, firm, LLP or non-resident buyer still needs a TAN, files Form 144 (was Form 27Q) and gives Form 131 (was Form 16A). Grey Beard coordinates the process with the buyer’s side; the buyer and seller should obtain independent tax advice for their own obligations.
Sale proceeds are received through the NRO account. Repatriation is then handled with the bank and CA using Forms 145 and 146 (were 15CA and 15CB) under the USD 1 million facility, subject to the facts of the case.
The usual starting pack is your passport copy, PAN, applicable OCI or PIO record, title papers and, where needed, a specific Power of Attorney. Grey Beard provides a transaction-specific checklist after the first review.
NRI property — explained
Four videos covering why NRIs sell, how the process works, how to repatriate funds, and why full-cheque transactions matter for NRI sellers.
Why NRIs Are Selling in India
How to Repatriate Funds After Selling — Quick Guide
If You Are an NRI Looking to Sell a Property in India
Describe your situation
Whether you are selling from abroad or buying back into India, Ashutosh will respond directly. No junior staff. No call centres.