When a Singapore resident sells property in India, the buyer deducts Indian tax at non-resident rates, by default on the entire price. A lower deduction certificate obtained before the sale limits this to the tax on the actual gain. Singapore does not tax capital gains, and foreign-sourced gains of individuals are generally not taxed there.
- Document route
- Notary + SAL apostille, or High Commission
- Time difference
- 2.5 hours ahead of IST
- Handled in India at
- Income-tax department and your bank
- Travel to India
- None
How it works from Singapore
We compute the gain, apply online for the certificate naming the buyer, and coordinate with the buyer's bank on the deduction, deposit and quarterly statement. Where you plan to reinvest in a house in India or in specified bonds, the certificate reflects the exemption.
After the sale, the Indian return is filed and any refund pursued, and Forms 15CA and 15CB are prepared for remittance to your Singapore account. The process is quick when cost documents are complete; for property bought decades ago or inherited, we establish cost from the 2001 valuation.
What is different for NRIs in Singapore
- Long-term gain: 12.5 per cent without indexation.
- Joint owners need separate certificates.
- Apply before signing the deed.
Step by step from Singapore
Free review call
Singapore is two and a half hours ahead, so calls are held from late morning onwards. We read your papers on the tax on a property sale first, so the call is about your options and not a repeat of the facts.
Authority from Singapore
Where a representative must act for you in India on the tax on a property sale, you sign before a Singapore notary public and obtain the Singapore Academy of Law apostille, or attend the High Commission of India. We draft the document and send signing instructions.
Work in India
In India, we compute the gain, apply for the lower deduction certificate before the agreement and coordinate with the buyer on deduction and deposit of tax. Updates for clients in Singapore go by email and WhatsApp with scans of whatever is filed.
Result and handover
At the end you receive the tax certificates, the filed return and the 15CA and 15CB set for your bank. Originals are couriered to your address in Singapore if you need them.
The law in full
This page covers what changes when you handle the tax on a property sale from Singapore. For the Indian law, the complete document checklist, common mistakes and more questions, read our main page on TDS & Capital Gains on Property Sale. For other matters, see all legal services for NRIs in Singapore or the Tax, Banking & FEMA practice area.
Questions from NRIs in Singapore
How much TDS applies when a Singapore resident sells Indian property?
The non-resident capital gains rate with surcharge and cess, on the amount in the certificate or the full price without one.
Does Singapore tax the gain?
Generally no for individuals; confirm with a Singapore adviser.
How long does the certificate take?
Three to six weeks.