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How NRIs Can Repatriate Property Sale Proceeds to an Overseas Account: Step-by-Step Guide (Form 145 & 146)

Written by HelpOCI Team
Updated on: September 10, 202614 min read Editorial Standards
Learn NRI Property Sale Repatriation in 2026
Selling a property in India can leave an NRI with a much bigger question than just how much the property is worth: how do you actually take the sale proceeds out of India and transfer them to your overseas bank account? This is where NRI property sale repatriation can get confusing. The process depends on how the property was acquired, where the sale proceeds are held, the applicable tax and TDS requirements, and the FEMA rules governing the transfer. There is also an important change NRIs should know about in 2026. For remittances covered under the new income-tax framework, Form 145 and Form 146 have replaced the earlier Form 15CA and Form 15CB in the applicable process. In this guide, we’ll explain NRI property sale repatriation in 2026, including the latest rules, Form 145 and 146 requirements, eligibility criteria, documentation, limits, and the step-by-step process for transferring your property sale proceeds to your overseas bank account. 

Quick heads-up before we start: From 1 April 2026, Form 15CA and Form 15CB have technically been renamed Form 145 and Form 146 under the new Income-tax Act, 2025. The purpose and process are unchanged — banks, CAs, and most people online still call them 15CA/15CB out of habit — so we'll use both names throughout this guide.

Can NRIs Repatriate Property Sale Proceeds From India? 

Yes, an NRI can generally repatriate money from the sale of property in India to an overseas bank account, subject to RBI and FEMA rules. However, the amount that can be repatriated depends on how the property was acquired and the source of funds used for its purchase. If the property was purchased through foreign remittances or eligible foreign exchange, repatriation may be allowed subject to applicable conditions. For properties acquired through inheritance or rupee funds, the USD 1 million per financial year remittance facility may apply, subject to tax compliance and required documentation. So, while repatriation is possible, NRIs must meet the applicable eligibility, tax, documentation, and banking requirements. What you can't repatriate freely is agricultural land, farmhouses, or plantation property — NRIs generally can't buy these to begin with, though inherited ones are a different story (more on that later).

How Much Property Sale Proceeds Can an NRI Repatriate?

This depends entirely on how the property was originally bought:
  • Bought using NRE/FCNR funds or direct foreign remittance: You can repatriate the entire sale proceeds — but only for up to two residential properties in your lifetime. From the third one onward, it falls under the USD 1 million route.
  • Bought using NRO funds/rupee income (salary, rent, inheritance in India, etc.): You can repatriate up to USD 1 million per financial year, regardless of how many properties you sell.
  • Commercial property has no cap on the number of properties, though the USD 1 million/year ceiling still applies to the NRO route.
Important: The USD 1 million facility is not a blanket rule saying every property sale can automatically send $1 million abroad. The source of the property and funds matters. Need Help Repatriating Your Property Sale Proceeds? We're here for you
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NRI Property Sale Repatriation: Key RBI Rules You Should Know

If you are an NRI selling property in India, these are the main RBI rules to keep in mind:
Situation RBI Rule
Property bought with foreign exchange / NRE / FCNR funds Sale proceeds can generally be repatriated up to the eligible amount originally paid through permitted foreign exchange/NRE/FCNR funds.
Residential property Under this repatriation route, sale proceeds can generally be repatriated for up to two residential properties.
Property acquired from rupee funds / NRO funds Repatriation is generally subject to the USD 1 million per financial year facility and applicable FEMA conditions.
Inherited property Eligible proceeds can generally be remitted under the USD 1 million per financial year facility, subject to documentation and other conditions.
More than USD 1 million Where the USD 1 million facility applies, remittance above the limit generally requires prior RBI approval.
Tax compliance Applicable taxes, TDS and required tax documentation must be completed before the bank processes the remittance.
Form 145 For remittances on or after April 1, 2026, Form 145 replaces the earlier Form 15CA in the applicable process.
Form 146 Form 146 replaces Form 15CB and is a CA certificate required in applicable cases, including certain taxable remittances exceeding ₹5 lakh.
Important: The USD 1 million limit does not automatically apply to every NRI property sale. The property's acquisition method, source of funds, tax position and FEMA conditions determine which repatriation route applies

Before You Start: Check How the Property Was Acquired

The way you originally acquired and paid for the property determines the entire repatriation route, so don't skip it.
  • Paid for in foreign currency / inward remittance: Full sale proceeds can generally be repatriated, subject to the two-property cap and applicable conditions.
  • Paid from NRE/FCNR account: Same as above — treated as foreign-currency-funded.
  • Paid from NRO account or rupee funds: USD 1 million per financial year limit generally applies.
  • Inherited property: Depends on how the original owner acquired it. If they paid in foreign exchange, you may repatriate against that trail; otherwise, it usually falls under the NRO/USD 1 million route.
  • Acquired while you were a resident in India, then you moved abroad: Almost always treated as rupee-funded — USD 1 million route.
If you don't have clean documentation for the original purchase, assume the NRO route and plan accordingly.

Documents Required for NRI Property Sale Repatriation 

Keep these ready before you approach your bank — missing even one is the #1 reason repatriations get delayed:
  • Passport and NRI status documents
  • Property purchase deed
  • Sale deed (registered)
  • Original purchase deed / allotment letter
  • Property ownership proof (encumbrance certificate, tax receipts)
  • Bank statements showing how the sale amount was received
  • NRO account statement
  • TDS certificate (Form 16A / 16B) issued by the buyer
  • Capital gains tax calculation
  • Overseas bank account details
  • Income tax return acknowledgment for the relevant year
  • Form 145 (Earlier Form 15CA) and, where applicable, Form 146 (Earlier Form 15CB) 
Any additional document your specific authorised dealer bank asks for — banks vary a bit here, so it's worth calling them early

Step-by-Step Process to Repatriate Property Sale Proceeds

Now comes the part most NRIs actually want to know: How do I get the money from India to my overseas account?

Step 1: Sell the Property and Receive the Money

The buyer should pay the sale proceeds into your NRO account, not your NRE account or directly to an overseas account, as per applicable FEMA rules.

For an NRI seller, the buyer is required to deduct TDS under Section 195 (renumbered Section 393 from FY 2026–27). Therefore, the amount credited to your NRO account will generally be the sale value after TDS deduction.

Keep all key documents—including the sale deed, payment receipts, and bank credit records—as they will be required during the repatriation process.

If you don’t have an NRO account, learn the process to Open! Read this Article:

Open your NRO account or NRE account from Abroad

Also Read: Can you transfer your money from NRO account to NRE account? 

Step 2: Calculate the Tax on the Property Sale

Once the sale proceeds are credited to your NRO account, determine your actual tax liability before starting the repatriation process.

  • Capital Gains Tax: If you held the property for more than 24 months, the gain is generally treated as long-term and taxed at 12.5%, subject to applicable rules. If held for 24 months or less, it is generally treated as short-term and taxed at the applicable slab rate (Up to 30%). 
  • TDS Already Deducted: The buyer may deduct TDS on the sale consideration, which can be higher than your actual capital gains tax liability.
  • Excess TDS: If the TDS deducted exceeds your final tax liability, you can claim a refund by filing your ITR. However, receiving the refund may take time.
  • Lower/Nil TDS Certificate: To avoid excessive TDS, NRIs can consider applying for a Lower/Nil TDS Certificate under Section 197 before the sale.
Since the tax calculation directly affects the amount available for repatriation, it is advisable to have a CA verify the figures and tax documents at this stage.

Step 3: Understand Form 145 and Form 146

From April 1, 2026, Income Tax has changed the Form name:

Earlier form Current form
Form 15CA Form 145
Form 15CB Form 146
Form 145 is your own declaration — filed online by you (the remitter) — stating what's being sent abroad, why, and whether it's taxable. Form 146 is a certificate from a practising Chartered Accountant confirming that taxes on the amount have actually been paid or accounted for, and stating the applicable tax rate/DTAA position. When is 15CB required:- Only when the remittance is taxable and the aggregate amount in the financial year crosses ₹5 lakh, and you don't already have an Assessing Officer's certificate covering it. Property sale repatriations almost always cross this threshold, so expect to need one. Who prepares it:-  A CA registered on the income tax e-filing portal, who issues it with a UDIN (Unique Document Identification Number) — without this, banks won't accept it. In short: 15CA is your form. 15CB is your CA's certificate that backs it up.

Step 4: Get Form 146 From a Chartered Accountant, If Applicable

You (or your CA, on your behalf) file this on the income tax e-filing portal. You'll need:

  • PAN, and remittance details (amount, currency, purpose code)
  • Property sale specifics (what was sold, sale value, date)
  • Tax details — capital gains, TDS deducted, any exemptions claimed
Depending on your situation, you'll pick Part A, B, C, or D of the form — Part C is the one most NRI property sales fall under, since it requires a CA certificate (Form 15CB/146) attached. What documents should you give your CA for this?
  • Sale deed
  • Purchase deed
  • PAN
  • TDS details
  • Property cost details
  • Improvement expenses, if relevant
  • Sale consideration details
  • Bank statements
  • Tax computation
  • Details of the proposed overseas remittance
Your CA may ask for additional documents as well.

Step 5: File Form 145

Once the required tax documentation is ready, you can complete the applicable part of Form 145. Your CA needs to verify the transaction before certifying it. Expect to be asked for:

  • Sale deed and purchase deed
  • TDS certificate from the buyer
  • NRO/NRE bank statements
  • Past ITRs, if relevant to your source-of-funds story
  • Details of the tax already paid
The CA checks whether the remittance is fully taxed, partially exempt, or covered under a DTAA — and only then issues the certificate with its UDIN, which you'll reference in your Form 15CA.

Step 6: Submit the Documents to Your Bank

Now everything goes to your bank (the "Authorised Dealer" or AD bank) — usually the branch where your NRO account sits. Give the bank the documents it requests, which may include:

  • NRO account details
  • Filed Form 15CA + Form 15CB acknowledgment numbers
  • Sale deed, purchase deed, ownership documents
  • NRO account statement
  • Tax documents (ITR, TDS certificate, capital gains computation)
  • Overseas bank details
  • The bank's own internal remittance/A2 form (every bank has its own version of this)
The bank will check the transaction against the applicable FEMA and tax requirements before processing the outward remittance.

Step 7: Bank Processes the Overseas Transfer

Once the bank completes its verification, the eligible amount can be converted into the required foreign currency and transferred to your overseas bank account through the normal banking channel.

The exact processing time depends on the bank, documentation and whether any clarification is required.

Tip: Use the same bank/account trail wherever possible and keep copies of every document submitted.

What If You Inherited the Property?

Inherited property follows the same broad framework, with a couple of extra requirements:
  • You'll need proof of inheritance — a will, succession certificate, or legal heir certificate — alongside the usual sale documents.
  • Repatriation amount and route still depend on how the original owner acquired the property (foreign exchange vs. rupee funds).
  • If that trail isn't clean (common with older, inherited properties), the USD 1 million/year facility is usually the practical route.
  • Tax and bank compliance — TDS, capital gains, Form 145/146 — apply exactly as they would to any other property sale.

What If the Sale Proceeds Exceed USD 1 Million?

The USD 1 million cap is per person, per financial year, across all your NRO accounts combined. If your proceeds exceed this:
  • You can apply to the RBI for special permission to exceed the limit — this is assessed case by case and isn't guaranteed, so don't bank on it as your primary plan
  • Or you can split repatriation across two financial years if your timeline allows it.
  • If part of the property was bought with foreign exchange, the corresponding portion may repatriate outside this cap altogether (see Step "before you start" above).

Common Reasons Banks Delay NRI Property Sale Repatriation 

In many cases, the problem isn't the transfer itself. It's incomplete documentation. Most Common reasons for the delay are:
  • Missing purchase deed or incomplete ownership paperwork
  • Required CA certificate is missing
  • TDS certificate not matching the sale value in bank records
  • Property inherited but inheritance documents are incomplete
  • Capital gains calculation is unclear
  • Mismatches between sale deed figures and what's actually credited to the NRO account
  • Incomplete or incorrectly filed Form 145 or 146 (15CA/15CB)
  • Bank needs clarification about the source of funds
The easiest way to avoid delays is to prepare the complete transaction trail before asking the bank to remit the money. Don’t Let Documentation Delay Your Overseas Transfer Our Expert will guide you the best
Contact Us

NRI Property Sale Repatriation: Example With Numbers 

Suppose you sell a Mumbai flat for ₹2 crore, bought years ago for ₹70 lakh (held over 24 months, so long-term capital gains apply, no indexation).
  • Capital gain: ₹1.3 crore
  • TDS deducted by buyer at 12.5% + surcharge + cess (often on the full sale value, unless you had a Lower Deduction Certificate): roughly ₹28–30 lakh withheld
  • Amount credited to your NRO account: ~₹1.7 crore
  • Actual tax liability (computed properly by your CA, factoring exemptions if any under Section 54/54EC): could be lower than what was withheld — the difference becomes a refund after you file your ITR
  • Eligible amount for repatriation: Your NRO balance, up to USD 1 million for the year (₹2 crore is comfortably within this cap)
  • Conversion and transfer: Your bank converts the INR to USD (or your local currency) at the prevailing rate and wires it via SWIFT to your overseas account
The numbers will look different for you depending on your cost of acquisition, TDS actually deducted, and any exemptions you claim — this is illustrative, not a substitute for your CA's computation.

NRI Property Sale Repatriation Checklist

Before approaching your bank, make sure you have: ✅ Sale deed ✅ Purchase deed ✅ Property ownership documents ✅ NRO account statement ✅ TDS certificate (Form 16A) ✅ Capital gains tax computation ✅ Form 15CA (Form 145) ✅ Form 15CB (Form 146), where applicable ✅ Bank's internal remittance form ✅ Overseas account details (SWIFT code, account number)

Final Takeaway on How Can you Repatriate your NRI Property Sale Proceed

Repatriating property sale proceeds isn't complicated once you know the order of operations: Selling your property in India doesn't mean the money has to stay in India. NRI property sale repatriation is possible when the transaction meets the applicable FEMA and tax requirements, but getting the paperwork right is the important part. Before initiating the transfer, first check how you acquired the property, how much of the proceeds are eligible for repatriation, and whether Form 145 or Form 146 applies to your case. Once the tax formalities and supporting documents are in place, you can submit the remittance request to your authorised dealer bank for processing. If you're dealing with a large property sale, inherited property, or a remittance that may exceed the applicable limit, it's worth getting the transaction reviewed by a CA or NRI tax professional before moving the money. This can help you avoid unnecessary delays, incorrect filings, or tax-related complications.

Declaration: This article is for general information and reflects rules applicable as of September 2026. FEMA and tax provisions can change, and individual cases vary — please confirm your specific situation with a CA or your bank before acting.

Note: This guide is for information purposes only. HelpOCI or the author will not be responsible for any direct or indirect loss incurred by the reader for taking any decision based on the information or the contents. It is advisable to consult a qualified professional for guidance based on your exact situation.

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