I advise NRIs, OCIs, and non-citizens of India on all regulatory matters: tax, capital gains, banking, FEMA, and the compliances involved in buying or selling property in India. Full compliance and smooth execution before, during, and after the transaction.
I live in Toronto and sold my mother's house in Chennai last year. The money is stuck in my NRO account and the bank wants Form 15CA and 15CB (now Form 145 and 146) before sending it. What do I need, and how long will it take?
Ask us about yours →I live in Dubai and have a buyer for my Pune apartment. He says he must deduct 12.5% TDS on the full ₹1.2 crore, so ₹15 lakhs held back. Can I reduce that before registration?
Ask us about yours →I've lived in Melbourne for over 20 years and now want to sell my flat in Bangalore. I'm unsure of the Indian tax rules: TDS, capital gains, which bank account, what paperwork. I need someone to handle it all from start to finish. Can you help?
Ask us about yours →For NRI property sellers, buyers are required to withhold TDS at 12.5% on the full sale value, not just the profit. On a ₹1 crore sale, that's ₹12.5 lakhs held back. But with a Form 128 application (earlier Form 13) filed before the sale, this can be significantly reduced, and in many cases, brought down to near-zero.
A clear, structured process, so you always know what's happening and what comes next.
Share your situation: property details, buyer stage, and country of residence. We map your case in 30 minutes.
A step-by-step plan covering what applies to your case, timelines, and exactly what documents are needed.
Form 128 (earlier Form 13), TDS, bank liaison, Form 145/146 (earlier 15CA/15CB) certification, and full repatriation, managed end-to-end.
Your money reaches your overseas bank account, fully FEMA and RBI compliant, with complete documentation.
Hi, I am Akshar V Srinivasa, principal tax consultant at NRI Beacon. With over 12 years of experience in NRI taxation, I have assisted over 3,500 NRIs, OCIs, Green Card holders, and EU nationals across the globe, with special focus on real estate transactions and capital gains in India.
From TDS and Form 128 (earlier Form 13) to repatriation and FEMA compliance, everything is handled so you never have to figure out India's regulatory landscape from abroad.
Clear guidance on every service so you can decide quickly and move forward with confidence.
NRI / RNOR / Resident determination and tax impact on your property transactions.
Accurate TDS (1% or 12.5%) and long/short-term capital gains before you sell.
Correct reporting of capital gains, sale proceeds, and repatriated funds, including TDS refund claims.
Applicability, timelines, and documentation for each exemption.
A fair market value certificate from a registered property valuer, used to lower capital gains tax on inherited property.
Disclosure requirements to prevent scrutiny and assessments under the Black Money Act.
When an NRI returns to India permanently, residential status changes, affecting tax obligations, foreign asset reporting, and FEMA compliance. We plan this transition to avoid surprise tax liabilities.
A government scheme allowing eligible small taxpayers to disclose undisclosed foreign assets with reduced penalties. We guide you through the disclosure process with complete compliance.
When buying property from an NRI, the buyer must deduct TDS at source. We ensure the correct deduction rate, Form 27Q filing, and TDS certificate issuance, protecting both buyer and seller.
From preparing documents to filing and coordinating with the Income Tax Department.
Every document checked from a tax, compliance, and FEMA perspective.
Compliant POA preparation and execution when the seller is outside India.
Tax implications of gifting property or planning inheritance in India.
Liaise with RBI to regularise transactions made without knowing the rules.
All FEMA questions around sale, repatriation, and banking, handled with clarity.
End-to-end support for sending money abroad, FEMA and RBI compliant.
Certified by a registered Chartered Accountant from our team. These are mandatory certificates required to remit funds overseas.
Better forex rates, faster processing, correct FEMA documentation.
Which account to use for sale proceeds, tax payment, and repatriation.
LRS requirements, TCS rates, and limits, with the USD 250K and USD 1M thresholds explained clearly.
Capital gains, exemptions, and disclosure requirements for stock options.
The TDS process was something I had no idea how to navigate from the US. Akshar walked me through every step and made sure we filed Form 13 well before the sale closed. Saved us a significant amount.
My Indian colleague suggested them to me. I'm glad I took the leap. Super responsive on WhatsApp. I don't think I could have sold my house without their help.
I was managing a property sale from the US with no idea where to even start. Akshar handled the POA, TDS filing, bank coordination, and repatriation without me having to fly to India once. Money was in my US account with zero hassle and no unnecessary wait time.
Easy to communicate with and gets the job done without any unnecessary hassle. I'd highly recommend them!
I had been sitting on this property for years not knowing where to start. Akshar made the entire process feel manageable. Everything was handled professionally and on time.
Dedicated, experienced, and familiar with the complexity of cross-border property transactions, from the first call to the final remittance.
Focused entirely on NRIs
Whatever your situation, we've seen it. NRI cases are all we handle, which means the moment you reach out, you're talking to someone who already knows the landscape and exactly what needs to happen next.
One point of contact from start to finish
You speak directly with the person handling your case. Not a chatbot, not a junior, not a rotating team. The same person who takes your first call is the one filing your documents, chasing the bank, and confirming your repatriation. You always know who to reach and exactly where things stand.
We handle everyone, so you don't have to
Selling property in India from abroad means coordinating your buyer, their lawyer, your bank, a CA, and the Income Tax Department, all from a different time zone. We take that off your plate entirely. No figuring out who does what. No chasing multiple people for updates. One call, everything moves.
No surprises, no radio silence
One of the most common complaints NRIs have with service providers in India: you hand over your documents and then hear nothing for weeks. We give you clear updates at every stage: Form 128 (earlier Form 13) status, TDS, bank confirmation, Form 145/146 (earlier 15CA/15CB) and repatriation, in plain language, at a time that works for your time zone.
Timelines, documents, coordination, and what happens at each step.
Whether you're planning a sale, preparing for repatriation, or simply want clarity on NRI tax rules, we handle the entire process end-to-end with complete compliance.
📅 Schedule 1:1 →No charge for the first call. Just clarity.
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