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TDS on Property Sale Calculator (Form 141/26QB)

Calculate the TDS deductible on a property sale under Section 393(1) of the Income-tax Act, 2025 (resident sellers, filed via Form 141/Schedule B — the old Section 194-IA/Form 26QB before 1 April 2026) or Section 393(2) (NRI sellers, old Section 195), plus the state stamp duty on the transaction — and any interest or late fee for a delayed deposit.

Property Sale Details
Used only to estimate the state's stamp duty/registration cost below — the TDS rate itself is a flat national rate under the Income Tax Act, not state-dependent.
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As assessed by the sub-registrar for stamp duty. If this is higher than the sale consideration, TDS is computed on this value instead.
Without a valid PAN, TDS under Section 206AA is deducted at 20% instead of 1%.
The TDS statement (Form 141/Schedule B on or after 1 April 2026, Form 26QB before that) must be filed, and TDS deposited, within 30 days from the end of the month of deduction. A delay here attracts interest and a late filing fee.

What is Form 141 (formerly Form 26QB) and How is TDS on Property Sale Calculated?

When a property in India is sold for ₹50 lakh or more, the buyer (not the seller) is required to deduct TDS under Section 393(1) of the Income-tax Act, 2025 and deposit it with the government using Form 141 (Schedule B) — a combined challan-cum-statement filed online on the Income Tax e-filing portal — before paying the balance to the seller. Form 141 replaced the old Form 26QB (filed under the old Section 194-IA) from 1 April 2026; deals whose TDS was deducted before that date remain governed by the old form and section. This applies uniformly across every state — the TDS rate itself does not vary by where the property is located.

  • Rate: 1% of the sale consideration (or the stamp duty value, if higher) — unchanged by the Income-tax Act, 2025
  • Without a valid PAN, the rate rises to 20% under Section 397(2) (old Section 206AA)
  • No TDS is required if the consideration is below ₹50 lakh, and agricultural land is excluded regardless of value
  • Form 141/Schedule B (Form 26QB before 1 April 2026), along with the TDS payment, must be filed within 30 days from the end of the month in which TDS was deducted
  • Missing that deadline attracts interest at 1.5% per month (or part) under Section 398(3)(a) (old Section 201(1A)), plus a late filing fee of ₹200/day under Section 427 (old Section 234E), capped at the TDS amount
  • Prolonged or repeated non-filing can additionally draw a discretionary penalty of ₹10,000–₹1,00,000 under Section 461 (old Section 271H)
  • After filing, the buyer must issue Form 132 (still widely called "Form 16B") to the seller as proof of TDS, downloadable from the TRACES portal
  • If the seller is an NRI, Section 393(2) applies instead (old Section 195; not Form 141, but Form 27Q) — TDS is withheld from the first rupee, at rates for long-term (12.5%) or short-term (slab-rate, taken as 30% by default) capital gains, plus surcharge and 4% cess

What genuinely varies by state is the stamp duty paid to register the sale deed — shown above as an indicative estimate for the selected state.

Frequently Asked Questions

Do I still file Form 26QB, or has it been replaced?

It has been replaced. From 1 April 2026, Form 26QB no longer applies to new property transactions — TDS on the sale of immovable property is now reported through Form 141 (Schedule B) under Section 393(1) of the Income-tax Act, 2025. Form 26QB remains relevant only for consideration paid or credited before that date, which falls under the old Section 194-IA of the Income-tax Act, 1961.

Does the TDS rate on property sale differ from state to state?

No. TDS under Section 393(1) (resident sellers) and Section 393(2) (NRI sellers) is governed by the central Income Tax Act and applies at the same rate nationwide. Only the stamp duty charged to register the sale deed is state-specific.

Who deducts the TDS — the buyer or the seller?

The buyer deducts TDS from the amount payable to the seller and deposits it with the government (Form 141/Schedule B for resident sellers), then issues Form 132 (still widely called Form 16B) to the seller as proof.

Does this TDS apply to agricultural land?

No. Agricultural land, as defined under the Income Tax Act, is specifically excluded from this TDS — no obligation arises regardless of the sale value, the same exclusion that existed under the old Section 194-IA.

Can an NRI seller reduce this TDS?

Yes. An NRI seller can apply to the Assessing Officer in Form 13 for a lower or nil TDS deduction certificate, based on their actual estimated capital gains rather than the full sale consideration. This calculator estimates TDS on the full consideration, as is typically withheld absent such a certificate.

Is the ₹50 lakh threshold per buyer or per seller?

It applies to the total sale consideration of the property. Splitting a single property transaction across multiple joint buyers or sellers to stay under ₹50 lakh each does not exempt the transaction from TDS. Under the Income-tax Act, 2025, a single Form 141 can now cover multiple buyers or multiple sellers in one filing, as long as everyone on that side of the deal shares the same category (all individuals, or all companies) — but the ₹50 lakh threshold still applies to the total consideration, not each party's share.

What is the due date for filing and depositing the TDS?

Form 141/Schedule B (or Form 26QB, for deductions before 1 April 2026) must be filed, and the TDS deposited, within 30 days from the end of the month in which the deduction was made. For example, if TDS is deducted on 10 June, the due date is 30 days after 30 June, i.e. 30 July.

What happens if the filing is late?

Three consequences can apply: interest at 1.5% per month (or part of a month) on the TDS amount from the date of deduction to the date of deposit under Section 398(3)(a) (old Section 201(1A)); a late filing fee of ₹200 for every day of delay under Section 427 (old Section 234E), capped at the TDS amount itself; and, for prolonged or repeated non-filing, a discretionary penalty of ₹10,000–₹1,00,000 that an assessing officer may additionally levy under Section 461 (old Section 271H).

What is Form 132 (Form 16B)?

Form 132 — still widely called "Form 16B" out of habit — is the TDS certificate the buyer must download from the TRACES portal and issue to the seller after the Form 141/Schedule B (or, before 1 April 2026, Form 26QB) filing has been processed. It is the seller's proof that TDS was deducted and deposited against the sale, needed to claim credit in their own return.

Can the TDS be deposited before the property registration date?

Yes. TDS liability under Section 393(1) arises when the consideration is paid or credited to the seller — whichever is earlier — not on the registration date itself. If any payment is made before registration, the filing should be made and the TDS deposited within 30 days from the end of that month, regardless of when the sale deed is registered. In fact, many sub-registrar offices ask to see the TDS challan before they will register a high-value sale, so depositing TDS ahead of registration is common practice, not just permitted.

This calculator provides an estimate for planning purposes only — stamp duty rates and TDS provisions change periodically; confirm exact figures with your bank, buyer/seller and a qualified CA before the transaction.