If you have sold a property in India as an NRI, you will encounter Form 145 and Form 146 before the money can be transferred to your foreign bank account. These replaced Forms 15CA and 15CB effective 1 April 2026 — the process is the same, only the form numbers changed. Many NRIs are surprised to discover this step — and some lose weeks of time scrambling to understand what these forms are and who prepares them.
This guide explains both forms clearly, so you know exactly what is required and why.
What is Form 146?
Form 146 is a certificate issued by a Chartered Accountant (CA) in India. It certifies that the TDS on the property sale has been correctly calculated and deducted in accordance with the Income Tax Act and the applicable Double Taxation Avoidance Agreement (DTAA) between India and your country of residence.
Your CA will examine the nature of the transaction, the TDS already deducted, and the applicable DTAA to confirm that the remittance is permissible. Form 146 must be obtained before Form 145 is filed. Not sure what your TDS should actually be? Our free TDS & capital gains estimate — included with a valuation — shows the gap between the default withholding and what you likely owe.
What is Form 145?
Form 145 is a declaration filed by the remitter (in this case, the buyer or the NRI's bank) with the Income Tax Department. It declares that the remittance is being made after the tax liability has been determined, and that the amount is above the exemption threshold.
Form 145 is filed online on the Income Tax e-filing portal. The filing must reference the Form 146 certificate number issued by your CA.
Who Prepares Each Form?
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Form 146 Prepared and digitally signed by a Chartered Accountant registered with ICAI. Your CA in India handles this. It requires the property sale agreement, TDS certificates (Form 16A), passport copy, and the valuation report.
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Form 145 Filed by the remitter on the Income Tax portal after receiving Form 146 from the CA. In practice, your CA often files this on your behalf with a power of attorney.
Documents Your CA Will Need
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Property Valuation Report An IBBI-registered valuation report establishing the fair market value of the property — used to verify TDS was calculated on the correct base amount.
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Sale Deed (Registered Copy) The registered sale deed confirming the final sale price and the parties to the transaction.
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TDS Certificate — Form 16A Issued by the buyer after depositing TDS with the Income Tax Department. Confirms the amount deducted and the date of deposit.
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PAN Card Your Indian PAN (Permanent Account Number). If you do not have one, apply immediately — it is mandatory for property sales and tax filings.
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Passport and Visa Copies To establish your NRI status and country of residence, which determines the applicable DTAA.
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DTAA Certificate of Residence Issued by the tax authority in your country of residence. Used to claim lower TDS rates available under DTAA.
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NRO Bank Account Details The proceeds must first land in your NRO account in India before repatriation. Your bank statement and account details are required.
Timeline
In our experience, a well-prepared Form 146 and Form 145 filing takes 5 to 10 working days once all documents are in hand. Delays almost always stem from missing documents — especially the TDS certificate or the DTAA residency certificate.
Plan ahead: the buyer's bank will not release the funds until both forms are in place, so delays here delay your entire repatriation.
