Everything you need to know before you book

We work with NRIs exclusively. This is deliberate, not a limitation — staying focused on one audience is what lets us build genuinely deep expertise in the specific situations NRIs face: remote verification, NRI tax rates and forms, succession across borders, and property that can't be checked on in person.

Our primary coverage is the Greater Chennai Region — Chennai city, Thiruvallur, Chengalpattu, and Kanchipuram districts. For Valuation and Document Review, we also cover the rest of Tamil Nadu. Contact us if you're unsure whether your property falls within our coverage area.

PropertyChennai.com has been serving Tamil Nadu property owners since 1999. Our valuers bring over 25 years of hands-on experience in Tamil Nadu real estate — across residential, commercial, and land assessments.

Our valuers are registered with the Government of India under the Wealth Tax Act, and reports are prepared independently to the standard required for banking, legal and income tax purposes — including home loans, litigation, and capital gains or overseas tax computation. Acceptance in any specific case is subject to that bank, court or authority's own requirements.

A professional valuation is an independent, documented assessment of your property's fair market value, prepared by a government-registered valuer. Unlike broker estimates — which are often aspirational or sales-driven — our valuations are based on site inspection, comparable market data, and regulatory guidelines. The report is signed, stamped, and legally valid.

A broker's estimate serves their purpose — to close a deal. It may be inflated to attract sellers or deflated to attract buyers. A registered valuation is objective, evidence-based, and legally defensible. Banks require it for loans. Courts rely on it in disputes. Tax authorities use it for capital gains calculations.

We value residential flats (2 BHK, 3 BHK, 4 BHK), independent houses, villas, and vacant land up to 10,000 sq ft — all at a flat published fee. Commercial buildings, industrial properties, and larger land parcels are quoted on enquiry.

Mandatory: Sale Deed / Title Document, Patta, Encumbrance Certificate (EC), Property Tax Receipt. Helpful (not mandatory): floor plan, approved building plan, recent property photos. After booking, you send documents by email or WhatsApp — no physical submission needed.

For properties within Chennai: 2–3 working days from document receipt. For properties in Tamil Nadu outside Chennai: 5–7 working days. A site visit is included as part of the valuation process.

Because our valuers are Government of India registered, the reports are prepared to the evidentiary standards typically required by nationalised and private banks (for home loans and mortgage), civil courts (for litigation and partition matters), and income tax authorities (for capital gains and overseas tax). Final acceptance in any specific case remains at the discretion of that institution.

Yes — at no extra charge. Our flat per-property-type fee covers any purpose (capital gains, overseas tax, litigation, succession) and any valuation date (as on today, backdated, or as on 1-4-2001), with no surcharge on top.

Every visit includes a written report with photographs, delivered within one working day. The report covers the condition of the property, occupancy and usage checks, and any concerns or flags the inspector identifies.

The site visit happens within 2 working days of booking confirmation. The written report with photos is delivered within 1 working day after the visit.

Yes. Unauthorized occupancy verification is one of the six checks covered on every visit. We assess and document the occupancy situation and provide a factual report that can be used for legal proceedings if required.

Every visit is booked individually — there's no recurring plan. Most owners book a single visit for a specific need (occupancy check, tenancy verification, a handover, or a concern that's come up), then book again whenever they want another check. Flat fee per visit, based on property type.

Yes. When you provide a site contact (tenant, caretaker, or neighbour), we coordinate access directly with them for the visit. You don't need to be involved in the logistics.

We check: sale deed, parent documents, Encumbrance Certificate (EC) and EC flow, Patta, FMB (Field Measurement Book), approved building plan, planning permits, RERA details, and legal heirship where applicable. Everything is checked digitally — no site visit required, any property size. All of this is covered under our flat ₹3,500 fee, before it goes to your advocate.

Yes. If you don't have the Sale Deed, you can provide the Survey Number, Village Name, Taluk, and SRO (Sub-Registrar Office) name. We trace the property through government records and proceed with the review.

The report is delivered within 2 working days of receiving the required details or documents.

No. The entire service is digital. You send us the documents or property details by email or WhatsApp, and we send you the report the same way. Ideal for NRIs and outstation buyers.

We report exactly what we find — clearly and factually. If there is an encumbrance, a gap in the title trail, or a mismatch in records, we document it in the report. This is not a legal title opinion — for anything that needs correcting, we refer you to a qualified advocate.

Absolutely — our services are specifically designed with NRIs in mind. Valuation, document review, and monitoring reports are all delivered digitally. You share documents via email or WhatsApp, we handle everything on the ground, and you receive professional reports without needing to travel.

By email to propertychennai@axium.co.in or via WhatsApp. Scanned copies or clear phone photos of documents are acceptable. We confirm receipt promptly and let you know if anything is missing.

Yes. All reports are prepared and delivered in English.

Yes, at no extra charge — overseas tax computation is covered under our standard flat fee, no surcharge. The report is formatted in a way that overseas tax authorities commonly work with, though we recommend confirming specific requirements with your tax advisor in your country of residence.

No. We handle the on-ground work — valuation, document review, monitoring — entirely on your behalf. You provide documents and authorization remotely; we coordinate with local contacts. Many of our NRI clients complete the entire process without a single trip to Chennai.

Form 146 is a certificate from a Chartered Accountant confirming applicable taxes on the remittance have been paid. Form 145 is the declaration filed on the Income Tax portal before repatriating sale proceeds. These replaced Forms 15CB and 15CA effective 1 April 2026 — the process is unchanged, only the numbers changed. Our valuation report is a required input for your CA to compute the tax liability and issue Form 146.

Yes. A Power of Attorney (POA) is commonly used by NRIs to authorize a trusted person in India to execute the sale. It must be notarized in your country of residence and attested by the Indian consulate. The key risk is an attorney acting beyond the scope — so the POA should be specific to a particular property and transaction, not general. We recommend consulting a property lawyer before granting a POA.

Typically 4–8 weeks from the date of sale registration, assuming all tax compliances (TDS, Form 145/146) are in order and your bank's foreign outward remittance process is set up. A clean valuation report and clear title history speeds up the bank's verification considerably.

Our reports are prepared by an IBBI Registered Valuer to meet the standards typically required by major Indian banks and the Income Tax Department of India. For overseas purposes, they are commonly used by NRIs filing with HMRC (UK), IRS (USA), CRA (Canada), and ATO (Australia) to compute capital gains on Indian property. We recommend confirming specific submission formats with your overseas tax advisor.

We accept payment via bank transfer (SWIFT/wire), Wise (formerly TransferWise), or Razorpay international payment links. We send you a payment link once the scope is confirmed. Full payment is collected before report delivery. No cash payment is required at any stage.

We flag all visible encroachments in our monitoring report and legal irregularities in our document review report. We do not resolve disputes — but our reports give you a clear, documented picture of the situation, which is essential before engaging a lawyer or deciding to proceed with a sale.