ACE Parkway 2.0 · NRI Capital Gains
The NRI Seller's Calculator — Section 54/54F Windows and the CGAS Date
NRIs who sell an Indian residential property, a plot or a long-term shareholding face the same Section 54 / Section 54F reinvestment windows as any resident seller — the statute doesn't run a separate clock for non-residents. What differs is mostly procedural: how tax is withheld at the point of sale, and the account and repatriation route for what's left over. This calculator turns your own sale details into the same indicative purchase, construction and CGAS dates a resident seller would see, with the NRI-specific pointers built into the sections below. It is educational only, promises no tax outcome, and runs entirely in your browser — nothing you type here is transmitted or stored.
At a Glance
| Who this is for | NRIs/OCIs selling Indian residential property, a plot, or long-term shares, and weighing a residential reinvestment |
|---|---|
| Reinvestment sections | Section 54 (sold a house) or Section 54F (sold anything else long-term) — same eligibility test as for resident sellers |
| What's different for an NRI | TDS withheld by the buyer under Section 195 at the point of sale — not the reinvestment windows themselves |
| Reinvestment windows | Purchase: 1 year before sale → 2 years after · Construction: up to 3 years after |
| Earliest deadline | Capital Gains Account Scheme (CGAS) deposit, due by your ITR filing date |
Why NRIs Ask This Differently
The reinvestment mechanics — which section applies, the purchase/construction windows, the CGAS deadline — read the same for an NRI seller as for a resident. What actually changes is how tax reaches the government in the first place. When the seller is an NRI, the buyer is required to deduct TDS under Section 195, not under the resident-seller rule — and that deduction is commonly computed on the full sale consideration rather than being tied to a resident-style exemption threshold. It is a materially different starting point, and it happens at the point of sale, well before your own reinvestment claim gets tested at return-filing time.
If the amount your buyer is set to withhold looks larger than your actual expected tax — for instance because a reinvestment will bring your taxable gain down — ask your CA about a Lower or Nil Deduction Certificate (Form 13) from the Income Tax Department before the sale closes. Getting the certificate in place ahead of time changes what gets withheld at source; claiming a refund for tax withheld in excess only happens later, at return-filing. Both routes exist — which one fits your timeline is a CA question, not this page's.
Indicative — confirm with your CA.
What This Tool Does — And Deliberately Doesn't
It works out three statute-level things: which section likely applies, the two reinvestment windows dated from your sale month, and the CGAS deposit date that keeps an unfinished reinvestment claimable. What it will not attempt is your actual tax, your Section 195 TDS liability, or your FEMA repatriation limit — those turn on facts only your CA and your bank can verify. Nothing you type leaves your browser; this page neither transmits nor stores your figures.
Educational tool · indicative only
Your sale, in four fields
Indicative — confirm with your CA.
Your indicative windows
Every figure below is indicative: the gain is bare subtraction, and dates entered by month come back by month. The reinvestment math reads the same whether the seller is resident or NRI — your CA anchors the real dates to your exact date of transfer, computes the real numbers, and works out your Section 195 TDS position.
Estimated long-term gain
Indicative — confirm with your CA.
Indicative — confirm with your CA.
Reinvestment windows, from your sale month
A ready or existing residential house counts as a purchase anywhere from one year before your sale to two years after it; a built or completion-linked house counts up to three years after. Your exact date of transfer is the true anchor — with only a month entered here, read these to the month, not the day.
Indicative — confirm with your CA.
Ahead of both windows: your CGAS deposit
If part of the amount is still uninvested when your return falls due, depositing the unutilised balance in a Capital Gains Account Scheme account before the filing deadline is what preserves the claim — the same mechanic for NRI and resident sellers alike. Which of your accounts can fund this, and whether it can be opened remotely, is a question for your bank and your CA.
Indicative — confirm with your CA.
Conditions the dates alone don't show
- Section 54F ownership condition: on the date of sale, not more than one other residential house besides the new one — owning more can take 54F off the table.
- TDS already withheld: Section 195 withholding by your buyer is a separate mechanic from this exemption — it is reconciled at return-filing, not lost if you claim the exemption later.
- Hold the new property: selling it again within about three years can undo the exemption claimed.
Indicative — confirm with your CA.
FEMA & Repatriation — Pointer Only
Once a reinvestment is made and any surplus proceeds sit in your account, repatriating them abroad is a separate question from the tax exemption you just claimed — the FEMA framework covers which account, what documentation (Forms 15CA/15CB) and what annual ceiling apply. This page doesn't repeat that mechanic in full: our NRI Corner carries the FEMA and repatriation pointers for ACE Parkway 2.0 buyers and sellers, and vidastu.com/nri has the complete process across projects. Confirm current limits with your bank before transferring.
Indicative — confirm with your CA.
Key takeaways
- Section 54/54F reinvestment windows run the same for NRI sellers as for residents — the statute doesn't carve out a separate clock.
- What's genuinely different is TDS: the buyer withholds under Section 195, commonly on the full sale consideration, and a Lower/Nil Deduction Certificate (Form 13) is the pre-sale route to change that — ask your CA before the sale, not after.
- An EOI at ACE Parkway 2.0 can sit inside a reinvestment window if the dates and the residential-house test line up with your facts — the EOI itself stays fully refundable and is not a booking.
- Repatriation is a separate mechanic from the reinvestment exemption; see our NRI Corner for FEMA pointers, and confirm every figure with your CA.
Frequently asked
Do Section 54 and Section 54F reinvestment rules apply to NRIs the same way as resident sellers?
Statute-level, yes: Sections 54 and 54F don't run a separate reinvestment clock for non-resident sellers — the same gain-versus-consideration test, ownership condition and reinvestment windows apply. What changes for an NRI is mostly procedural: how tax is withheld at the point of sale, and the account and repatriation route for the funds, not the reinvestment mechanics themselves. Confirm your own residential-status classification and section applicability with your CA.
How is TDS different when the seller is an NRI rather than a resident?
When the seller is a resident, TDS is deducted only above a threshold and on a narrower basis. When the seller is an NRI, Section 195 applies instead — the buyer deducts TDS on the sale without that resident-seller threshold, commonly on the full sale consideration, and the deduction, deposit and Form 15CA/15CB paperwork sit with the buyer. If the withholding looks larger than your actual expected tax, ask your CA about a Lower or Nil Deduction Certificate (Form 13) before the sale closes, rather than reclaiming the excess only at return-filing time.
If I reinvest my Indian capital gains, can that reinvestment be ACE Parkway 2.0 itself?
In principle yes — Section 54 or 54F ask for reinvestment into a residential house, not into any particular project by name, so an EOI at ACE Parkway 2.0 can sit inside your reinvestment window if the dates and the residential-house test line up with your facts. The EOI itself is fully refundable and is not a booking or allotment; whether ACE Parkway 2.0 fits your specific reinvestment plan on the exact numbers is your CA's call, and our sales desk can share the current indicative cost sheet while you plan the dates.
Can an NRI open and fund a Capital Gains Account Scheme (CGAS) account from abroad?
CGAS accounts are opened with authorised banks in India, and NRIs can generally open one, typically through an NRO route. Precisely which of your accounts can fund it, and whether it needs an in-person step or can be handled through your bank's NRI desk, depends on your bank and your country of residence — worth confirming directly with your bank and your CA well before your return-filing deadline, since it is the earliest of the reinvestment clocks.
Once I've reinvested and claimed the exemption, can I still repatriate the money abroad later?
Repatriation is a separate question from the tax exemption — claiming Section 54/54F on a reinvestment doesn't itself block you from later repatriating other eligible sale proceeds, generally from an NRO account via Forms 15CA/15CB, subject to the applicable annual ceiling. The two processes run on different tracks and different paperwork; our NRI Corner and the fuller NRI hub on vidastu.com cover the repatriation mechanics end-to-end. Confirm current limits with your bank.
Reinvesting Indian capital gains — including into ACE Parkway 2.0? Email our NRI desk with your sale details and time zone.
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