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Section 194IA, introduced by the Finance Act, 2013, of the Income Tax Act, 1961 contains provisions relating to TDS on transfer of certain immovable property. This provision is applicable on transfer of immovable property of Rs. 50 lacs or more.

It requires TDS to be deducted at 1% of the price being paid by the purchaser of an immovable property, irrespective of quantum of capital gains. If the seller does not have/provide a PAN, the rate of TDS would be 20%.

Salient feature of Section 194 IA are as under –

1. Provision of section 194IA are applicable in case of transfer of any immovable property of Rs. 50 Lacs or more;

2. Rate of TDS to be deducted is 1%;

3. Person purchasing the immovable property is required to deduct TDS;

4. Provisions of section 194IA are not applicable in case of sale of rural agricultural land;

5. Provisions of section 203A i.e. tax deduction account number shall not apply to the person required to deduct tax under section 194IA.

Usually, tax has to deducted, in case where books of accounts are maintained, either at the time of crediting account or payment of consideration, whichever is earlier. In case books of accounts are not maintained, tax has to be deducted at the time of paying the seller.

Such TDS would be deducted irrespective of who the seller is i.e. whether a builder or a flat owner making a sale. However, the provisions of this section does not apply on Non-Resident.

For the purposes of computation of the limit of Rs. 50 lacs, the total consideration, whether paid before 01 June 2013 or subsequently, would have to be considered.

Fortunately, the purchaser deducting such TDS is not required to comply with the cumbersome TDS procedural requirements applicable to other TDS deductors, such as obtaining a Tax Deduction Account Number, filing a TDS return, issuing a TDS certificate, etc.

The purchaser of the immovable property, who has deducted TDS, is required to deposit the amount within a period of 7 days from the end of the month in which tax has been deducted. The deposit of TDS has to be done online in form 26QB.

(Compiled by ‘Prateek Manocha’ A Student of Institute of Chartered Accountants of India)


1. CPC(TDS) releases Online Correction Facility for 26QB Statements

Mandatory Filing of Form 26QB by Buyer of Immovable Property


CPC-TDS enables online correction in form 26QB


Withholding tax Impact on Property transaction by Non-Residents Indian/Foreign Nationals


TDS on sale of Immovable Property- Beware CPC TDS issuing intimation for late deposit of TDS


TDS on sale of Immovable Property by Non-resident


TDS- Sec.194IA – Payment on transfer of certain immovable property


Transfer of Immovable Property & Income Tax – A Critical Analysis


Procedure for TDS Payment (FORM 26QB) and Generation of Form 16B


Tds On Purchase Of Immovable Property Effective 1st June,2013

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  1. CA Rajesh Kumar Gupta says:

    At the time of payment made by Bank , it should deducted TDS and deposited by assessee or banker (on behalf of assessee) to the credit of CG.

  2. Prithviraj Singha says:

    Hi, I am a resident of US, but having PAN no and maintaining a NRO account in India. I purchased an apt by giving 116 lacs in April 2011, now I intend to sell it 170 lacs. In that case what amount the purchaser has to pay as TDS ?

  3. Prateek Manocha says:

    In my opinion you are not liable to deduct TDS because it is a mere loan. Bank had made the payment on your behalf and now you are repaying the loan.. and the property was transferred before June 1, 2013,,,so in that case,according to me, you are not liable to deduct TDS

  4. Sachin says:

    Dear all,
    Can anyone explain my doubt: Whether this provison is applicable if I have registered a Under construction property on August 2012 but Bank has already paid the money to Builder and I am now repaying EMI’s. So am I liable to deduct TDS on the amount paid to bank???

  5. Prateek Manocha says:

    In my opinion, you are liable to deduct Tds on whole amount… As per my interpretation, tds should be deducted as
    1. On payment made on or after june 1st, 2013- 45 lacs + installments amt
    2. Thereafter, tds should be deducted on amount of installment.

  6. Sandeep Gala says:

    I have purchased a flat from a builder for a consideration of 75 lacs.Till date I have not entered into any agreement,I have already paid him Rs.45 lacs till 31/05/2013.Further i have to pay him in instalments and on the final payment the builder will enter into agreement.Am i liable to deduct tds and if yes on what amount.

  7. Prateek Manocha says:

    The bank is merely discharging teh obligation of the purchaser who is responsible for making payment of the purchase price, and the purchaser is therefore required to deduct TDS in respect of such amount as well. The purchaser would therefore have to request the bank/finance company to pay the seller loan amount net of TDS, the purchaser would then pay the TDS to the government, and claim reimbursement of the TDS from the bank/ finance company. of Course, explaining this procedure to the bank/finance company and convincing them is a tall task in itself, particularly as the provisions are new.

  8. Prateek Manocha says:

    In my opinion, since the cost of land acquired is less than Rs. 50 lacs, therefore, this section is not applicable in this case

  9. Jayaraj says:

    In this regard, I wish to know more about this option……….

    Recently I purchased a land for house construction in Corporation limit, which costas around 12 lakhs and also I paid around 90000 rupees for stamp duty,registration fee etc.The selller is not having PAN. Whether I am eligible for tax excemption on the any of the payment menstioned above. Hoping a positive reply

  10. Ravi Kiran R says:

    Dear Sir,

    Please clarify whether TDS will have to be deducted at the time of payment of advance towards a property purchase? technically, sale of property is completed only when the sale deed is made and is registered with the registering authority; normally, only an Agreement to Sell would be entered into while paying property advance; and there is every chance that the transaction is cancelled after property advance has been paid; sometimes, even the property advance can get forfeited; in these situations, whether it would be mandatory to deduct and remit TDS at the time of receiving property advance.

  11. Prateek Manocha says:

    Yes.. for instance, if a property agreed to be purchased for Rs. 75 lac, if payments of Rs. 30 lacs have been made before 1st June 2013, even if the payments being made after 1 june 2013 are less than Rs. 50 lacs, TDS would have to be deducted from the payments of Rs. 30 lacs as and when such payments are made…

  12. Prithviraj says:

    IF an NRI were to purchase a property in India using the option of a Bank Loan is this section applicable. Could you pls provide the particular provisions which exempt an NRI from deducting TDS.

  13. B.Chakrapani says:

    Is it correct that part of the consideration paid before 1/6/2013 has to be
    taken to determine the threshold limit of 194IA.

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June 2024