Selling your investment in Dholera SIR is only half the job; the real task is moving your money back to your home country. As of September 2026, the process of repatriating funds from a Dholera property sale is governed by RBI and FEMA guidelines, alongside updated Income Tax Act, 2025 compliance forms that took effect from 1 April 2026. Whether you are moving money to the USA, UK, or UAE, this guide covers everything from NRO-to-NRE fund transfer to the current Form 145 and Form 146 remittance process, so your profit reaches you correctly.
Can NRIs Take Money Back from Dholera?
Many investors ask whether their money will get “stuck” in India after a Dholera plot sale. The answer: you can repatriate 100% of your legal funds, subject to RBI Master Directions and FEMA compliance. The exact process depends on whether you originally bought the property using foreign funds (NRE/FCNR) or local Indian income.
RBI Guidelines for NRI Property Repatriation
Most of the repatriation process is handled digitally through the Income Tax e-filing portal and your Authorised Dealer (AD) Bank.
- Number of Properties: You can repatriate the sale proceeds of up to two residential properties without special RBI permission.
- Inherited Property: Sale proceeds of inherited Dholera property can also be repatriated, but you will need documents such as a Will or Succession Certificate to establish ownership.
NRO to NRE Fund Transfer: The $1 Million Rule
When you sell your Dholera plot, the buyer typically deposits the sale proceeds into your NRO (Non-Resident Ordinary) account. To move this money abroad, you generally transfer it from your NRO account to your NRE account or directly to your foreign bank.
- The Limit: You can transfer up to USD 1 million per financial year from your NRO account, under RBI’s remittance rules.
- The Process: This transfer requires a Chartered Accountant’s certification confirming that applicable taxes on the property sale have been paid.
LTCG Tax on NRI Property Sale: Current Rules
For property sold on or after 23 July 2024, long-term capital gains (LTCG) for NRIs are taxed at a flat rate of 12.5% (plus applicable surcharge and cess), for property held more than 24 months. Unlike resident sellers, NRIs do not have the option to choose 20% with indexation — the 12.5% flat rate without indexation applies.
Check the Double Taxation Avoidance Agreement (DTAA) between India and your country of residence — it can help ensure you are not taxed twice on the same profit. Your TDS certificate (Form 16A) can typically be used to claim a tax credit in your home country, subject to that country’s rules.
Important Update: Form 15CA/15CB Are Now Form 145/146
This is a significant compliance change NRIs should know about. From 1 April 2026, under the Income Tax Act, 2025, the familiar Form 15CA and Form 15CB have been replaced:
- Form 15CA → now Form 145 (the remitter’s own declaration, filed on the tax portal)
- Form 15CB → now Form 146 (the Chartered Accountant’s certificate, required in specified cases)
The core requirements are largely unchanged — a CA certificate is still generally needed above the applicable threshold, and the four-part structure (Parts A, B, C, D) continues. Remittances made before 1 April 2026 on the old forms remain valid; any new remittance now must use Form 145/146. If your bank or advisor still refers to “15CA/15CB,” confirm they are actually processing it under the current Form 145/146 framework.
Form 146 (CA Certificate): Your Chartered Accountant verifies the correct purpose of remittance and confirms that applicable LTCG tax has been paid before certifying the transfer.
Form 145 (Remitter Declaration): This is your own online declaration on the tax portal, filed based on the information in Form 146 (where applicable).
Once both are filed, your AD Bank processes the outward remittance and converts your funds into your local currency.
Step-by-Step: Repatriating Funds from an NRO Account
- Sale Agreement: Confirm the sale deed is registered and the buyer paid via bank transfer.
- TDS Deposit: Collect Form 16A from the buyer confirming tax was deducted at source.
- CA Certification: Complete the current Form 145/Form 146 process with your CA.
- Bank Application: Submit the repatriation request to your Authorised Dealer (AD) Bank.
- Purpose Code: Confirm the correct RBI purpose code for a property-sale remittance with your bank — codes can be updated, so verify the current one rather than assuming.
- Transfer: The bank converts the funds and initiates the remittance to your foreign account.
Common Challenges
Exchange Rate Volatility: The Rupee’s value changes daily — timing your transfer can materially affect what you receive. Incomplete Records: Keep your original Dholera property purchase documents; without them, calculating your accurate capital gain is difficult. Purpose of Remittance: Be explicit with your bank that the funds originate from a property sale, to ensure correct FEMA classification. Form Transition: During 2026, some banks and advisors may still be adjusting to Form 145/146 — confirm you are filing under the current framework rather than the discontinued 15CA/15CB.
Conclusion
Repatriating funds from a Dholera property sale is a well-established process, but the compliance forms changed in 2026 — make sure your CA and bank are using Form 145 and Form 146, not the older 15CA/15CB. Combined with correct LTCG tax payment and RBI/FEMA compliance, this keeps your exit from Dholera SIR straightforward.
FAQ
How do I transfer money from a Dholera plot sale to the USA?
Deposit the sale proceeds in an NRO account, obtain Form 146 (CA certificate) and file Form 145 (remitter declaration), then request your Authorised Dealer bank to transfer the funds to your USA account, subject to the USD 1 million per year limit.
What is the maximum limit for NRI fund transfer from India abroad?
Under RBI’s NRO repatriation rules, you can generally move up to USD 1 million per financial year from your NRO account.
Is there tax if I transfer money from an NRE account abroad?
Transfers from NRE accounts are generally tax-free and freely repatriable, since that money was originally earned or held outside India. Confirm your specific situation with a CA.
Do I still need Form 15CA/15CB, or should I use Form 145/146?
For any remittance made on or after 1 April 2026, use Form 145 and Form 146 — these have replaced Form 15CA and Form 15CB under the Income Tax Act, 2025. Filings completed before that date on the old forms remain valid.
