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My tenant deducts TDS on the rent. How much of it do I get back?
A tenant paying an NRI landlord must deduct tax at 30% plus cess on the gross rent. Your actual tax is on the net rent, at slab. This shows the refund the return brings back.
= ₹30K
= ₹5K
What the tenant deducted, minus the tax you actually owe
On ₹3,60,000 of rent the tenant deducts ₹1,12,320; your tax on it is ₹0 (0.0% of gross).
We file the return with the rent schedule done properly. Refunds typically land 4 to 8 months after filing.
What to do with this number
File the return that claims this refund
The excess only comes back when a return is filed with the rent, the municipal tax and the standard deduction shown correctly.
Set the tenant up to deduct correctly
Tenant TAN, Form 144 (formerly Form 27Q), the challan, and what to do when they deduct 10% by mistake.
Have the tenant deduct less in the first place
A Section 197 (now Section 395) certificate lets the tenant deduct at your real rate, so the cash never leaves.
How this is worked out
- Tenant deduction: 30% under Section 195 on the gross annual rent, plus 4% cess and any surcharge, so 31.20% here. The surcharge follows the rent the tenant pays you, which is all they can see, not your total Indian income.
- Taxable rent: gross rent less municipal tax you paid, less the 30% standard deduction under Section 24(a) on that net figure.
- Tax owed: new-regime slab rates on the taxable rent added on top of your other Indian income, plus surcharge and cess. No Section 87A rebate, as it is for residents only.
- The India-UAE treaty gives India the right to tax rent from Indian property, so no treaty rate applies; the relief is the deduction and the slab, not the treaty.
Checked against the Income-tax Act and Rules on 10 September 2026. An estimate, not advice: your return decides.