Form 16B: TDS Certificate for Sale of Property | How to Download Form 16B from TRACES?
Updated: Sep 28
When you sell or purchase property in India, it’s essential to be aware of the tax implications involved. One critical component in this process is Form 16B, a TDS certificate that serves as proof of the tax deducted at source (TDS) during the sale of immovable property. As per Section 194-IA of the Income Tax Act, a buyer is required to deduct TDS at 1% of the property value (if it exceeds Rs 50 lakhs) and deposit it with the government.
This TDS deduction helps ensure that taxes are properly accounted for and that sellers report accurate capital gains. After the TDS is deducted, Form 16B is issued to the seller, allowing them to claim credit for the amount deducted.
In this blog, we will guide you through the process of downloading Form 16B from the TRACES (TDS Reconciliation Analysis and Correction Enabling System) portal, ensuring a smooth and compliant transaction.
Table of content
Form 16B
Form 16B is an usual certificate representing Tax Deducted at Source (TDS), issued by the purchaser or buyer of the property to the seller. The tax so deducted is deposited by the deductor with the Government within the prescribed time limit. In the event of property sale, the applicable TDS is reflected through Form 16B. TDS on property is covered under Section 194-IA of the Income Tax Act, 1961. According to the said section, TDS is not applicable on agricultural and immovable properties whose sale value is less than INR 50 Lakh.
The buyer of the property should deduct TDS at the rate of 1% on the value of the property under Section 194-IA while making payment at the time of purchase of property. After depositing the TDS amount with the Government, the buyer must issue the TDS certificate, that is, Form 16B, to the seller.
Unlike Form 16, a TDS certificate for salary, and Form 16A, a TDS certificate for non-salary income, Form 16B ensures that the applicable TDS on the sale proceeds of the property is deducted.
Content of Form 16B
A Form 16B in general includes the following details:
Certificate Number
Last updated on
Name and address of the Deductor
Name and address of the Deductee
PAN of the Deductor
PAN of the Deductee
Financial Year of Deduction
Summary of Transactions
Details of Tax Deposited and Credited
Verification by the Deductor
Place
Date
Signature and full name of the Deductor
Who should Issue Form 16B?
Form 16B is a certificate issued by the buyer to the seller of the property. It acknowledges that the requisite TDS at the rate of 1% on the value of the property, where the value of the immovable property, not being an agricultural land, exceeds INR 50 Lakh, has been deducted and deposited with the Government. Form 16B is useful for the seller for claiming TDS deduction while filing the Income Tax Return (ITR).
Nature of Tax Deduction and Person Responsible to Deduct Tax
The provisions of this section are as follows:
A transfer of immovable property occurs (excluding cases of compulsory acquisition).
Immovable property refers to land, buildings, or parts of buildings, but does not include agricultural land*.
The buyer is responsible for making the payment to the resident seller for such a transfer.
The transfer involves a consideration of Rs 50 lakhs or more.
The buyer is required to deduct tax at 1% of the consideration, either at the time of credit or payment.
If the seller does not provide a PAN, tax must be deducted at 20% as per Section 206AA.
Form 26QB: TDS Return-Cum-Challan
Form 26QB is a return-cum-challan facilitating TDS payment to the Government by the buyer of the property. It must be submitted electronically for the tax deducted under Section 194-IA. The buyer should furnish Form 26QB within 30 days from the end of the month in which the TDS is deducted. For instance, if the payment is made by the buyer on 21st March and TDS is deducted on the same date, Form 26QB must be submitted by 30th April.
Where payments are made in installments, Form 26QB must be issued in respect of each installment or payment. Moreover, a separate Form 26QB must be issued for each combination of buyer and seller.
Form 26QB and Form 16B
Form 26QB is both a return and challan for remitting TDS to the government, and it must be filed electronically for tax deducted under Section 194-IA.
Due Date
Form 26QB must be filed within 30 days from the end of the month in which the deduction was made. For example, if the payment or credit was made on June 5th, Form 26QB must be filed by 5th of July.
Installment Payments
When payments are made in installments, TDS needs to be deducted for each installment, and Form 26QB must be filed for each deduction accordingly.
Multiple Parties Involved
If there are multiple buyers and sellers in the transaction, Form 26QB must be filed for each unique combination of buyers and sellers.
Example 1: If there are two buyers (B1 and B2) and one seller (S1), separate Form 26QBs must be filed for the B1-S1 and B2-S1 combinations, resulting in two forms.
Example 2: If an additional seller (S2) is involved in the same transaction, Form 26QBs must be filed for each combination: B1-S1, B1-S2, B2-S1, and B2-S2, making a total of 4 Form 26QBs to be filed.
If Payer does not hold TAN?
To deduct and pay TDS to the Government, all deductors must possess a valid TAN. Moreover, it is mandatory to make use of TAN for all the further conversations with the Income Tax Department. In case of transactions involving transfer of immovable property, individuals are unable to use Challan No. ITNS 281 without TAN. Moreover, possessing TAN only for a single transaction is also not feasible.
Therefore, Section 194-IA provides an exception to the deductor, whereby, the TDS can be deducted and deposited without the deduction of TAN using a separate Return-Cum-Challan using Form 26QB.
Due Date of Issuing Form 16B
Form 16B must be provided to the seller by the buyer of the property within 15 days from the due date of furnishing Form 26QB. Form 16B is available for download from TRACES website after Form 26QB is duly furnished.
Payment of TDS
After the generation of challan for TDS payment via Form 26QB, the deductor is provided with the option to deposit the TDS either through cheque or through demand draft. If the deductor selects the ‘Pay at Bank’ option, he will be redirected to the payment gateway of the bank. Once the amount is paid, a challan counterfoil with the CIN, payment details, bank’s name, and other information is reflected to the deductor. The challan counterfoil acts as an evidence of the TDS payment. Later on, after 5 days, the deductor can opt for downloading the Form 16B from the TRACES portal.
How to Download Form 16B?
Following are the steps to download Form 16B:
Step 1: Visit TRACES at https://www.tdscpc.gov.in/app/tapreg1.xhtml to register as a new user, if not registered already.
Step 2: If already registered, login at TRACES using the login credentials by visiting https://www.tdscpc.gov.in/app/login.xhtml.
Step 3: Navigate to Downloads Tab, select ‘Form 16B’ (for Buyer).
Step 4: Provide the details like: Assessment year, acknowledgement number of Form 26QB, and PAN of the seller.
Step 5: Under the Downloads Tab, navigate to the Requested Downloads section and download Form 16B.
Step 6: Form 16B can be downloaded or printed as per choice.
To download the Form 16B directly, visit https://contents.tdscpc.gov.in/forms/Form16B.pdf
A sample of Form 16B is presented below:
Difference Between Form 16, Form 16A, and Form 16B
The following are the differences between Form 16, Form 16A, and Form 16B:
FAQ
Q1. What is the rate of TDS on sale of property?
The Finance Bill, 2013 introduced TDS on sale of property, whereby the purchaser of an immovable property, except rural agricultural land, should deduct TDS at the rate of 1% on the value of the property while making payment to the seller. However, the sale value of the property should be INR 50 Lakh or more.
Q2. Who should deduct TDS on sale of property?
The buyer of the property should deduct and deposit TDS with the Government, while making the payment to the seller.
Q3. Is it compulsory for the buyer to possess TAN to report TDS on the purchase of a property?
No. A buyer can quote PAN in the absence of TAN, while making payment for TDS and filing the Form 26QB, in case of purchase of property.
Q4. Is it necessary to have the PAN details of the seller?
Form 16B compulsorily requires the PAN details of the buyer and seller. Hence, it is essential to have PAN details of the seller.
Q5. What is Form 26QB?
Form 26QB is a Return-Cum-Challan which is used by the deductor of the TDS while making payment at the time of purchase of property. After submission of Form 26QB, the deductor is enabled to generate Form 16B.
Q6. What is Form 16B?
Form 16B is issued by the deductor or buyer to the seller of the property. Provided the value of property is INR 50 Lakh or more. Form 16B certifies the TDS is deducted by the buyer as per the applicable provisions of TDS.
Q7. Whether the TDS should be deducted on the amount exceeding INR 50 Lakh or on the entire sale value of the property?
Under Section 194-IA, the TDS on sale of property is deducted at the rate of 1% on the entire value of property rather than only on the excess value over INR 50 Lakh. For instance, the sale value of property is INR 80 Lakh, TDS of 1% will be deducted on INR 80 Lakh and not the difference value of INR 30 Lakh.
Q8. Can the TDS payment be made in cash?
The buyer may approach the authorized bank branch for facilitating e-payment of TDS.
Q9. How are the joint parties transactions where there is more than one seller and buyer, filled in Form 26QB?
Form 26QB is a Return-Cum-Challan which should be filled by each buyer independent of each transaction. That is, a separate Form 26QB should be filled for a unique buyer-seller combination for each transaction.
Q10. If the buyer has filled Form 26QB before making the payment for TDS and has opted for the option of e-payment at a later date, then how would the payment made at a later date be synced with the Form 26QB?
The e-payment of TDS at a later date will be synchronized with Form 26QB based on the acknowledgement number generated while filing Form 26QB.
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