A founder-led practice for Australia-resident owners of Bengaluru property.
DTAA Article 6 treaty relief. Section 195/197 TDS. Form 27Q quarterly. FEMA Form 15CA/15CB repatriation. e-Khata BBMP transition. Year-1 customer relationships are personally handled by founder Abhishek Sreenivasan. WhatsApp first; the email address gets answered, but slowly.
What changes when you live in Australia.
Australia's CGT 50% discount for assets held >12 months interacts with India's indexation benefits — non-trivial planning. Negative-gearing rules permit Indian rental loss against AU income (subject to source-country tax), making Section 197 lower-TDS again material.
Compliance notes specific to Australia
- **FTC**: Australia allows Foreign Tax Credit for India-side TDS — but capped at the AU tax that would otherwise be payable. Optimise Section 197 first.
- **CGT discount**: AU CGT 50% discount for assets held >12 months by individuals. Indian property held >36 months also qualifies for India-side indexation. Both can layer.
- **Negative gearing**: AU permits net rental loss to offset other income. Indian rental income (after mortgage interest + 30% standard deduction) calculated AU-side per AU rules; loss offsets AU income.
- **FX**: AUD/INR corridor — Westpac and CBA have the cleanest NRI flows.
Service ladder — transparent, structured.
| Tier | Scope | Pricing |
|---|---|---|
| Compliance Only | Section 195/197 TDS, Form 27Q quarterly, e-Khata BBMP transition, society reconciliation | ₹40,000 / property / year |
| Property Concierge | Tenant placement, rent collection, vendor management, repairs, dispute mediation, monthly statement | 8% of monthly rent |
| Wealth Portfolio | Multi-property absentee management, Friday NRI Briefing, repatriation coordination, banker liaison | 0.5–0.8% AUM / year |
| Sale Events | End-to-end sale: curation, marketing, KYC, documentation, registration, repatriation | ₹2–3L per sale |
Banker liaison, both sides.
Australia side: CBA Private · Westpac Private · NAB Private · ANZ Private.
India side: HDFC Bank Sydney NRI · ICICI Bank Australia · Bank of Baroda Sydney.
For repatriation, we route through banker desks that offer clean Form 15CA/15CB documentation and forward-contract-friendly INR conversion. The choice of corridor matters more than most owners realise — the wrong desk can cost 0.6–1.2% in spread on every repatriation.
Australia-resident NRI owner FAQ.
What TDS rate actually applies to my Bengaluru rental income from Australia?
Default Section 195 TDS is 31.2% (30% + 4% cess). Under the India–Australia DTAA (Article 6), the treaty rate of 15% (DTAA reduces from 31.2% Section 195 default) can be claimed via Form 10F + Indian TRC stack. We file Section 197 Form 13 with the Assessing Officer to apply the treaty rate at source, typically reducing actual TDS to 5–15% based on net taxable rental.
How do I report Indian rental income on my Australia return?
ATO Income Tax Return — Foreign income section, with Indian rental as supplementary statement. ATO foreign-income disclosure mandatory for residents. Investment threshold for FATCA-equivalent reporting via banks.
We provide year-end statements in the format your accountant or tax software needs — for Australia, that means ATO Income Tax Return — Foreign income section, with Indian rental as supplementary statement.
What is the time-zone overlap for a private call?
Cal.com auto-converts to AEST/AEDT. Founder availability 18:00–22:00 IST = 22:30–02:30 AEST (next-day) / 23:30–03:30 AEDT.
Where does this work best for Australia-resident NRI clients today?
Most active engagements: Sydney (CBD, Eastern Suburbs, North Shore), Melbourne, Brisbane, Perth. Ameya is location-agnostic on the Australia side — what matters is that you own (or are about to acquire) Bengaluru property.
Begin a conversation.
Three channels. WhatsApp is fastest. Voice notes welcome.