What the seller actually banks
Sale price minus loan closure, brokerage, TDS, dues and repairs. Running it in month one is what makes the pricing conversation in month two possible.
Your numbers
| Brokerage including GST | — |
| TDS withheldNot a cost — it is credited against the seller's tax, but it is not cash in hand at closing. | — |
| Loan closure | — |
| Dues, repairs, legal | — |
| Cash at closing, before TDS is reclaimed | — |
| Effect of ₹1 lakh more on the priceWhat a lakh of negotiation is really worth to the seller after brokerage and TDS. | — |
Sellers think in sale price. What matters to them is what lands in the account, and the two can be a long way apart once the outstanding loan, brokerage, TDS and society dues come off.
Running this at the listing meeting does two things. It prevents the shock at closing, and it makes the pricing conversation concrete — a seller who can see the net figure engages with the asking price very differently from one arguing about a headline number.
What comes off
Loan closure. The outstanding principal is settled from the proceeds before anything reaches the seller. Floating-rate home loans to individuals generally carry no foreclosure penalty, but confirm it with the lender rather than assuming.
Brokerage, plus GST where the agent is registered.
TDS. The buyer withholds and deposits it. It is not a cost — it is credited against the seller's tax liability — but it is not cash on the day either, and sellers consistently forget that.
Society dues, transfer charges, repairs and legal. Small individually, meaningful together.
Worked example
₹80 lakh sale, ₹22 lakh loan outstanding, 1% brokerage plus GST (₹94,400), 1% TDS (₹80,000), ₹45,000 dues, ₹60,000 repairs, ₹25,000 legal.
Deductions total roughly ₹25 lakh, leaving about ₹55 lakh — around 69% of the headline price. A seller expecting "eighty lakh" is going to be startled unless somebody said this in month one.
The line that changes negotiations
Every extra ₹1 lakh on the price is worth roughly ₹97,800 to the seller after brokerage and TDS — not ₹1 lakh. Conversely, holding out four extra months for ₹2 lakh, while paying maintenance and loan interest throughout, frequently nets less than closing now.
Capital gains tax is separate and depends on holding period, indexation and reinvestment. Send the seller to a chartered accountant before they plan around the net figure.
Questions
Is TDS an actual cost to the seller?
No — it is tax withheld and credited against their liability. But it is money they do not receive at closing, which matters if they are funding another purchase, so it belongs on the page.
Who pays society transfer charges?
It varies by society and by what the parties agree. Settle it in writing before the agreement to sell rather than discovering it in the week of registration.
Does this include capital gains tax?
No. Capital gains depend on holding period, cost of acquisition and any reinvestment relief claimed — that is a chartered accountant's calculation, not an agent's.
The number convinces. The reel gets you the call.
Buyers who run these numbers are ready to talk. PropVid turns a listing into a reel in under two minutes — 700+ templates, AI scripts, voiceover, and your logo and phone on every export.
Try PropVid free