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  4. TDS Calculator
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Tax

TDS Calculator — Mumbai FY 2025-26

Tax Deducted at Source (TDS) in Mumbai (Maharashtra) applies to salary income (Section 192), FD interest at 7.1% above Rs 5.6L principal (Section 194A), rent above Rs 5.4L/year (Section 194-I), and property purchases above Rs 50L (Section 194-IA). Salary TDS at the average Rs 12.0L CTC: approximately Rs 0/month under the new regime.

Verified Formula|Source: Income Tax Department, Government of India|Last verified: April 2026Methodology

TDS Details

PAN Available

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TDS Rate

10%

TDS Amount

₹50,000

Net Receivable

₹4,50,000

Annual TDS

₹6,00,000

Section 194A

TDS on Interest other than securities (FD, RD, etc.)

Threshold: ₹50,000 — TDS applies only if payment exceeds this limit.

TDS Computation

Gross Amount₹5,00,000
TDS @ 10% (Section 194A)- ₹50,000
Net Receivable₹4,50,000
Annualized TDS (x12)₹6,00,000

TDS Breakdown

TDS Rate Chart — Key Sections

SectionNature of PaymentTDS RateThreshold
192SalarySlab rateBasic exemption limit
194AInterest on FD/RD10%Rs 40,000 (Rs 50,000 for seniors)
194I(a)Rent — Plant/Machinery2%Rs 2,40,000 p.a.
194I(b)Rent — Land/Building10%Rs 2,40,000 p.a.
194JProfessional/Technical Fees10%Rs 30,000 p.a.
194HCommission/Brokerage5%Rs 15,000 p.a.
194IAProperty Sale1%Rs 50,00,000
194CContractor Payments1% / 2%Rs 30,000 (single) / Rs 1,00,000 (aggregate)
194BLottery / Game Show Winnings30%Rs 10,000
194NCash Withdrawal2% / 5%Rs 1 Cr (filers) / Rs 20L (non-filers)

Verify Your TDS on Form 26AS

All TDS deducted by payers is reflected in your Form 26AS (Annual Tax Statement), available on the Income Tax e-filing portal. Cross-verify the TDS amounts before filing your return to claim accurate credit and avoid mismatches.

TDS in Mumbai: Complete Section-by-Section Guide for FY 2025-26

Tax Deducted at Source (TDS) is how the Indian government collects income tax at the point of payment rather than waiting for annual return filing. For Mumbai (Maharashtra) residents, TDS arises across multiple income streams — salary from employers in the Bandra Kurla Complex (BKC) area, FD interest from Mumbai bank branches, rent payments in localities like Bandra and Andheri, and property transactions. Understanding which TDS sections apply — and when — prevents compliance gaps and interest charges. Mumbai hosts Asia's oldest stock exchange (BSE, est. 1875), SEBI headquarters, and NSDL — making it the only city where you can physically visit all three equity market pillars. Maharashtra's professional tax at Rs 2,500/year is the highest in India.

Section 192 — TDS on Salary in Mumbai

Employers in Mumbai — including Tata Group, Reliance Industries, HDFC Bank— must deduct TDS on salary under Section 192 every month. The deduction is based on the employee's estimated full-year tax liability divided by 12. Key points:

  • New regime (default from FY 2023-24): For the Mumbai average salary of Rs 12.0L, new regime TDS is approximately Rs 0/month (Rs 0/year).
  • Old regime: If you declare old regime with HRA exempt Rs 2,40,000/year + 80C Rs 1.5L + 80D Rs 25K + NPS Rs 50K, monthly TDS drops significantly. Submit Form 12BB by April with investment proofs and rent receipts.
  • Form 12BB submission: Submit to your Mumbaiemployer with rent receipts (landlord PAN if rent > Rs 1L/year), investment proofs, and home loan interest certificate. This reduces monthly TDS to match your actual liability.
  • No PAN penalty: If no PAN is on record, TDS is deducted at 20% instead of applicable slab rates — a significant cost for new employees or those with PAN issues.

Section 194A — TDS on FD Interest in Mumbai

Banks in Mumbai offer FD rates averaging 7.1% per annum. TDS under Section 194A is deducted at 10% when annual interest from a single bank branch exceeds:

  • Rs 40,000 for individuals below 60 years (general threshold)
  • Rs 50,000 for senior citizens (60 years and above)

At Mumbai's average FD rate of 7.1%, the principal amounts that trigger TDS:

  • For general individuals: Rs 5.6L FD generates Rs 40,000/year interest — TDS applies above this.
  • For senior citizens: Rs 7.0L FD generates Rs 50,000/year interest — TDS applies above this.
  • On a Rs 10L FD at 7.1%: annual interest is Rs 71,000, TDS deducted is Rs 7,100/year (10%).
  • On a Rs 5L FD at 7.1%: annual interest is Rs 35,500, TDS deducted is Rs 3,550/year (10%).

Avoid TDS using Form 15G/15H: If your total income is below the basic exemption limit (Rs 2.5L old regime, Rs 4L+ new regime), submit Form 15G (below 60 years) or Form 15H (60+ years) to your Mumbai bank branch at the start of each financial year. This prevents TDS deduction entirely. Note: Form 15G/15H is a self-declaration — do not submit it if your income exceeds the taxable limit.

Section 194-I and 194-IB — TDS on Rent in Mumbai

Rent TDS in Mumbai depends on who is paying the rent:

  • Section 194-I (Companies / Firms / HUFs): TDS at 10% if annual rent exceeds Rs 2,40,000. With Mumbai rents at Rs 45,000/month (Rs 5,40,000/year), this threshold is crossed. TDS applicable: Rs 54,000/year (10% on Rs 5,40,000).
  • Section 194-IB (Individuals / HUFs not subject to tax audit): TDS at 5% if monthly rent exceeds Rs 50,000. Mumbai average 2BHK rent is Rs 45,000/month — this does not exceed Rs 50,000/month, so individual tenants are NOT required to deduct TDS under 194-IB. Only companies/firms/HUFs above the 2.4L annual threshold need to comply.

Landlord implications: If TDS is deducted on your Mumbai rental income, the amount appears in your Form 26AS and can be claimed as credit when filing your ITR. Annual rental income from a 2BHK at Rs 45,000/month is Rs 5,40,000— taxable as "Income from House Property" after a standard 30% deduction and municipal taxes. The net taxable rental income is approximately Rs 3,78,000.

Section 194-IA — TDS on Property Purchase in Mumbai

When you purchase property in Mumbai costing more than Rs 50 lakh, the buyer must deduct TDS at 1% of the property value under Section 194-IA. At Mumbai's average price of Rs 18,500/sqft:

  • A 750 sqft flat costs approximately Rs 138.8L. This exceeds Rs 50L — TDS of Rs 1,38,750 (1%) must be deducted by the buyer and deposited via Form 26QB within 30 days.
  • Form 26QB compliance: Buyer files Form 26QB online on the IT portal, pays TDS, and provides Form 16B (TDS certificate) to the seller. This is in addition to stamp duty (6% = Rs 8,32,500) and registration charge (1% = Rs 1,38,750) in Maharashtra.
  • Seller's view: The 1% TDS deducted by the buyer appears in the seller's Form 26AS and is offset against the seller's capital gains tax liability when filing ITR. If capital gains tax is lower than 1% of sale value, the surplus TDS is refunded.

Section 194J — TDS on Professional Fees in Mumbai's Services Economy

Mumbai's thriving Financial Services sector generates substantial professional fee payments. Under Section 194J, TDS applies at:

  • 10% for professional services (lawyers, doctors, chartered accountants, consultants) — applicable when total fees from one payer exceed Rs 30,000/year.
  • 2% for technical services and call centres — a rate specifically relevant for Mumbai's IT services and ITES companies.

Freelancers and independent consultants in Mumbai's Bandra Kurla Complex (BKC) district earning Rs 30,000+ from a single client must ensure their clients deduct TDS correctly. The TDS certificate (Form 16A) should be collected quarterly and cross-checked with Form 26AS before ITR filing.

TDS Refund: How Mumbai Taxpayers Get Excess TDS Back

TDS refunds are common for Mumbai professionals who:

  • Claimed HRA, 80C, and 80D deductions but employer over-deducted TDS based on a conservative estimate (a frequent issue in mid-year job changes or regime switches).
  • Paid excess TDS on FD interest but their total income is below the taxable threshold — should have submitted Form 15G/15H.
  • Sold Mumbai property where buyer deducted 1% TDS (194-IA) but actual LTCG tax (at 12.5% after exemptions) was lower.

File your ITR by 31 July 2026 (FY 2025-26, without audit) and e-verify within 30 days. The Income Tax Department typically processes TDS refunds for e-verified returns within 20-45 days, directly to your bank account. Mumbai remains India's financial capital — SIP penetration here is the highest in the country, with Thane-Navi Mumbai emerging as affordable investment corridors.

Disclaimer

TDS rates and thresholds are based on the Income Tax Act as applicable for FY 2025-26. TDS at 20% applies when PAN is not available. DTAA provisions may alter rates for non-residents. Rent TDS amounts are based on Mumbai average 2BHK rents and may differ significantly for other property types. Property values are approximate. Consult a tax practitioner in Mumbai for specific TDS compliance requirements.

Frequently Asked Questions — TDS in Mumbai

How much TDS is deducted from salary in Mumbai for a Rs 12.0L CTC?

Under the new regime (default), estimated monthly salary TDS for Rs 12.0L CTC in Mumbai is approximately Rs 0(Rs 0/year). Under the old regime with full deductions declared, the TDS could be significantly lower. Submit Form 12BB to yourMumbai employer at the start of the year with your regime preference, rent receipts, and investment proofs to ensure accurate monthly TDS deduction and avoid a large lump-sum payment or refund at year end.

Does my Mumbai landlord need to pay TDS on the rent they receive from me?

It's the tenant, not the landlord, who deducts and deposits TDS on rent. If you are an individual renting a property in Mumbai at Rs 45,000/month and your monthly rent exceeds Rs 50,000, you must deduct 5% TDS on the total rent paid in March under Section 194-IB and file Form 26QC online. The landlord then receives a lower rent and can claim the TDS credit in their ITR. If your Mumbai rent is below Rs 50,000/month, individual tenants are exempt from TDS obligation (though company/firm tenants must check the Rs 2.4L annual threshold under 194-I).

At what FD size does TDS kick in for Mumbai banks at 7.1% interest?

At 7.1% annual FD rate (typical for major Mumbai banks), TDS is deducted when interest from a single bank branch exceeds Rs 40,000/year. This triggers at an FD principal of Rs 5.6L or more. For senior citizens, the threshold is Rs 50,000 (FD principal threshold: Rs 7.0L). If you split your FDs across multiple banks in Mumbai, each branch applies the Rs 40,000 limit independently — though Form 26AS will reflect all TDS deducted. To avoid TDS if your total income is below the taxable limit, submit Form 15G (or 15H for seniors) at each bank branch at the start of the financial year.

I am buying a property in Mumbai above Rs 50L. How do I pay TDS?

As the buyer of a Mumbai property above Rs 50L, you must deduct 1% TDS from the payment to the seller and deposit it via Form 26QB on the Income Tax Department portal within 30 days of deduction. After depositing, download Form 16B from the TRACES portal and hand it to the seller. If the property is worth Rs 138.8L (750 sqft at Rs 18,500/sqft), TDS is Rs 1,38,750 (1%). This is separate from stamp duty (Rs 8,32,500 at 6%) and registration (Rs 1,38,750 at 1%) paid to Maharashtra state government. Non-compliance attracts interest at 1.5%/month and a penalty equal to the TDS amount.

Mumbai's TDS landscape is the most complex in India by transaction volume and variety — as the country's financial capital, Mumbai businesses navigate TDS across salary payments to lakhs of employees, rent for premium BKC and Nariman Point offices, professional fees to SEBI-registered intermediaries, interest payments to bond holders, dividends to shareholders, and NRI remittances under Section 195. The dominant TDS themes: BFSI sector TDS on agent commissions (Section 194H — insurance agents receiving commissions from LIC, HDFC Life, ICICI Prudential), brokerage TDS (Section 194H — 5% on brokerage paid to stock brokers and commodity brokers by institutional clients), TDS on rent for commercial office space in BKC (Section 194I — 10% on rent above Rs 2.4L/year if paid by corporate to individual, HUF, or company), and the specific Section 194IA (1% TDS on immovable property purchase above Rs 50L by buyer-residents), which at Mumbai's real estate prices affects virtually every property transaction. SEBI-regulated investment advisors, fund managers, and portfolio managers receive 10% TDS on their fees under Section 194J. NRI investors receiving dividend income from Indian companies listed on BSE/NSE: 20% TDS + DTAA benefit application. TDS on foreign remittances: Section 195 applies when any person pays a sum to a non-resident — the payer must deduct TDS at applicable DTAA rate or 20% (whichever is lower) before remittance.

Key Insight — Mumbai

Mumbai's defining TDS insight is the Section 195 TDS complexity for payments to non-residents — where Mumbai's position as India's financial capital makes it the primary hub for cross-border payments including software licensing fees, royalties, interest on ECBs (External Commercial Borrowings), dividend remittances, and professional service payments to foreign entities. The core challenge: ANY person (including individuals, not just companies) making a payment to a non-resident that is chargeable to tax in India MUST deduct TDS under Section 195 BEFORE making the remittance. This applies to: A Mumbai startup paying SaaS subscription to a US company (if the US company has Indian-source income — debated but often treated as royalty at 10-15%). A Mumbai company paying interest on ECB to a foreign bank: TDS at applicable DTAA rate (UK bank: India-UK DTAA may reduce rate to 10%). A Mumbai resident paying portfolio management fees to a Singapore-based fund manager: potentially Section 195 obligation. The 15CA/15CB mechanism: Before making any foreign remittance, the remitter must: (1) File Form 15CA online (declaration of nature of payment and TDS deducted). (2) Obtain Form 15CB from a Chartered Accountant who certifies the applicable TDS rate, treaty benefit, and nature of income. DTAA benefits: India has comprehensive tax treaties with USA, UK, UAE, Singapore, Netherlands, Mauritius, etc. DTAA rates for royalties, dividends, interest are typically 5-15% vs domestic rate of 20%+ without treaty. Mumbai companies using Mauritius-route investment structures must now evaluate GAAR implications for DTAA benefit claims (post-2017 Indo-Mauritius protocol changes).

Mumbai's Financial Context and TDS Calculator

Maharashtra resident TDS obligations: Section 192 salary TDS — employer computes annual tax liability and deducts monthly. New vs old regime choice: employee must declare preferred regime by April of financial year. Section 194I: 10% TDS on rent exceeding Rs 2.4L/year (land, building, furniture, fittings). 2% TDS on plant, machinery, equipment rent. Rs 2.4L annual threshold = Rs 20,000/month — most Mumbai commercial leases far exceed this. Section 194J: 10% TDS on professional or technical fees above Rs 30,000/year. 2% TDS on call centres and technical services. Section 194H: 5% TDS on commission/brokerage above Rs 15,000/year. Section 194C: 1% TDS on contractor payments to individuals/HUF; 2% for companies. Section 194A: 10% TDS on interest from banks/FDs above Rs 40,000/year (Rs 50,000 for senior citizens). Section 194IA: 1% TDS on purchase of immovable property above Rs 50L (buyer deducts). Section 195: TDS on payment to non-residents at applicable treaty/statute rate. TAN mandatory for all TDS deductors. TDS return: Form 26Q (non-salary), Form 24Q (salary), Form 27Q (NRI payments) quarterly. TDS certificate: Form 16 (salary), Form 16A (non-salary).

BFSI Sector TDS — Insurance Agent Commission, Brokerage, and Mutual Fund Distributor Payments

Mumbai's financial services sector generates enormous TDS volumes from commission and brokerage payments. Key TDS obligations in Mumbai's BFSI ecosystem: Insurance commission (Section 194D): LIC, HDFC Life, ICICI Prudential, SBI Life pay commission to agents and advisors. TDS rate: 5% on commission exceeding Rs 15,000 per year from a single insurer. LIC specifically: agents receiving >Rs 15,000 annual commission → 5% TDS (10% if PAN not furnished). Form 16A issued quarterly by insurer. Insurance agent GST registration: if commission income >Rs 20L → must also collect 18% GST from insurer on commission — separate compliance. Stock brokerage TDS (Section 194H): when institutional investors pay brokerage to stock brokers → 5% TDS on brokerage amount. But individual retail investors' brokerage: typically exempt from TDS (retail brokerage is usually set off at account level, not separately paid). Mutual fund distributor commission (Section 194H): AMCs (Aditya Birla, Nippon, SBI MF) pay trail commission to distributors monthly. Trail commission >Rs 15,000/year from each AMC → 5% TDS. Mumbai's large IFA (Independent Financial Advisor) community receives trail commission TDS certificates from 10-20 AMCs quarterly → consolidates all Form 16A certificates to claim TDS credit in ITR. Section 194DA (insurance maturity proceeds): when a Mumbai policyholder receives maturity proceeds from a life insurance policy (not death claim) that are taxable (i.e., policy where premium exceeds 10% of sum assured in any year post-2012): insurer deducts 1% TDS on maturity amount. Policyholder may be in 0% tax bracket → files ITR, claims TDS refund. This is particularly common for HNI Mumbai investors who bought ULIPs or high-premium traditional plans.

Section 194IA — Mumbai Property Buyer TDS Compliance and Form 26QB Filing

Given Mumbai's astronomical property prices (even 1BHK apartments in Chembur or Thane routinely exceed Rs 50L), Section 194IA TDS affects nearly every property purchase in the city. The buyer's obligation: Every buyer purchasing immovable property (land, building, apartment) for a consideration exceeding Rs 50L from a RESIDENT seller must: Deduct 1% TDS on the ENTIRE consideration amount at the time of each payment (advance, installment, or final payment). Obtain seller's PAN. File Form 26QB online on Income Tax portal for each transaction. Deposit TDS within 30 days of deduction. Issue Form 16B to seller within 15 days of filing 26QB. Mumbai-specific example: Buyer purchases a 2BHK in Powai for Rs 1.5Cr. Agreement value: Rs 1.5Cr. Stamp duty value (ready reckoner): Rs 1.8Cr. TDS basis: HIGHER of agreement value or stamp duty value — IMPORTANT: TDS on property is on the ACTUAL consideration paid if both are above Rs 50L. If stamp duty value is higher (as in Mumbai), TDS on the higher value (Rs 1.8Cr). Wait — actual CBDT guidance: Section 194IA TDS is on the CONSIDERATION PAID not on stamp duty value. So TDS on Rs 1.5Cr = Rs 1.5L (1%). Seller receives Rs 1.5Cr - Rs 1.5L TDS = Rs 1.485Cr + TDS certificate. Seller claims Rs 1.5L as TDS credit in their ITR. Common Mumbai buyer errors: (1) Not deducting TDS on advance payment (registered agreement paid before registration → TDS must be deducted at that point). (2) Calculating TDS only on the final payment, ignoring multiple installments (each payment requires TDS deduction). (3) NRI seller scenario: different Section 195 applies (not 194IA) → higher TDS rates and Form 27Q.

More Questions — TDS Calculator in Mumbai

I'm a Mumbai company paying Rs 5L/month rent for our BKC office to an individual landlord. What TDS do I deduct, and what are the filing requirements?

Office rent TDS — Section 194I: TDS rate: 10% on rent of land, building, or furniture/fittings. Rs 5L/month = Rs 60L annual rent → well above Rs 2.4L threshold. Monthly TDS: Rs 5L × 10% = Rs 50,000. Payment to landlord: Rs 5L - Rs 50K = Rs 4.5L. Monthly TDS deposit: TDS deducted in each month must be deposited to government by 7th of the following month (or 30th of April for March deductions). TAN: your company must have a TAN (Tax Deduction Account Number) obtained from NSDL/UTIITSL. File Form 26Q: quarterly TDS return containing all non-salary TDS deductions. Quarters: Q1 (April-June), Q2 (July-September), Q3 (October-December), Q4 (January-March). Due dates: Q1: 31 July; Q2: 31 October; Q3: 31 January; Q4: 31 May. Issue Form 16A to landlord within 15 days of filing 26Q for each quarter. Landlord claims the Rs 6L annual TDS credit in their ITR against their rental income tax. Special case: if landlord is a COMPANY (not individual/HUF), TDS rate remains 10% — same. If landlord provides a GST invoice (commercial rent at 18% GST): the GST amount is EXCLUDED from TDS base — TDS is on the base rent only (not GST). Example: Invoice: Rs 5L base + Rs 90K GST = Rs 5.9L total. TDS: 10% × Rs 5L = Rs 50K (not 10% of Rs 5.9L). Pay: Rs 5.9L - Rs 50K = Rs 5.4L. The GST amount is fully paid to landlord (who remits it to government). If multiple offices at different locations: separate TAN usage but same TAN — just different challan details per property.

My Mumbai company is paying USD 50,000/year as SaaS subscription to a US software company. My CA says I need to deduct TDS. Is this correct, and at what rate?

Foreign SaaS payment TDS under Section 195 — analysis: Whether TDS applies depends on the nature of the payment: SaaS subscription is typically a ROYALTY payment under Indian income tax law if it involves a right to use computer software. Section 9(1)(vi) deems royalty as India-sourced income if paid by a person resident in India (your Mumbai company) even to a foreign entity. If the US company has no PE (Permanent Establishment) in India and payment qualifies as royalty: TDS under Section 195 applies. Rate: Without DTAA benefit: 10% (royalty rate under Section 115A). With India-USA DTAA benefit: Article 12 of India-US DTAA — royalties taxable at 15% in India (higher than 10% domestic!). So for US companies: domestic rate of 10% is BETTER than DTAA rate of 15% for royalties. Use domestic rate. TDS: 10% of USD 50,000 equivalent = approximately Rs 4.17L (at USD/INR 83.5). Process: (1) Apply for DTAA certificate from US company (Form 10F) to confirm no PE in India. (2) File Form 15CA (Part C — for amounts exceeding Rs 5L requiring CA certificate). (3) Obtain Form 15CB from your CA certifying nature of payment and applicable TDS rate. (4) Deduct 10% TDS before remittance. (5) File Form 27Q quarterly. (6) US company can claim India TDS credit in US tax return under foreign tax credit provisions. Controversy: CBDT Circular 1/2014 and subsequent SC rulings (Engineering Analysis Centre of Excellence SC 2021) held that purchase of off-the-shelf (COTS) software is NOT royalty. Custom SaaS with access to source code = royalty; standard SaaS subscription (using software as a service, no source code access) = potentially NOT royalty. If not royalty: Section 195 still applies if business connection in India or PE exists. If no PE and not royalty: potentially no TDS obligation. Given the legal uncertainty: consult your CA — most Mumbai companies deduct 10% TDS to be safe, especially post-SC rulings.

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