🇨🇦 Valuing your Indian property from Canada
The CRA form that catches Canadians out, and the provincial nominee rule that literally asks for our report.
Where Canada rules reach your Indian property
T1135 cost amount
Once your specified foreign property crosses one hundred thousand Canadian dollars in cost, it gets reported. If you inherited the property there is no receipt, so the cost amount has to be established properly rather than guessed.
BC and Manitoba PNP
The BC entrepreneur stream asks in writing for a third party real estate valuation completed in the last two years by an appraiser certified by the jurisdiction. For Indian property that is us.
Express Entry
Property equity does not count toward proof of settlement funds. IRCC says so plainly. We would rather tell you that than sell you a report you do not need.
Family property
Ontario asks for value at three dates, marriage, separation and today. BC and Alberta need two. We prepare all of them together.
T1135 runs on cost, not market value
Once the total cost amount of your specified foreign property passes one hundred thousand Canadian dollars at any point in the year, the Canada Revenue Agency wants it reported. The form asks what the property cost, not what it is worth today.
For inherited property there is no purchase price, so Canadian law generally treats you as acquiring at fair market value on the date of the previous owner's death. That date of death figure is your cost amount and your adjusted cost base. It is a retrospective valuation, converted at the rate applying on that date.
Express Entry: property does not count
Immigration, Refugees and Citizenship Canada states that equity on real property cannot be used as proof of settlement funds. No valuation changes that. You need bank letters. Plenty of firms will sell you the report anyway.
Provincial nominee streams, where it genuinely is required
The British Columbia entrepreneur route asks for a third party real estate valuation completed within the last two years by an appraiser certified by the jurisdiction where the property sits. For Indian property that means a verifiable Indian registration number on the report. Manitoba and other business streams apply similar tests.
Family property, and the dates
Ontario equalises net family property and wants value at marriage, at separation and today. British Columbia and Alberta generally need two dates. These are retrospective valuations and must be commissioned as such, so ask your lawyer which dates the pleadings use before instructing anybody.
The mismatch to expect
Your Canadian cost base and your Indian cost base will differ. You will compute two gains under two systems, with treaty relief preventing double taxation on the same income. Both numbers need evidence.
Clients we look after in Canada
WhatsApp is easiest for everyone, and it works from any country without a local number. Send the property details and you get the fee and the timeline back, usually within six hours.
The reports Canada clients ask for most
Divorce and Foreign Court Valuation
A report written for a judge who has never seen an Indian title document, with an independence declaration and your valuer's CV attached.
Read more →Probate and Estate, Date of Death
Value as at the date of death, in rupees and in your currency, ready for probate here and for the estate filing there.
Read more →Visa and Net Worth Valuation
The property valuation that sits behind your CA's net worth certificate, in the format immigration officers expect.
Read more →Valuations for NRIs in other countries
Living in Canada? Let us tell you which report you actually need.
Tell us the situation in your own words. Two minutes on WhatsApp usually settles which report it is, what date it has to be as at, and which papers to dig out first.