Buying property in India as an NRI: eligibility, documents and payment basics

General information, not legal, tax or foreign-exchange advice. The rules for non-resident Indians and overseas citizens are set by the Reserve Bank of India and tax law, and they change. Confirm each point with your bank, a lawyer and a tax adviser before you commit.

Can an NRI buy property in India?

In general, yes. NRIs can usually buy residential and commercial property in India without special permission, subject to the rules of the time. Buying agricultural land, a plantation or a farmhouse is generally restricted. Rules for Overseas Citizens of India (OCI) can differ from those for NRIs, so check which category applies to you.

What documents does an NRI need?

• A valid passport, plus an OCI card if you hold one, and a visa or residence proof for the country you live in.
• An Indian PAN card, which is needed for the purchase and for tax.
• An Indian bank account, usually an NRE or NRO account, to pay from.
• Address proof in India and abroad, and recent photographs.
• For a loan, income proof and employment details from abroad, which lenders may ask for in a specific format.

How should an NRI pay for the property?

Pay through normal banking channels from your NRE, NRO or foreign-currency account, and keep every bank record. Do not pay in cash. The source of the funds affects whether you can later send the money back abroad, so ask your bank how the account you use affects that before you pay.

Can someone else buy on my behalf, and what about a power of attorney?

Many NRIs sign a power of attorney so a relative or lawyer can sign papers in India. It is a powerful document: it lets another person act for you. Use a trusted person, limit it to the specific task and period, execute it as the law of the country you are in and Indian law require, and keep a record of every act done under it. Ask your lawyer about attestation, apostille and registration.

What else should I check?

1. Verify the seller and the title. See how to check the title is clear.
2. If the project is under construction, check its RERA registration. See RERA explained.
3. Understand the costs and process. See stamp duty and registration and the registration steps.
4. Understand tax when you later sell. See capital gains tax on property and TDS on rent and property.
5. Have someone you trust visit the property in person if you cannot.

To see what is available, browse apartments for sale, houses and plots, and use the EMI calculator and the rent vs buy calculator.