Buy your home in India without flying down for every step
For NRIs and OCI card holders. One advisor handles everything, while you stay where you are.
Trusted by NRIs working at
Here’s how you buy from abroad, in five steps
One advisor from first call to handover. Most of it happens on video and WhatsApp.
- Day 1
Video consultation and shortlist
A call at a time that suits you. We go over budget, areas, who will live there and when, then send a short list of homes with honest pros and cons.
- Week 1
Live video site tours
An advisor walks the site, the sample flat and the neighbourhood on a live call. Ask to see the view, the corridor, the road outside. Family nearby can join in person.
- Week 2
Document and RERA checks
We check the Karnataka RERA registration, approvals, title papers and the builder's track record with a property lawyer before you pay a booking amount.
- Week 3
Home loan and payments
We line up NRI home-loan options with lenders and plan payments from your NRE, NRO or FCNR account so every rupee has a clean banking trail.
- At handover
Registration, handover and after
Sign through a Power of Attorney holder in India or on a short trip. We attend handover, check the flat, and can find a tenant if you won't live in it yet.
What makes buying from abroad so risky?
You get quoted a “different price”
Once a seller knows you live abroad, the number tends to go up. Without local price data you can't tell a fair deal from a padded one. We bring the numbers.
Well-meant advice from the wrong people
Relatives and friends help in good faith, but they don't check approvals or compare deals for a living. One wrong call can cost lakhs.
A WhatsApp video is not due diligence
A walkthrough can't show you title papers, RERA status or the builder's delivery record. We check all of those before you visit or pay.
Where NRIs are buying in Bengaluru
All areas
Property in Whitefield Close to ITPL and big tech parks, so rentals stay steady.
Property in Sarjapur Road Gated communities and good schools near the ORR tech belt.
Property in Hebbal Lakeside homes on the way to the airport and Manyata Tech Park.
Property in Devanahalli Right by the airport; early-stage prices with room to grow.
Property in Yelahanka Green, calmer North Bengaluru with quick airport access.
Property in Varthur Value pricing next to Whitefield's offices and metro line.Questions NRIs ask us
Rules, taxes, loans and paperwork, answered plainly. Still unsure? Book a call and ask us directly.
Can NRIs buy property in India?
Yes. Under FEMA, NRIs and OCI card holders can buy flats, villas, residential plots and commercial property such as offices and shops, as many as they like, without RBI permission. Agricultural land, plantation property and farmhouses need special RBI approval. Rules change, so confirm with your CA before you book.
Do I need to fly to India to buy a flat?
Usually not for every step. Shortlisting, site tours and document checks happen over video. You can sign the sale agreement from abroad and give a Power of Attorney to someone you trust in India for registration. Some banks and builders may still ask for one in-person or video KYC step, so plan for that.
Can OCI card holders buy property in India?
Yes. Under current FEMA rules, OCI card holders can buy residential and commercial property in India on the same terms as NRIs. Neither can buy agricultural land, plantation property or a farmhouse without special RBI approval. Rules change, so confirm with your CA before you book.
How do I pay the builder or seller from abroad?
Through banking channels only: money sent from abroad, your NRE or FCNR(B) account (easiest to send back later), your NRO account (for rent or income earned in India), or a home loan from an Indian lender with EMIs paid from your NRE or NRO account. Cash and traveller's cheques aren't allowed. Keep every receipt and the bank's foreign inward remittance advice; you'll need them for taxes and if you ever send the sale money back abroad.
Can NRIs get a home loan for a property in India?
Yes, many Indian banks and housing finance companies lend to NRIs. How much depends on your income abroad, the country you work in and the property itself. We aren't a lender, but we compare offers and handle the paperwork back-and-forth with the bank for you.
Who looks after the flat after handover if I'm abroad?
We can attend the handover, check for snags with you on video, and find and vet a tenant. If you bought as an investment and want to plan a resale later, our FlippingKeys team handles that side.
Can an NRI buy agricultural land or a farmhouse in Karnataka?
No, not without special approval from the RBI. NRIs and OCIs can freely buy flats, villas, residential plots and commercial property. Agricultural land you inherit is a separate case; speak to your CA.
How much home loan can an NRI get?
Usually up to 75–80% of the property value (up to 90% for homes under ₹30 lakh), for terms of up to 20–30 years depending on the bank, your age and your income abroad. EMIs are paid from your NRE or NRO account.
Can I buy jointly with a family member who lives in India?
Yes. A resident Indian and an NRI can own property jointly. Each co-owner's share should be paid from their own funds through banking channels, and both names go on the agreement and the sale deed.
Can I sell the property later and send the money abroad?
Yes. The sale money from up to two residential properties bought with funds from abroad or your NRE/FCNR account can be sent back. Otherwise you can send up to USD 1 million a financial year from your NRO account, with Forms 15CA/15CB from a CA.
What taxes and charges do NRIs pay when buying in Karnataka?
The same as residents: 5% stamp duty (plus cess and surcharge) and a 2% registration fee (since 31 August 2025) on the property value, paid at registration. Under-construction homes also carry 5% GST (1% for affordable homes); ready homes with an occupancy certificate have no GST. We add all of these to your cost sheet before you book. Rates as of October 2026; check with your CA.
Do I have to deduct TDS if I buy from an NRI seller?
Yes. When the seller is an NRI, you as the buyer must deduct tax at source on the seller's capital gain (not on the full price) and deposit it with the tax department, and there's no ₹50 lakh threshold. The seller can apply for a lower-deduction certificate, so ask for it early. The Income-tax Act 2025 renumbers these sections from April 2026.
How is capital gains tax worked out when an NRI sells?
If you held the property for more than two years, the gain is long term and taxed at 12.5% (plus surcharge and cess). If you sell within two years, the gain is short term and taxed at your income slab rate. The buyer deducts this as TDS when paying you. This is general information, not tax advice.
What documents do I need to buy property in India as an NRI?
Your passport (with visa or OCI card), PAN card, overseas address proof, passport-size photographs and your NRE/NRO bank statements. Keep every payment receipt and the bank's foreign inward remittance advice; you'll need them for tax and for sending money back later. We tell you exactly which ones each step needs.
How does a Power of Attorney work if I can't come to India?
It lets someone you trust in India, such as a parent, sibling or friend, sign and register the home for you. We have a lawyer draft a specific Power of Attorney for this purchase only. You sign it abroad at the Indian embassy or consulate, or before a local notary with an apostille. Your representative then gets it adjudicated and stamped in Karnataka within 3 months of it reaching India, and registers the property on your behalf.
