Can NRIs buy a plot in India?
Yes. NRIs and OCI cardholders can buy residential or commercial plots in India without RBI permission under FEMA's Non-Debt Instrument Rules, 2019. The only exclusions are agricultural land, plantation property and farmhouses. Payment must come through Indian banking channels, and a PAN is needed.
How do NRIs pay?
- Allowed: inward remittance from abroad; transfer from your NRE, FCNR(B) or NRO account.
- Not allowed: cash, traveller's cheques, foreign-currency notes.
- Tip: pay from NRE/FCNR or by fresh remittance if you want the amount to be repatriable later.
Is TDS applicable?
Yes. Buying from a resident seller (such as HOABL Impactum Land) for ₹50 lakh or more, you deduct 1% TDS under section 194-IA on each payment and deposit it using Form 26QB. It's part of the price, not an extra cost.
| Worked example (indicative) | Amount |
|---|---|
| 1,250 sq ft plot at HoABL Nagpur Marina (all-in, developer price) | ₹67.5 L |
| Most you can pay before the agreement for sale (10%, RERA) | ₹6.75 L |
| 1% TDS you deduct under 194-IA, across all payments | ₹67,500 |
| Stamp duty and registration (1%, max ₹30,000) | As per cost sheet |
What documents does an NRI need?
- Passport and OCI card (if applicable)
- PAN card (apply online from abroad if you don't have one)
- Overseas address proof and photographs
- NRE/NRO/FCNR account details used for payment
- Registered power of attorney, if someone signs for you
Buying without travelling
Video tour
See the site, the beach zone and your exact plot live.
Book
Pay the booking amount from your NRE/NRO account.
POA
Execute and attest abroad; courier to India; adjudicate.
Register
Your attorney signs the RERA agreement for sale.
Loans, tax and repatriation
Many Indian banks offer NRI plot and plot-plus-construction loans in rupees. On sale, land held over 24 months attracts 12.5% long-term capital gains without indexation. Money paid in foreign exchange is repatriable for up to two residential properties; the balance can go from NRO within USD 1 million a year.
Frequently asked questions
Can an NRI buy a plot in India?
Yes. Under FEMA's Non-Debt Instrument Rules, NRIs and OCI cardholders can buy residential or commercial plots in India without RBI permission. They cannot buy agricultural land, plantation property or a farmhouse (except by inheritance).
How can an NRI pay for a plot in India?
Only through normal banking channels: an inward remittance from abroad, or from an NRE, FCNR(B) or NRO account in India. Cash, traveller's cheques and foreign-currency notes are not allowed.
Is TDS applicable when an NRI buys property in India?
Yes, when the seller is resident and the price is ₹50 lakh or more: the buyer (including an NRI) deducts 1% TDS under section 194-IA and deposits it with Form 26QB. Nagpur Marina plots start at ₹67.5 lakh, so this applies.
What documents does an NRI need?
Passport, OCI card (if applicable), PAN card, overseas address proof, photographs, and bank details of the NRE/NRO/FCNR account used for payment. If a relative signs for you, a registered power of attorney.
Can an NRI buy through power of attorney?
Yes. Execute a specific power of attorney abroad, get it attested at the Indian embassy or consulate (or apostilled), and have it adjudicated (stamped) in India within three months of receipt. Your attorney then signs and appears for registration.
What tax does an NRI pay when selling a plot?
If held for more than 24 months, long-term capital gains are taxed at 12.5% (plus surcharge and cess) without indexation; otherwise at slab rates. The buyer deducts TDS under section 195; you can apply for a lower-deduction certificate. Sections 54EC and 54F may apply.
Can an NRI repatriate the sale money?
Yes. The amount originally paid in foreign exchange can be repatriated for up to two residential properties; the balance can be remitted from an NRO account within USD 1 million per financial year, with Forms 15CA/15CB.
General information under FEMA and the Income-tax Act as understood on 26 Sept 2026; rules change. Consult a CA for your situation.