Can NRIs buy property in Karnataka? Rules for buyers in the Gulf
Many Bhatkal families live and work in the Gulf. This is what the rules let you buy from abroad.
What NRIs and OCIs can buy
Under India's foreign exchange rules (FEMA), a Non-Resident Indian (NRI) or an Overseas Citizen of India (OCI) can buy:
- Houses and flats
- Plots that have been converted for building
- Shops, offices and other commercial property
There is no limit on how many.
What NRIs and OCIs cannot buy
- Agricultural land
- Plantation property
- Farmhouses
You can still inherit these. On Bhatkal Properties, the filter "Open to NRI buyers" shows only property you are allowed to buy.
How to pay
- Pay through a bank: money sent from abroad, or from your NRE, NRO or FCNR account in India.
- Do not pay in cash or in foreign currency notes.
- Keep every bank record. You will need them to send the money back abroad if you sell later.
Buying while you are abroad
You can sign a power of attorney so a person you trust in Bhatkal can complete the purchase for you. A power of attorney signed abroad is attested at the Indian embassy or consulate, and then stamped in Karnataka after it arrives. Ask a lawyer to draft it for the exact property.
Checks that matter more from far away
- Ask a family member to visit the property and send a video.
- Have a lawyer in Karnataka check the papers. See the list in Buying property in Bhatkal.
- Never send money to "hold" a property you or your representative have not seen.
Costs
The stamp duty and registration fee are the same as for any buyer. See Stamp duty and registration charges in Karnataka.
This guide is general information. Rules change; confirm with a lawyer or chartered accountant before you pay.
Questions people ask
Can an NRI buy agricultural land in Karnataka?
No. NRIs and OCIs cannot buy agricultural land, plantation property or farmhouses in India, though they can inherit them. They can buy houses, flats, converted plots and commercial property.
Can an NRI buy a plot in Bhatkal?
Yes, if the plot has been converted for building use. Ask to see the conversion order.
How should an NRI pay for property in India?
Through banking channels: money sent from abroad or from an NRE, NRO or FCNR account. Not in cash or foreign currency notes.
Can I buy property in Bhatkal while living in Dubai?
Yes. You can sign a power of attorney, attested at the Indian embassy or consulate, so someone you trust can complete the purchase in Bhatkal.