Buy a Bengaluru home from anywhere — with an advisor on your side

Yes — NRIs and OCI cardholders can buy residential or commercial property in Bengaluru under FEMA, with no RBI approval and no cap on the number of homes (only agricultural land, farmhouses and plantations are off-limits). The hard part isn't eligibility — it's doing it well from thousands of kilometres away. That's what we handle.

How buying works when you're overseas

Six steps, run for you end-to-end — most of it without you ever boarding a flight.

What we do for NRI buyers

The rules, in one glance

Here's what actually governs an NRI purchase in India — the essentials buyers ask us about most, in plain language.

Topic	What you need to know
Eligibility (FEMA)	NRIs/OCIs can buy residential & commercial property, no RBI approval, no limit on number. Not allowed: agricultural land, farmhouses, plantations.
Payment	Through Indian banking channels only, from your NRE, NRO or FCNR account. No cash or foreign-currency cheques.
Home loan	Indian banks fund ~75-90% of value (plan ~20%+ down). EMIs serviced from NRE/NRO accounts.
Power of Attorney	A registered POA (notarized + apostilled abroad) lets a trusted person sign and register for you. A specific POA is safer than a general one.
Repatriation	Up to USD 1 million per financial year from an NRO account (with tax clearance); up to the original investment for NRE/FCNR-funded buys, within a two-property residential limit.
TDS on resale	On sale, the buyer deducts TDS on the full value: ~12.5% + surcharge/cess for long-term gains; a Form 13 certificate can lower it to the actual gain.

Documents you'll typically need

• Valid passport (or OCI card)
• Visa / residence permit of your country
• PAN card (mandatory for registration)
• Overseas address proof, embassy-attested
• NRE and NRO account details
• Recent photographs
• For a loan: salary slips & employment letter
• For a loan: bank statements & tax returns

Overseas documents must be attested by the Indian Embassy or Consulate in your country — self-attestation isn't accepted. We give you an exact, project-specific checklist so nothing bounces back.

Frequently asked questions

Can an NRI buy property in Bengaluru?

Yes. Under FEMA, NRIs and OCI cardholders can buy residential and commercial property in India with no prior RBI approval and no limit on the number of properties. The only restriction is that NRIs cannot buy agricultural land, farmhouses or plantation property.

Can an NRI buy a home in Bengaluru without visiting India?

Yes. With virtual and video tours to shortlist, a registered Power of Attorney to sign on your behalf, and payments through your Indian bank accounts, the entire purchase can be completed remotely. We run the process end-to-end and keep you updated in your time zone.

Which bank accounts can an NRI use to pay for property?

Payments must go through normal Indian banking channels using your NRE, NRO or FCNR account. Cash and foreign-currency cheques are not permitted. Home-loan EMIs are also serviced from these accounts.

Can NRIs get a home loan in India?

Yes. Indian banks lend to NRIs up to roughly 75-90% of the property value (so budget at least ~20% as down payment), subject to age, income and employment criteria and embassy-attested documents. We can connect you with NRI home-loan desks.

What is a Power of Attorney and do I need one?

A Power of Attorney (POA) lets a trusted person in India act for you - signing the agreement, completing registration and handling formalities. For NRIs it must be notarized and apostilled (or consular-attested) in your country of residence. A specific POA limited to the transaction is safer than a general one.

How much money can an NRI repatriate from a property?

From an NRO account you can repatriate up to USD 1 million per financial year, subject to tax clearance. If you bought with NRE/FCNR funds, sale proceeds up to the original investment can be repatriated, within a two-property limit for residential property. Amounts beyond USD 1 million need RBI approval via your bank.

What TDS applies when an NRI sells property in India?

When an NRI sells, the buyer must deduct TDS on the full sale value under Section 195 - broadly 12.5% plus surcharge and cess for long-term gains (property held over 24 months, sold on/after 23 July 2024), or slab rates for short-term. You can apply for a lower/nil-deduction certificate (Form 13) so TDS is limited to the actual gain.

What documents does an NRI need to buy property?

Typically a valid passport (or OCI card), your visa/residence permit, PAN card (mandatory for registration), overseas address proof attested by the Indian Embassy, and NRE/NRO account details. Home loans need income proof - salary slips, bank statements and tax returns. Self-attestation is not accepted; overseas documents must be embassy-attested.

How do I verify a project is genuine when I'm abroad?

Check the project's Karnataka RERA registration on the state portal for approvals, timelines and complaints. On our map at bricksguru.com/find, the live RERA registration number is shown on each project we can match - and for any home you shortlist, we run the legal and title due diligence for you.

Is BricksGuru a builder?

No. BricksGuru is a RERA-registered, buyer-side channel partner. We are not the developer of any project shown, and we work across every Grade-A builder - so our shortlist is neutral. The developer pays our fee, not you, so our advice is free and on your side.

Which Bengaluru areas or projects are best for NRIs?

It depends on your goal - rental yield (Whitefield, ORR), long-term appreciation (Sarjapur Road, North Bengaluru/Devanahalli) or a home for family. Use our commute-and-area map at bricksguru.com/find to explore, and we will shortlist RERA-verified Grade-A options that fit your budget and objective.

How do you handle the time-zone difference?

We work on WhatsApp and schedule video calls in your local time, with async updates so you are never waiting on business hours in India. Responsiveness is the thing NRI buyers value most, and it is how we run every engagement.

This page is general information for NRIs and OCIs considering property in Bengaluru, not legal, tax or investment advice; rules, rates and limits change and depend on your residency and bank. Verify current FEMA/RBI and tax positions with a qualified professional, and every project's price and RERA approval, before acting. BricksGuru Realty is a RERA-registered channel partner and is not the developer, builder or promoter of any project shown.