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Can an NRI Buy Residential Plots in India?Can NRIs Buy Plots in India? 2026 Rules, Restrictions & New Tax Ease Explained
For many NRIs, owning a piece of land back home is more than an investment—it’s an emotional anchor. A future home, a retirement plan, or simply a long-term asset that grows in value over time. But before taking that step, it’s essential to understand what the law actually allows.
Surprisingly, the rules for NRIs are more straightforward than most people think—especially after the latest Budget 2026 announcement that has simplified one of the most troublesome tax requirements.
Let’s break everything down in simple terms.
So, Can NRIs Buy Plots in India?
Yes, absolutely.
NRIs are free to buy:
Residential plots
Commercial plots
Apartments and other built homes
There’s no need to approach the RBI for approval, and there’s no cap on the number of properties you can own.
Where the law draws a hard line is with:
Agricultural land
Plantation estates
Farmhouses
These cannot be bought directly, no matter where the NRI is living. They can only be inherited or received as a gift.
A Big Change in 2026: No More TAN Requirement
If an NRI sells property in India, the resident buyer is required to deduct TDS.
Until now, this process involved the buyer getting a Tax Deduction Account Number (TAN)—a step that confused most people and often delayed the deal.
Starting October 1, 2026, this requirement disappears.
Buyers can simply use their PAN to deposit the TDS.
No extra numbers, no extra paperwork.
This small change will make NRI transactions much smoother and quicker.
How NRIs Are Expected to Pay
All payments for property—whether a plot or a ready home—must come in Indian Rupees.
NRIs generally use these accounts:
NRE
NRO
FCNR
Funds can also be transferred from abroad directly through banking channels.
Cash is not allowed, and foreign currency must not be handed over physically.
Loans from Indian banks are permitted too, as long as the funds flow through regulated accounts.
Using a Power of Attorney (POA)
Most NRIs can’t fly back to India for every signature or document.
The law understands this.
A Power of Attorney can handle:
Registration
Agreement signing
Possession formalities
Signing the POA at an Indian Consulate or before a recognized notary abroad is enough. The document just needs to be stamped or adjudicated once it reaches India.
What Happens When an NRI Sells a Plot?
Repatriation is allowed, but with limits.
You can send up to USD 1 million per financial year out of India, provided:
Taxes are cleared
The original purchase payment can be proven
Documents like the sale deed are in order
A chartered accountant will typically handle the compliance for repatriation.
Things NRIs Should Watch Out for Before Buying
- Check if the plot is truly “residential”
Some plots are marketed as residential but may still be listed as agricultural on government records.
Always verify land conversion documents.
- Check RERA registration
Most plotted developments are legally required to get RERA approval.
This will also protect you against delayed handovers or disputed layouts.
- Verify the seller's title
Land ownership is a sensitive issue in India. One has to check:
Title chains
Certificates of Encumbrance
Demarcation and layout approvals
- Citizenship restrictions
If the NRI is a citizen of Pakistan, Bangladesh, China, Afghanistan, Sri Lanka, Iran, Nepal, or Bhutan, they must obtain prior RBI approval before buying anything.
Why Many NRIs Prefer Plots Over Built Property
Compared to apartments, plot investments offer:
More freedom to build later
Higher appreciation in fast-growing cities
Lower maintenance costs
Better long-term resale value
For NRIs planning eventual relocation or retirement in India, a plot can be a sensible first step.
Final Thoughts
Buying a residential plot in India as an NRI is not complicated. The legal framework is friendly, and with the 2026 tax update eliminating the TAN requirement, selling to or buying from an NRI will become even simpler.
Understanding the Ferfar Document in Maharashtra: A Beginner's Guide
In Maharashtra, the Ferfar document plays a crucial role in managing land records. It's an official record that updates any changes made to the original land record known as the 7/12 extract. These changes could include updates in ownership, land type, boundaries, and other details.
Why the Ferfar Document Matters
The Ferfar document is important for several reasons:
- Keeping Records Updated: It ensures that land records are kept current, showing the latest information about who owns the land and how it's used.
- Legal Support: It provides legal clarity and support in property transactions and disputes, helping to resolve issues based on the most recent land record updates.
- Loan Applications: Banks often require the Ferfar document when approving loans secured against land. It shows that the property details are accurately recorded.
How to Get the Ferfar Document Online
Accessing the Ferfar document online is easy with these steps:
- Visit the Official Website: Go to the Maharashtra government's land records website.
- Select Your District: Choose the district where the land is located.
- Enter Property Details: Provide information like the survey number and village name.
- Find the Ferfar Option: Look for the option to view or download the Ferfar document.
- Download and Review: Once found, download the document and check that all details are accurate.
Conclusion
Understanding the Ferfar document is important for anyone involved in buying or selling land in Maharashtra. It ensures transparency and legal compliance in property transactions. For reliable advice on land records and property dealings, consider seeking assistance from professionals who can guide you through the process.
For personalized assistance with land records in Maharashtra, contact us today. Let's ensure your property transactions are based on accurate and verified land records.
The Maharashtra state government has launched an online platform called Bhulekh Mahabhumi to streamline the process of accessing state land records. This initiative aims to make it easier for farmers and landowners to manage their property details.
What is 8A in Land Records?
In land records, 8A Utara refers to a document containing crucial land ownership information. It includes the location, district, account number, taluka, village, and other relevant data. Both the 8A extract and the 7/12 extract are essential documents to establish ownership of land.
How to Obtain 8A Utara in Maharashtra:
- Visit the Mahabhulekh website.
- https://bhulekhmahabhumi.com/
- From the drop-down list on the homepage select your region.
- You will be redirected to a new page where you should choose the 8A option.
- Fill in the fields for village, district, taluka, and other required details.
- Enter your personal information such as first name, last name, account number, and full name.
- Provide your mobile number and select the '8A' option.
- Enter the security code and click "Verify Captcha to View 8A." The 8A details will then be displayed on your screen.
Importance of Form 8A Maharashtra:
- Legal Proof: It acts as evidence of land ownership, frequently needed for matters concerning property.
- Loan Availment: Having 8A helps in obtaining loans such as crop loans and educational loans.
- Government Record: It confirms that government files officially record your land details.
In conclusion, ensuring the correct land documents like 8A is crucial for securing your property rights and accessing financial benefits. If you need assistance verifying your land documents' legality, consider consulting with experts at Genuine Plots. They can help ensure your property transactions are legally sound and secure.
Understanding GST in Real Estate Impact on Land vs Plotted Developments
The introduction (GST) in India on July 1, 2017, brought significant changes to how taxes are applied in various sectors, including real estate. This blog aims to clarify how GST impacts the sale of land versus plotted developments under this new tax regime, particularly for buyers and investors.
GST does not apply to those looking to purchase vacant land without any additional amenities, such as roads or pipelines. This means buyers only need to pay stamp duty, a one-time fee paid to register the property. However, if the land is sold with developed features like infrastructure or services, such as roads and utilities, GST at 18% is applicable on the development portion.
CGST Act
According to the CGST Act, the sale of plain land without any construction is considered an immovable property and is exempt from GST. On the other hand, plotted developments that include added amenities are classified as a 'supply of service,' attracting GST on the development charges.
This distinction is crucial for both buyers and investors in real estate. Understanding whether GST applies can help in budgeting and making informed decisions. For those interested in straightforward land purchases, knowing there are no additional GST costs beyond stamp duty simplifies financial planning. Conversely, buyers looking at plotted developments with added amenities should be aware of the GST implications on the developed components.
Summary
In conclusion, while land transactions remain free from GST, plotted developments involving infrastructure additions are subject to GST at 18%. This clarity empowers buyers and investors to navigate the real estate market with confidence, ensuring they factor in all applicable taxes and costs before making their investment decisions. Understanding these nuances can lead to smarter financial planning and more informed property investments.
R-Zone stands for residential plots that are available for building homes in both urban and rural areas. In Maharashtra, special planning authorities like the City and Industrial Development Corporation of Maharashtra (CIDCO) and the Mumbai Metropolitan Region Development Authority (MMRDA) decide where these R-Zone plots will be located.
Types of R-Zone Plots
There are two main types of R-Zone plots:
Purely Residential (R1 Zone)
- Description: These plots are meant only for building homes.
- Location: They are within 12 meters of the nearest road in open areas, or 9 meters if the area is crowded.
- Permissions: You can build homes here without needing special permission from the authorities.
R2 Zone
- Description: These plots are for residential purposes but also allow for commercial, institutional, and medical buildings.
- Location: They are at least 12 meters away from the nearest road in open areas, or 9 meters away in crowded areas.
- Permissions: All types of residential developments are allowed here, including schools, offices, and hospitals.
Risks of Investing in R-Zone Plots
Investing in R-Zone plots has some risks, mainly if the property's ownership documents are not clear. Here are some tips to reduce risks:
- Check Ownership Documents: Make sure all ownership documents are up to date and accurate.
- Encumbrance Certificate (EC): This certificate should show no legal issues, complaints, or disputes regarding the property.
Converting R-Zone Property to Non-Agricultural (NA) Property
You can convert an R-Zone plot to an NA plot in Maharashtra. Here’s how:
- Application: Apply to the local municipal corporation.
- Payment: Pay 0.05% of the ready reckoner or circle rate of the location.
- Ownership Check: Ensure the property title is clear and marketable.
- Verification: Have a lawyer verify the deed.
- Encumbrance Certificate (EC): Obtain an EC from the local sub-registrar’s office showing no issues with the property.
Once everything is confirmed and there are no disputes, you can convert the R-Zone property into an NA plot and proceed with your building plans.
Conclusion
Investing in R-Zone plots presents a promising opportunity, provided thorough document scrutiny and assurance of legal compliance. Whether your goal is residential construction or commercial development, familiarizing yourself with the diverse categories of R-Zone plots and adhering to proper protocols are crucial steps toward making informed and advantageous investments.
What is RERA?
RERA (Real Estate Regulation and Development Act) is a law designed to protect people who buy or invest in real estate, such as houses or land. It helps ensure that the real estate market is fair and clear. This law is used in many countries, including India.
Why is RERA Registration Important?
RERA registration is very important for real estate projects. It makes sure that developers follow certain rules when they sell or develop plots of land. This helps to protect buyers and make sure they are treated fairly. RERA makes the process transparent, meaning buyers can see all the details about the project. It also helps solve any disputes between buyers and developers.
Benefits of RERA Registration:
- Transparency: Developers must give detailed information about the project.
- Standard Practices: RERA sets rules that developers must follow.
- Dispute Resolution: There are ways to solve problems between buyers and developers.
- Assurance of Project Completion: RERA ensures projects are finished as promised.
- Financial Control: RERA controls the use of money in projects.
- Improved Quality and Accountability: Developers are held responsible for their work.
- Investor Confidence: RERA makes the market more reliable and trustworthy.
Exemption from RERA Registration:
Some plots of land might not need RERA registration. For example:
- Agricultural land.
- Small plots below a certain size.
- Land used only for industrial purposes.
The rules for exemptions can be different depending on the location and local RERA regulations.
When is RERA Registration Required for Plots?
RERA registration for plots is needed in these situations:
- Plots with Promised Amenities: If a developer sells plots and promises things like parks, playgrounds, water supply, or electricity, RERA registration is required.
- Plotted Colonies or Townships: When a developer sells plots as part of a larger project like a colony or township, RERA registration is necessary. This ensures the development follows the rules.
- Development Obligations: If a developer sells plots with promises to develop infrastructure like roads, drainage, water supply, or sewage systems, RERA registration is required to make sure these promises are kept.
Conclusion:
RERA registration is crucial for ensuring transparency, accountability, and fairness in the real estate market. It protects buyers and makes sure developers follow the rules. Understanding when RERA registration is required helps buyers make informed decisions and ensures a safer investment in real estate.
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