NRI's Complete Guide to Buying Property in Mohali & Tricity (2026)
Every year, we get calls from NRIs across the US, UK, Canada, Australia, and the Gulf who want to invest back home — and Mohali and the wider Tricity region come up constantly, thanks to the growing IT sector, the international airport, and the simple emotional pull of investing near family and roots in Punjab. But buying property from thousands of miles away, without being able to walk into an office or visit the site yourself, understandably raises a lot of questions. This guide answers the ones we hear most often.
Can NRIs buy property in India? What are the restrictions?
Yes. Under the Foreign Exchange Management Act (FEMA), 1999, NRIs and OCIs can purchase any number of residential or commercial properties in India without needing separate RBI permission for each purchase. The one clear restriction: agricultural land, farmhouses, and plantation property cannot be purchased by NRIs — only inherited, in specific circumstances. So a flat, an independent floor, a plot in an approved residential colony, or commercial space is all fine; agricultural land is not.
How should you pay for the property?
This is where most of the confusion happens, so it’s worth getting right. All payments must go through proper banking channels — cash payments are not allowed under any circumstances. You’ll typically use one of these:
- NRE Account — best if you’re funding the purchase with income earned abroad; funds here are freely repatriable later.
- NRO Account — used if you’re managing income earned within India (like rent from another property); can also be used for property payments, but repatriation later has annual limits.
- FCNR Account — holds deposits in foreign currency, useful if you want to avoid exchange rate risk while funds sit before the purchase.
You can also take an NRI home loan from most major Indian banks, with repayment made through your NRE/NRO account
Do you need to be physically present in India?
No — not necessarily. With virtual property tours, digital document verification, and a Power of Attorney (PoA), most of the process can be handled remotely. If you use a PoA, it typically needs to be notarised and, depending on your country of residence, apostilled or attested at the Indian embassy/consulate. This is one area where using a trustworthy, experienced local team makes a real difference — someone needs to physically verify the site, attend registration, and handle on-ground formalities on your behalf.
What documents will you typically need?
- Valid passport and OCI/PIO card (if applicable)
- PAN card (mandatory for any property transaction in India)
- NRE/NRO account details
- Power of Attorney (if you won’t be present for registration)
- Address proof (Indian and overseas)
- Passport-size photographs
What about taxes?
A few things worth knowing upfront:
- Rental income earned from your Indian property is taxable in India, though you can claim a standard deduction (around 30%) for maintenance and repairs.
- TDS applies when tenants pay rent to an NRI landlord — tenants are required to deduct tax before paying you.
- Capital gains tax applies when you eventually sell, with the rate depending on how long you’ve held the property.
It’s genuinely worth consulting a CA who specifically handles NRI taxation, since rules around repatriation and deductions can be nuanced — this guide is meant to give you the lay of the land, not replace professional tax advice
Can you repatriate the money if you sell later?
Yes, subject to conditions. Funds in an NRE account are freely repatriable. Sale proceeds routed through an NRO account can generally be repatriated up to a set annual limit (currently USD 1 million per financial year), once applicable taxes are paid and the required forms are filed. Your bank’s NRI services desk can guide you through the specific paperwork when the time comes.
Our honest advice for NRI buyers
- Never send money or sign anything without independent legal verification of the title and approvals — this matters even more when you can’t personally visit the site.
- Work with one accountable point of contact, not five different local “contacts,” so nothing falls through the cracks.
- Ask for video walkthroughs and regular construction/progress updates if you’re buying under-construction — don’t rely on brochure images alone.
- Confirm RERA registration for any under-construction project — this is your single biggest protection against delays or misrepresentation
How we help NRI buyers
We run a dedicated desk specifically for NRI investors buying in Mohali, Zirakpur, Kharar, and New Chandigarh — handling everything from shortlisting verified properties and virtual site visits, to coordinating registration and paperwork on your behalf, so you’re not left managing the process alone from a different time zone.
You can learn more and get in touch through our NRI Investment Desk, browse verified listings across Mohali, Zirakpur, and New Chandigarh, or contact our team directly to discuss your requirement and budget
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