For NRIs & OCIs

NRI Investment Desk

Buying Indian land from abroad is mostly a documentation problem, not a property problem. Here is the actual regulatory position and the process we run.

Can NRIs buy land in Dholera?

Yes, with one restriction. Under FEMA an NRI or OCI may acquire immovable property in India other than agricultural land, plantation property or a farmhouse, and no prior RBI approval is needed. Non-agricultural plots inside a town planning scheme are generally acquirable. Agricultural parcels, including much of the Lothal belt, are not unless already converted to non-agricultural use.

How does an NRI pay for property in India?

Funds must move through normal banking channels using NRE, NRO or FCNR accounts. No cash component is permitted. TDS applies at the rate applicable to the transaction. Repatriation of sale proceeds is permitted subject to conditions and limits, so the exit route should be planned at the point of purchase rather than at sale.

Distance is a documentation problem, not a property problem — the route below is the same one every NRI purchase follows.

The one rule that decides everything

Under FEMA, an NRI or OCI may acquire immovable property in India other than agricultural land, plantation property and farmhouses. No prior RBI approval is needed for residential or commercial property. This means much of the Dholera region — including the agricultural Lothal belt — is simply not available to you unless the land has already been converted to non-agricultural use. Confirm NA status before you get attached to a parcel.

How the process runs

Six steps, in order. Nothing here requires you to send money before your own advocate has seen the title.

Confirm eligibility

We establish whether the parcel is non-agricultural. Under FEMA an NRI or OCI may acquire immovable property other than agricultural land, plantation property or a farmhouse — so NA status decides whether a purchase is possible at all.

Shortlist and verify

You receive survey numbers, TP scheme and FP references, and the title position for each shortlisted parcel — enough to have your own advocate verify independently before you commit.

Site visit or proxy inspection

Visit in person if you can. If you cannot, we arrange a documented inspection with boundary demarcation against the map, photographed and dated.

Set up the POA

A Power of Attorney executed and apostilled in your country of residence lets the transaction proceed without you travelling for each step. It must be drafted for the specific transaction — generic POAs are routinely rejected at the sub-registrar.

Route the payment

Funds move through normal banking channels via your NRE, NRO or FCNR account. We coordinate with your bank on documentation; we never take payment outside banking channels.

Register and mutate

Sale deed registration, stamp duty, and post-registration mutation so the government record carries your name. You receive the index-II and registration receipt.

Parcels generally available to NRI buyers

Non-agricultural parcels from our current inventory. Agricultural bulk land is excluded because FEMA does not permit NRI or OCI acquisition of it.

Parcel	Village	Zoning	TP scheme	Starts from
Sargwala – Lothal — HAC Land	Sargwala – Lothal	High Access Corridor	Outside SIR	₹2.40 Cr / Acre
Zankhi — Residential Land	Zankhi	Residential	Outside SIR	₹85 Lakh / Vigha
Hebatpur — Premium Residential Land	Hebatpur	Residential	Outside SIR	₹82 Lakh / Vigha
Mundi — Activation Area Industrial	Mundi	Industrial	TP 2-A	₹21,000/sq yd
HAC Parcel — Sangasar	Sangasar	High Access Corridor	TP 5C	₹15,000 / Sq. Yd.
Bhangadh — TP 4-B-2 Residential	Bhangadh	Residential	TP 4-B-2	₹9,500/sq yd
Ambli Linear	Ambli	Industrial	TP 1A-1	₹9,500 / Sq. Yd.
Aambli — Premium Industrial Land	Aambli	Industrial	TP 1A3	₹9,500 / Sq. Yd.
Bavaliyari — Residential	Bavaliyari	Residential	TP 5-A / TP 6-A	₹9,000/sq yd
Zankhi — Residential, 70 m Road	Zankhi	Residential	TP 4-A / TP 6-A	₹9,000/sq yd
Bavaliyari — Residential Land	Bavaliyari	Residential	TP 5C-2	₹8,500 / Sq. Yd.
Sodhi — Industrial	Sodhi	Industrial	TP 3-A / TP 5-A	₹6,000/sq yd
Pipli–Fedra Road — Plotting Scheme	Pipli / Fedra	Residential	Outside SIR	₹6,000/sq yd
Prime Commercial Land — Rahtalav	Rahtalav	Recreation & Sports	TP-2 East	₹4,800 / Sq. Yd.
Zankhi — Recreation & Sports Zone	Zankhi	Recreation & Sports	TP 4-A / TP 6-A	₹4,000/sq yd
Adhelai — Plotting Scheme	Adhelai	Residential	Outside SIR	₹4,000/sq yd
Akru — Plotting Scheme	Akru	Residential	Outside SIR	₹2,000/sq yd

Eligibility still needs confirming per survey number — NA status is a document, not an assumption. Why Lothal parcels are excluded →

Money in

Payment through normal banking channels only
NRE, NRO or FCNR account routing
No cash component, ever
Bank documentation coordinated with your relationship manager
TDS deducted and deposited at the applicable rate

Money out

Repatriation of sale proceeds permitted subject to conditions and limits
Plan the exit route at entry, not at sale
Capital gains treatment depends on holding period
Non-resident seller TDS rates differ from resident rates
Confirm the current position with a qualified chartered accountant

This is a summary, not tax advice

FEMA rules, TDS rates and capital gains provisions change with finance acts and RBI circulars. Everything on this page should be confirmed with a qualified chartered accountant and your own legal counsel before you transact.

Common NRI questions

The queries that come up on almost every call from overseas.

Can NRIs and OCIs buy land in Dholera?

Under FEMA, NRIs and OCIs may acquire immovable property in India other than agricultural land, plantation property and farmhouses, with no prior RBI approval needed. Non-agricultural plots inside a TP scheme are generally acquirable; agricultural parcels, including much of the Lothal belt, are not unless already converted to NA. Confirm NA status before committing.

How do payments and repatriation work?

Funds must move through normal banking channels using NRE, NRO or FCNR accounts. Repatriation of sale proceeds is permitted subject to conditions and limits. Plan the exit route at the point of entry rather than at the point of sale, and confirm the current position with a chartered accountant.

Can I complete the purchase without flying to India?

Yes, through a Power of Attorney executed and apostilled in your country of residence. Have it drafted for the specific transaction — generic POAs are often rejected at the sub-registrar office.

Read the full FEMA guide →

NRI desk enquiry

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Our Noida desk handles North India and NRI investors. Tell us your time zone and we will call at a reasonable hour for you.

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