Updated 23 October 2026. We re-checked the RBI property rules, the UAE attestation arrangement and fees, Karnataka's stamping rule for powers of attorney from abroad, and the status of Karnataka's draft registration-rule changes. This guide is the whole remote purchase in order; for the power of attorney alone, see Power of Attorney from Dubai for Property in India (2026).

Step 1: shortlist and check the project on K-RERA

Start with the project's K-RERA registration on rera.karnataka.gov.in: the registration number, the promoter's declared completion date, the approved plan and the quarterly progress updates. Match the number to the one printed on the developer's brochure and agreement. Every project we feature carries its RERA number where the developer has one; compare areas for Gulf buyers at Whitefield, Devanahalli, Hebbal, Sarjapur Road and Varthur.

Step 2: a video site visit that actually tells you something

A recorded walkthrough is marketing. Ask for a live, unedited video call, at a time you choose, and run this list:

  • Start at the gate: the RERA board on site, with the number visible.
  • Walk to your tower, not the sample flat, and show the floor your unit is on.
  • Point the camera out of the actual window or balcony line your unit will have, morning and evening if you can.
  • Show the approach road at peak hour and the walk to the nearest bus stop or metro station.
  • Ask a relative or an independent professional in Bengaluru to make one in-person visit before you pay beyond the booking amount.

Step 3: pay through the right account

The price must come from money received in India through banking channels, or from your NRE, FCNR(B) or NRO account; traveller's cheques and foreign currency notes are not allowed (RBI Master Direction No. 12, paras 3.3.1–3.3.2). Pay from NRE or FCNR money if you may want to send sale proceeds back abroad later: proceeds of up to two homes can be repatriated when the purchase was paid in foreign exchange or from those accounts (para 8.2). Keep every remittance advice and bank statement.

If the price is ₹50 lakh or more and the seller is resident, as a developer is, you deduct 1% tax at source and deposit it (Income-tax Act, 2025, section 393(1)). Ask the developer's team for its tax details at booking.

Step 4: draft the power of attorney before you book the slot

A tight, property-specific power of attorney is safer than a general one. Name the flat by project, tower and unit, and the attorney by full name and ID. Give only the powers you need: sign the agreement for sale and the sale deed, pay stamp duty and fees, present documents for registration, apply for the khata in your name and take possession. Your bank may want its own format for the loan; HDFC lets a POA holder complete loan formalities using its format (HDFC Bank, Middle East page).

Step 5: sign at your Indian mission or its centre

UAE: book at consularsevainuae.com, then attend an Al Hind Indian Consular Application Centre with the original power of attorney and a copy, your passport and copies of its first five pages and visa page, and a photo; sign in person before the consular officer. A property power of attorney costs AED 80, or AED 155 if the officer drafts it, plus Al Hind's AED 19 charge (Embassy of India, Abu Dhabi, attestation services and 2026 fee structure).

Elsewhere in the Gulf, from our country desks (each mission's page, read 20 October 2026): Saudi Arabia through VFS Global, SAR 74 for property plus SAR 8 ICWF and a SAR 15 VFS fee (Saudi Arabia); Kuwait through DU Digital Global, KD 7.000 (Kuwait); Oman through SGIVS Global, OMR 14.400 all-in (Oman); Bahrain at the ICAC in Bahrain Mall, BD 7.200 plus BD 0.800 ICWF (Bahrain); Qatar at the Embassy in Doha, where the fee should be confirmed with the Embassy (Qatar).

Step 6: stamp it in Karnataka within three months

Courier the original to your attorney. A power of attorney executed abroad must be stamped within three months of first being received in the state; in Karnataka the Deputy Commissioner adjudicates it for a ₹100 fee (Indian Stamp Act s.18; Karnataka Stamp Act ss.18 and 31). Do this early so the deadline does not fall in the middle of your registration.

One change to watch: in February 2026 Karnataka published draft amendments to its Registration Rules. As described by the law firm King Stubb & Kasiva (9 February 2026, updated 26 July 2026), a power of attorney from a principal living abroad, authenticated by an Indian consul or notary, would not need separate registration in Karnataka, and the attorney could be asked for a life certificate of the principal valid for 15 days. We found no final notification as of 23 October 2026, so ask the sub-registrar's office what it requires the week before registration, and be ready to get a fresh life certificate from your mission.

Step 7: the loan, if you need one

Download your AECB report first: HDFC asks Middle East applicants for it by name, and ICICI asks UAE applicants for an overseas credit report not older than 45 days (bank pages, read 20 October 2026). The loan is paid to the developer, never into your NRE or FCNR account, and EMIs can run from NRE, NRO or FCNR or by inward remittance (RBI Master Direction, updated 8 September 2026). Check what you can borrow at Home Loan Eligibility Calculator.

Step 8: registration, khata and possession through your attorney

  • Your attorney books the sub-registrar slot on Kaveri, pays stamp duty and the 2% registration fee online, and presents the sale deed with the stamped power of attorney.
  • After registration, the attorney applies to transfer the khata into your name and moves the electricity account. Khata types and how to read them: A-Khata, B-Khata and e-Khata in Bengaluru (2026): What a Buyer Must Check Now.
  • At handover, ask for a live video walkthrough of the finished flat before the attorney signs the possession letter, and list snags in writing.
  • File the registered deed, receipts and remittance trail together. You will need them to rent out, sell or repatriate.