Yes. An NRI or OCI cardholder can buy any flat, villa, house or residential plot in Bangalore without RBI permission, paying through an NRE, NRO or FCNR account or an inward remittance. Only agricultural land, plantations and farmhouses are barred. In Karnataka you also need an e-Khata on the property, registration on Kaveri, and a registered POA if you sign remotely.

Updated 12 October 2026. This is general information, not legal or tax advice; have a Bengaluru property lawyer and a chartered accountant confirm the details for your situation.

Can an NRI buy property in Bangalore, and how many?

Under FEMA, an NRI or OCI can acquire immovable property in India other than agricultural land, plantation property or a farmhouse, without prior RBI approval, and there is no cap on how many homes you buy (RBI FAQ). Agricultural land matters in Bangalore's outer belt: some plotted layouts around Devanahalli, Hoskote and Kanakapura Road sit on land that must first be converted. Ask for the conversion order and an approved layout before paying anything.

Where the cap does bite is on the way out: repatriation of sale proceeds of residential property bought with foreign exchange is limited to two such properties (RBI guidelines, as summarised by ICICI Bank). More: Repatriable vs Non-Repatriable: How NRIs Should Buy

How do NRIs pay: NRE, NRO or FCNR?

  • Permitted: inward remittance through banking channels, or a debit to your NRE, FCNR(B) or NRO account. Traveller's cheques and foreign currency notes are not permitted (RBI FAQ).
  • NRE or FCNR: foreign earnings; paying from these keeps a clean trail if you later repatriate the sale proceeds.
  • NRO: Indian income such as rent or dividends. Rent from your Bangalore flat should be credited here; the tenant must deduct tax on rent paid to a non-resident.
  • Keep every bank advice and the builder's receipts in one file. You will need them for the sale, the tax return and any repatriation: Repatriating Property Sale Proceeds: FEMA Rules for NRIs

Can an NRI get a home loan in Bangalore?

Yes. Indian banks and housing finance companies lend to NRIs against Bangalore homes, usually for a ready flat or an under-construction project the bank has approved. Rates follow the policy cycle: the RBI repo rate stood at 5.25% heading into the October 2026 policy (ClearTax tracker), and Paisabazaar lists SBI's NRI home loan rates in a 7.50–8.70% band with tenures up to 30 years. Confirm the card rate with the bank.

Expect to provide your passport and visa, overseas employment contract or business proof, recent salary slips and overseas bank statements, a credit report from your country of residence where available, and a POA holder in India. Bank-by-bank comparison and eligibility: NRI Home Loan in India 2026: Eligibility, Documents and How SBI, ICICI and HDFC Compare

What documents does an NRI need to buy property in Bangalore?

Can an NRI buy property in Bangalore without visiting?

Yes, through a specific power of attorney, but Karnataka is stricter than most states. The Registration (Karnataka Amendment) Act, 2025, notified on 28 July 2025, makes registration compulsory for any POA that authorises the transfer of immovable property, requires the original to be produced when it is used, and adds proof that the executant is alive (IndiaLaw; FoxMandal). IndiaLaw noted it awaited a commencement notification, so ask the sub-registrar whether it is in force on your date.

The sequence: draft it for Karnataka, sign it before the Indian consulate or notarise and apostille it, courier the original, have it stamped (adjudicated) within three months of arrival under section 18 of the Indian Stamp Act, then register it. Full walkthrough: Power of Attorney for NRIs, Step by Step: Attestation Abroad, Adjudication in India, and State Rules for Karnataka, Haryana and Tamil Nadu

What are stamp duty and registration charges for NRIs in Karnataka?

The same as for residents. Above ₹45 lakh, stamp duty is 5% plus a cess of 10% of the duty and a 2% surcharge on the duty in the city corporation area, and the registration fee is 2% with no cap since 31 August 2025: about 7.6% in all, on the higher of the price and the guidance value (The South First; HomeFirst; our Bangalore stamp duty calculator calculator).

On a ₹1.5 crore flat: stamp duty ₹7.5 lakh, cess and surcharge about ₹0.9 lakh, registration ₹3 lakh, total about ₹11.4 lakh, before GST of 5% on an under-construction home. These are paid upfront and not usually funded by the loan. Detail: Karnataka Stamp Duty and Registration Fee in 2026: What a Bengaluru Flat Really Costs

What TDS applies when an NRI buys, or buys from an NRI?

  • Buying a new flat from a developer (a resident seller): deduct 1% TDS if the value is ₹50 lakh or more, now under Section 393(1) of the Income-tax Act, 2025, which replaced section 194-IA from 1 April 2026 (TDSMan). Your residency as the buyer does not change this.
  • Buying a resale flat from an NRI seller: deduct tax at the capital-gains rates in force under Section 393(2), not 1%; on long-term gains that is 12.5% plus surcharge and 4% cess. The seller can apply for a lower-deduction certificate on Form 128 (TaxHeal). Worked examples: TDS on Property Purchase in 2026: Resident vs NRI Seller, With Worked Examples
  • Budget 2026 removed the need for resident individual buyers to take a TAN when buying from an NRI, with reports citing 1 October 2026 as the effective date (Outlook Money). Confirm with your CA for a deal around that date.

Which areas of Bangalore do NRIs favour, and why?

What does a remote NRI purchase look like, step by step?

  • Shortlist and verify: K-RERA page, e-Khata, EC and the builder's approvals, with your own lawyer.
  • Book from your NRE account; keep the bank advice.
  • Sign the agreement for sale, in person on a visit or through your registered POA holder.
  • Arrange the loan if any, and deduct and deposit TDS on each payment.
  • Register the sale deed on Kaveri at the sub-registrar; pay duty and fees.
  • Transfer the e-Khata into your name, then electricity and water, and let the flat with rent into your NRO account.
  • Revoke the POA once done. Managing from abroad: How to Manage Property in India While Living Abroad. Our NRI desk: /nri