Can NRIs buy property in Karnataka? Rules for buyers in the Gulf

Many families from Mangaluru and Dakshina Kannada live and work in the Gulf. This is what the rules let you buy from abroad.

By Team Mangaluru Properties · Updated 20 October 2026

What NRIs and OCIs can buy

Under India's foreign exchange rules (FEMA), a Non-Resident Indian (NRI) or an Overseas Citizen of India (OCI) can buy:

• Houses and flats
• Plots that have been converted for building
• Shops, offices and other commercial property

There is no limit on how many.

What NRIs and OCIs cannot buy

• Agricultural land
• Plantation property (for example areca or coconut gardens)
• Farmhouses

You can still inherit these. On mangaluruproperties.com, the filter "Open to NRI buyers" shows only property you are allowed to buy.

How to pay

• Pay through a bank: money sent from abroad, or from your NRE, NRO or FCNR account in India.
• Do not pay in cash or in foreign currency notes.
• Keep every bank record. You will need them to send the money back abroad if you sell later.

Buying while you are abroad

You can sign a power of attorney so a person you trust in Mangaluru can complete the purchase for you. A power of attorney signed abroad is attested at the Indian embassy or consulate, and then stamped in Karnataka after it arrives. Ask a lawyer to draft it for the exact property.

Checks that matter more from far away

• Ask a family member to visit the property and send a video, or ask the owner for a video call.
• Have a lawyer in Karnataka check the papers. See the list in Buying property in Mangaluru.
• Never send money to "hold" a property you or your representative have not seen.

Costs

The stamp duty and registration fee are the same as for any buyer. See Stamp duty and registration charges in Karnataka.

This guide is general information. Rules change; confirm with a lawyer or chartered accountant before you pay.

Questions people ask