- A specific power of attorney lets someone in India sign and register for you.
- Get an independent title search and site verification before paying.
- NRIs need a PAN; Aadhaar is not required.
- If the seller is an NRI, you must deduct tax at source and need a TAN.
On this page
Can NRI buy property in India without visiting: the steps
- Title search by a lawyer, with copies of records.
- Site verification by someone you trust, with photographs and a video call.
- Agreement reviewed by your lawyer.
- Specific power of attorney signed at the Indian mission or before a notary with apostille.
- Stamping of the power of attorney in India within three months.
- Payment from NRE, FCNR or NRO accounts.
- Registration by your attorney at the sub-registrar.
- Mutation of records into your name.
Specific power of attorney for property purchase
Limit it to one property and one transaction: sign the agreement and deed, pay from your account, and register. It should not allow the attorney to sell, mortgage or receive money in their own name. Revoke it once the purchase is complete.
Can an NRI buy property without an Aadhaar card?
Yes. NRIs are not required to have Aadhaar. A PAN is needed for the purchase and for tax purposes, along with passport and address proof.
Buying from an NRI seller
The buyer must deduct tax at source at the non-resident rate and deposit it, which requires a TAN. Missing this can make you liable for the tax. See TDS on sale by NRI.
Remote due diligence checklist
- Certified copies of the title chain and land records, not photographs from the seller.
- Encumbrance and CERSAI searches.
- Approvals and occupancy certificate for built property.
- RERA registration for new projects.
- A recent video walk-through by someone you trust.
After registration: what to do from abroad
Collect the registered deed, apply for mutation in the municipal or land records, transfer the society membership if it is a flat, and set up property tax payments. Then revoke the power of attorney, or confirm it has ended, so it cannot be used again.
How can an NRI stay safe buying remotely?
- Never pay a token before the title search.
- Pay only to the seller's account, never in cash or to an agent.
- Keep copies of every document signed under the power of attorney.
- Ask for registered documents, not unregistered agreements.
See NRI buying property in India for the full process.
Founder and Managing Partner, VIVS Legal. BLS, LL.B, LL.M, PGDBM, JAIIB.
