NRI Guide to Buying Property in Bangalore

Start with the flat number, tower and carpet area. For an under-construction flat, match these details and the project phase with the Karnataka RERA filing and the draft agreement. A large project can have more than one registration number. Use the record for the phase that contains your tower.

For a resale flat, ask a local property lawyer to check who owns it, whether a lender still has a claim, and whether everyone named on the title can sign. For a new flat, compare the carpet area, parking terms and possession date in the agreement with the quote. These checks are easier to settle before you send the booking amount.

An NRE or NRO account can be used to pay for a flat. A bank transfer from abroad is also allowed. For a new project, match the payment instructions with the account details on the builder’s signed documents. Save the bank transfer advice and the receipt for each instalment. These records show where the funds came from and can help your bank when you later sell and want to send money abroad.

For an NRI home loan, keep your passport, PAN, visa or OCI card, salary slips and overseas bank statements ready. Some banks ask for three months of salary slips and six months of bank statements. Ask the lender how much it will release at each stage of construction and which costs you must pay yourself. On a loan that is released in parts, check when interest starts and when the full EMI begins.

An NRI buyer can appoint someone in India to act through a power of attorney, or POA. Give that person clear powers for the purchase: sign the sale agreement, present the sale deed for registration or collect the keys, as needed. Share the draft with the lender and check the format with the Sub-Registrar before signing it overseas.

The authentication process depends on where you sign. A document properly apostilled in a country where the Hague convention applies to India generally needs no further consular attestation. Karnataka stamping is a separate step. A document signed wholly abroad that needs Karnataka stamp duty can be stamped within three months of first receipt in the state. The registered sale deed puts the flat in your name; the POA lets your representative act for you.

Buying from a resident seller: When the sale price or stamp duty value is ₹50 lakh or more, the buyer generally deducts 1% on the higher value. For payments covered by the 2026 rules, report the deduction under Form 141, Schedule B, which replaced Form 26QB for these transactions. TDS is taken from the amount owed to the seller, so it does not add 1% to the flat price.

Buying from a non-resident seller: The 1% resident-seller rule does not apply. Get the deduction and filing method worked out before paying an advance. From 1 October 2026, Form 141, Schedule E is available to eligible resident individual and HUF buyers. An NRI buyer purchasing from a non-resident seller uses the applicable TAN-based filing route. The seller’s tax status matters more here than the fact that the buyer lives abroad.

A 2 BHK at Brigade Autograph in Konadasapura, East Bangalore, starts at ₹1.40 crore. On a ₹1.40 crore agreement value, the filed draft schedule for Floris at Brigade Autograph works out to ₹14 lakh at booking, ₹14 lakh at signing, ₹98 lakh across 15 stages of construction and ₹14 lakh at possession. Use these dates and work stages to plan your own funds and any loan releases.

For the same example, 5% GST on the flat adds ₹7 lakh. If the value used for the sale deed is also ₹1.40 crore, the stamp duty and registration estimate at today’s rates is ₹10.64 lakh at the Greater Bengaluru rate or ₹10.71 lakh at the panchayat rate. Use the local body and value shown in Kaveri for the flat. Keep clubhouse fees, advance maintenance and the sinking fund separate when you add up the full cost.