As a Non-Resident Indian (NRI) interested in investing in Mumbai's real estate market, it's essential to understand the legalities, regulations, and taxation aspects related to property transactions. This guide will provide you with a step-by-step overview of the process, emphasizing repatriation rules, capital gains, and computation of taxes.

Eligibility to Buy Property:

NRIs are eligible to purchase both residential and commercial properties in India, including Mumbai. However, agricultural land, farmhouses, and plantation properties are generally restricted for purchase by NRIs.

Acquisition of Property:

  • Identification: Identify the property you wish to purchase in Mumbai, ensuring it complies with local regulations, building codes, and zoning requirements.
  • Legal Due Diligence: Engage a reputable lawyer to conduct a thorough title search, verifying ownership, encumbrances, and any pending litigation related to the property.
  • Financing: NRIs can avail home loans from Indian banks to finance their property purchase. The loan amount generally ranges from 70% to 80% of the property value.

Repatriation of Funds:

  • Sale Proceeds: NRIs are allowed to repatriate the sale proceeds of up to two residential properties. However, the repatriation limit does not apply to commercial properties or any additional residential properties.
  • Documentation: Ensure that you retain all necessary documents, such as the Sale Deed, Form 15CA, Form 15CB (for amounts exceeding INR 5 million), and the Foreign Inward Remittance Certificate (FIRC), to repatriate funds successfully.

Capital Gains Tax:

  • Short-term Capital Gains: If the property is held for less than 2 years, the gains will be treated as short-term capital gains and taxed at the applicable income tax rate.
  • Long-term Capital Gains: If the property is held for 2 years or more, it qualifies as a long-term capital asset. The gains will be taxed at 20% (with indexation benefit) or 10% (without indexation benefit), depending on the choice made by the taxpayer.
  • Exemptions: To avoid capital gains tax, consider reinvesting the proceeds in specified assets, such as another residential property or specific bonds, as per Section 54 or Section 54EC of the Income Tax Act.

Computation of Taxes:

  • Rental Income: If you lease out the property, the rental income is subject to income tax in India. It is advisable to engage a chartered accountant to compute and file your tax returns appropriately.
  • Tax Deductions: Be aware of available deductions such as property tax, maintenance charges, and interest on home loans, which can be claimed against rental income to reduce the tax liability.

Power of Attorney (PoA):

To streamline property-related transactions, NRIs often grant a Power of Attorney to a trusted representative in India. This allows them to carry out legal, financial, and administrative tasks on your behalf.

Compliance with Foreign Exchange Management Act (FEMA):

Ensure that all property transactions adhere to the guidelines laid down by the Reserve Bank of India (RBI) under the FEMA regulations. Stay updated with any changes or amendments introduced by the RBI.

Taxation on Sale of Inherited Property:

If you plan to sell inherited property, consider the cost of acquisition for the purpose of calculating capital gains tax. NRIs are advised to obtain a valuation report as of 1 April 2001 to determine the fair market value as per applicable guidelines.

Note: This guide provides a general overview and should not be considered as legal or financial advice. It is recommended to consult with professionals, such as lawyers and tax experts, who can provide personalized guidance based on your specific circumstances.


Purchasing, selling, or leasing property in Mumbai as an NRI involves understanding legalities, complying with regulations, and considering taxation implications. By following the steps outlined in this guide and seeking professional assistance when needed, you can navigate the process with confidence and make informed decisions while maximizing your returns on investment.