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NRI Property Guide

Owning property in Coastal Karnataka from abroad.

A working guide for NRI and remote buyers — legal framework, FEMA context, documentation and how SSV coordinates the process on the ground.

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Eligibility

Can NRIs Buy Land in India?

Yes — NRIs and PIOs are legally permitted to purchase immovable property in India under FEMA, 1999. Most Karavali coastal parcels we work with are NA Converted land — which NRIs can purchase directly.

✅ Permitted
›Residential & commercial properties
›Agricultural / farmland (with conditions)
›Plantation property
›Inheritance from Indian residents
›Gift from close relatives
⚠ Restrictions
›Direct agricultural land purchase not allowed
›Foreign nationals of non-Indian origin
›Repatriation limits on sale proceeds
SSV Realty: Most of our Karavali listings are NA Converted land — directly purchasable by NRIs. We structure every acquisition for full FEMA compliance.
FEMA Compliance

FEMA Rules at a Glance

💳
Payment Method

Pay via NRE / NRO / FCNR accounts only. Cash payments strictly prohibited.

🏠
No Property Limit

NRIs can own unlimited residential and commercial properties in India.

💰
Repatriation

Repatriate up to original cost from NRE/FCNR funded property. Max 2 properties.

📋
Rental Income

Rental income credited to NRO account. Up to USD 1M/year repatriable after tax.

Due Diligence

Essential Document Checklist

RTC / Pahani
Confirms ownership, land type, encumbrances and cultivation details.
Encumbrance Certificate
Shows all mortgages, liens and transactions for past 13–30 years.
Sale Deed / Title Chain
Full ownership history — all sale deeds must be registered.
Survey & Sketch
Survey number must match physical ground position and measurements.
Mutation / Khata
Property must be recorded in seller's name in revenue records.
NOC Certificates
Required if near CRZ, forest areas or heritage zones.
DC Conversion Order
Mandatory for NA converted agricultural land — verify DC Order.
Tax Receipts
All property taxes and local cess must be fully paid and current.
Never skip legal due diligence — engage a registered local advocate for independent title verification before any transaction.
Power of Attorney

Managing Your Purchase Remotely

As an NRI, you can complete the entire land purchase without travelling to India — using a Power of Attorney (POA). Here is how the process works, step by step.

You (Overseas)
1

Appoint a Trusted Representative

Choose a family member, advocate or trusted representative in India as your POA holder. This person will act on your behalf for the entire purchase process.

At Indian Consulate
2

Execute & Notarise POA Document

Draft the POA with an Indian advocate specifying exact powers granted. Sign it at the nearest Indian Consulate or Embassy. Get it notarised and apostilled — ready to be sent to India.

Sub-Registrar, India
3

Register POA in India

The attested POA is sent to your representative in India. Before any use, it must be stamped with appropriate stamp duty and registered at the Sub-Registrar's office.

POA Holder Acts
4

Execute the Property Transaction

Your POA holder signs the sale agreement, pays the advance and stamp duty, and executes the registration at the Sub-Registrar office — legally and completely on your behalf.

Delivered to You
5

Documents & Ownership Confirmed

All original documents are couriered to you overseas. Khata (mutation) is transferred to your name at the local revenue office. The property is now legally and completely yours.

Taxation

Tax Implications for NRI Buyers

Tax / Charge Rate Notes
Stamp Duty (Karnataka) ~5.6% Paid by buyer at registration
Registration Charges 1% Paid at Sub-Registrar office
TDS (NRI Seller) 20% + surcharge Buyer deducts if seller is NRI
Long-Term Capital Gains 20% with indexation Holding period > 2 years
Short-Term Capital Gains Per income slab Holding period ≤ 2 years
Rental Income Tax 30% flat + cess 30% standard deduction available
The Opportunity

Why NRIs Are Choosing the Karavali Coast

🏡

Cultural Connection

Tulu Nadu, Mangalorean and Konkani diaspora across Dubai, UK, Singapore and the USA maintain deep ancestral ties — this is home.

🏡
📈

Consistent Appreciation

Sustained land value growth over the past decade — driven by infrastructure, tourism boom and rising NRI demand for coastal parcels.

📈
🌿

A Legacy Asset

A finite, tangible coastal parcel — a place to return to, build a dream home on, and pass down to generations who will treasure it.

🌿
🤝

Full NRI Support

Experienced advocates, CA firms familiar with NRI taxation, and SSV Realty guiding you every step — so you never feel lost buying from overseas.

🤝
Process

Step-by-Step Buying Process

From first enquiry to receiving your title documents — here is the complete NRI land buying journey with SSV Realty.

STEP 1

Consultation & Brief

Share your brief — budget, preferred land type, district and objectives. We curate a verified shortlist aligned to your goals.

STEP 2

Virtual Site Visits

Detailed drone footage, GPS-tagged photos, 360° walkthroughs and live video calls — you see every detail before committing, without travelling.

STEP 3

Legal Due Diligence

Our panel advocates verify title, EC, RTC, survey and all statutory clearances. Full written legal opinion provided before you sign anything.

STEP 4

Sale Agreement

Execute the agreement via your registered POA holder. An advance of 10–20% is paid to formally secure the property in your name.

STEP 5

Fund Transfer

Transfer balance from your NRE / NRO / FCNR account via RTGS or NEFT. All bank records clearly reflect NRI source of funds for FEMA compliance.

STEP 6

Registration

Sale deed registered at the Sub-Registrar by your POA holder. Stamp duty (~5.6%) and registration charges (1%) are paid at this stage.

STEP 7

Mutation & Handover

Khata mutation completed in your name. All original documents couriered to your address overseas. The property is legally and completely yours.

🎉 Property is Yours!
FAQs

Frequently Asked Questions

Can an NRI buy agricultural land in Karnataka? +
Directly, NRIs cannot purchase agricultural land in India under current FEMA regulations. However, agricultural land can be inherited or received as a gift from Indian residents. In practice, many coastal "agricultural" parcels in Karnataka have been converted (NA Converted) to non-agricultural use, enabling direct NRI purchase. SSV Realty ensures every listing includes the correct land classification.
Do I need to be physically present for registration? +
Not necessarily. A registered Power of Attorney holder can execute the registration on your behalf. However, if your POA was executed outside India, it must be notarised, apostilled, and registered in India before use.
Can I repatriate the sale proceeds if I sell later? +
Yes, within limits. Sale proceeds from property acquired using NRE/FCNR funds (foreign currency) can be repatriated up to the original investment amount, subject to RBI guidelines. Proceeds can be credited to your NRO account and up to USD 1 million per year can be remitted abroad (after tax payment).
How long does the entire process take? +
From shortlisting to registration, most transactions take 4–8 weeks. This includes 1–2 weeks for legal due diligence, negotiation and agreement, followed by a few weeks to arrange funds and schedule registration.
What are the typical costs beyond the sale price? +
Budget approximately 5.6% for Karnataka stamp duty, 1% for registration charges, advocate fees (₹15,000–₹50,000 depending on complexity), and incidental charges for survey and mutation.
Can a foreign spouse of an NRI also co-own the property? +
A foreign national who is not of Indian origin (PIO/OCI) cannot purchase immovable property in India, including as a co-owner in most cases. Joint purchase with an NRI spouse who holds an OCI/PIO card is generally permissible — but seek specific legal advice for your situation.
Legal Disclaimer The information provided in this guide is for general educational purposes only and does not constitute legal or financial advice. Land laws, FEMA regulations, and tax provisions change frequently. Always consult a qualified advocate and Chartered Accountant for advice specific to your circumstances. SSV Realty LLP facilitates land advisory services and does not provide legal or tax counsel.
NRI Advisory

Speak with an Advisor

Get personalised guidance on your Karavali land investment — from site selection to FEMA compliance.

Talk to an Advisor Call +91 7259195511
Why SSV Realty for NRIs
Full remote process management
FEMA-compliant transaction structuring
Trusted panel advocates on the ground
POA facilitation across all countries

Markets

Explore Coastal Karnataka by location.

Each coastal market has a different character, property mix and buyer consideration. Explore SSV’s local market guides before deciding where to focus your property search.

Kundapur

A major Udupi-district coastal market with beachfront, riverside, NH-66 frontage and farmland parcels.
Marvante

A beachfront belt where NH-66 and the Souparnika river run parallel to the Arabian Sea.
Byndoor

Coastal Karnataka’s quieter northern beach belt along the NH-66 corridor.
Murudeshwar

Temple-town coastal market with beachfront, temple-belt and NH-66 corridor parcels.
Gokarna

Internationally-known temple and beach destination — Om Beach, Kudle, and the NH-66 corridor.
Kaup & Udupi

City-adjacent coastal land near Udupi town and Manipal, with NH-66 frontage options.
Bhatkal

Coastal Uttara Kannada land on the Murudeshwar–Byndoor corridor, with NH-66 frontage and town-belt options.
Karwar

Uttara Kannada district headquarters at the Kali estuary — Karnataka’s Goa-border coastal belt.

Looking for commercial property? Explore Commercial Property Search

Selected Properties

Properties across Coastal Karnataka.

A selected view of currently listed parcels.

2.6-Acre Elevated Beachfront Property for Sale in Shiroor — Udupi District Beachfront
Beachfront

2.6-Acre Elevated Beachfront Property for Sale in Shiroor — Udupi District

shiroor Byndoor, Udupi
2.6 acres Price on request
View Property →
1.21-Acre Riverfront Property for Sale in Barkur — Udupi District Riverside
Riverside

1.21-Acre Riverfront Property for Sale in Barkur — Udupi District

Barkur, Udupi
1.21 Acres Price on Request
View Property →
1-Acre Island Property for Sale near Mabukala, Udupi District Riverside
Riverside

1-Acre Island Property for Sale near Mabukala, Udupi District

Mabukala, Udupi
1 acre ₹3.50 Lakh / cent
View Property →
Explore All Properties →

Beach properties on SSV Realty

Beachfront, river-view and villa-project properties on SSV Realty across the Karavali coast — the inventory shape most NRI buyers evaluate first.

2.6-Acre Elevated Beachfront Property for Sale in Shiroor — Udupi District Beachfront ★ Featured
Beachfront
SSV-0017

2.6-Acre Elevated Beachfront Property for Sale in Shiroor — Udupi District

shiroor Byndoor, Udupi

This 2.6-acre beachfront property in Shiroor, within the Byndoor coastal corridor of Udupi district,…

🌊 Direct Access from sea · Sea view
⬜ 2.6 acres Price on request
View Property →
1.21-Acre Riverfront Property for Sale in Barkur — Udupi District Riverside ★ Featured
Riverside
SSV-0016

1.21-Acre Riverfront Property for Sale in Barkur — Udupi District

Barkur, Udupi

This 1.21-acre riverfront property in Barkur, within Udupi district, sits in the river-crossed inlan…

⬜ 1.21 Acres Price on Request
View Property →
1-Acre Island Property for Sale near Mabukala, Udupi District Riverside ★ Featured
Riverside
SSV-0015

1-Acre Island Property for Sale near Mabukala, Udupi District

Mabukala, Udupi

This 1-acre island property near Mabukala, within Udupi district, is one of the unusual listings cur…

⬜ 1 acre ₹3.50 Lakh / cent
View Property →
5-Acre Riverfront Farmland for Sale in Kokkarne, Udupi District Riverside ★ Featured
Riverside
SSV-0014

5-Acre Riverfront Farmland for Sale in Kokkarne, Udupi District

Kokkarne, Udupi

Along one of the inland riverine belts of Udupi district, this 5-acre riverfront farmland in Kokkarn…

⬜ 5 Acres ₹80,000 / cent
View Property →
Tarang by the Sea — Bali-Inspired Coastal Cottages for Sale in Korvadi, Kundapur Beachfront ★ Featured
Beachfront
SSV-0006

Tarang by the Sea — Bali-Inspired Coastal Cottages for Sale in Korvadi, Kundapur

Korvadi, Kundapur, Udupi

Tarang by the Sea, as recorded on the SSV Realty listing, is an 8-cottage Bali-inspired coastal deve…

🌊 200 meters from sea
⬜ 35 cents ₹70 Lakh / cottage
View Property →
8.65-Acre Beachfront Property for Sale at Jaali Beach, Bhatkal — Uttara Kannada Beachfront ★ Featured
Beachfront
SSV-0001

8.65-Acre Beachfront Property for Sale at Jaali Beach, Bhatkal — Uttara Kannada

Jaali Beach, Bhatkal, Uttara Kannada

This 8.65-acre beachfront property at Jaali Beach, Bhatkal is one of the larger single-owner coastal…

🌊 Direct Access from sea · Sea view
⬜ 8.65 Acres ₹2.25 Crore / acre
View Property →

Browse all beach properties

NRI buyer? We work across timezones.

A meaningful share of SSV Realty's beachfront and villa inventory reaches us through long-standing seller relationships and never lands on this site. If you are an NRI buyer with a specific brief — residency window, exit horizon, repatriation profile — get in touch. WhatsApp gets a same-day reply regardless of your timezone, and we share exclusive properties not published here.

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Free 2026 Guide

The Karavali Coast Buyer's Playbook.

Micro-market analysis, price ranges, CRZ & DC Conversion checklist, and the full NRI buying process — delivered by email.

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