An NRI buying property in India needs documentation across four categories: identity, banking, tax, and project-specific. Most requirements are standard across countries; some vary by consulate. The list below covers the most common purchase scenario in 2026.

Identity and address

1. Indian passport, current and any prior expired version showing prior addresses.
2. Overseas residence proof — usually a utility bill or government-issued document.
3. Indian PAN card, mandatory for any property transaction over ₹50 lakh.
4. OCI card if applicable.
5. Two passport-size photographs.

For NRIs without a current PAN, application takes two to four weeks remotely.

Tax

1. Indian PAN.
2. Tax Residency Certificate from the country of residence, for DTAA claims where applicable.
3. Last two years’ Indian tax returns if any India-side income exists.

Banking

1. NRE or NRO account with an Indian bank — mandatory for any FEMA-compliant property purchase.
2. Source-of-funds documentation showing where the purchase capital originates.
3. For high-value transactions, a foreign-bank statement showing the transferring account.

NRE/NRO accounts can be opened remotely with most major Indian banks. The process typically takes one to four weeks.

Power of Attorney

Required if the buyer is not visiting India for registration:

1. Property-specific PoA executed at an Indian consulate or embassy.
2. Apostilled or attested as required by the country.
3. Translated if executed in a non-English language.

The PoA must name the project and unit where known, and specify the scope of authority. Generic open-ended PoAs are increasingly refused.

Project-side documents

The buyer should obtain from the developer:

1. RERA registration certificate.
2. Title documents — sale deed of the developer’s own purchase and master title to the project land.
3. Encumbrance certificate, typically covering thirty years.
4. Approved building plan.
5. Completion certificate (for completed units).
6. GST invoices for all amounts paid.

Registration day

1. Original sale deed executed by both parties.
2. Stamp duty paid receipts.
3. Registration fee paid receipts.
4. Photo identity, Indian and overseas.
5. PAN card.
6. Two witnesses with their identity proofs.
7. PoA holder’s identity if registering via PoA.

Post-handover documents to retain

1. Registered sale deed (original).
2. Completion certificate.
3. Possession letter.
4. Final receipt from developer.
5. Tax payment receipts (stamp duty and registration).
6. Society or owners’ association membership document.

These should be stored both digitally and physically. Many buyers also leave a copy with the PoA holder in India

Frequently asked questions

How long does it take to assemble all documents?

Two to six weeks if starting fresh. The timeline is usually driven by NRE/NRO account opening and PoA consulate scheduling.

Can my CA handle most of this?

A CA familiar with NRI transactions can co-ordinate most of the process except in-person consulate appointments and registration.

Is a PAN card mandatory?

Yes, for most property transactions and tax compliance requirements.

A Power of Attorney is the standard mechanism for NRIs to complete property transactions in India without being physically present. Indian sub-registrars now require a property-specific PoA, executed at an Indian consulate abroad, naming the project and the scope of authority. Generic open-ended PoAs are increasingly refused.

Why a PoA is the standard mechanism

Indian property transactions require physical presence at the sub-registrar’s office for registration. Most NRIs cannot align travel with the registration date. A PoA delegated to a trusted person resident in India solves this.

General PoA versus Special PoA

General PoA: broad authority covering many actions. Faster but increasingly refused at sub-registrars.

Special PoA: narrowly drafted for a specific transaction. Names the property, lists the actions, and has a defined validity period.

For property purchase, a Special PoA is generally the preferred option.

Where to execute the PoA

Two paths exist.

First, the Indian consulate or embassy in the country of residence. The buyer schedules an appointment, attends with the draft PoA, identity proof, and fee. The consulate attests the document.

Second, an in-person India visit. The buyer drafts and signs the PoA in India before a notary or sub-registrar.

For NRIs in Canada, the UAE, the UK, the US, and Australia, the consulate route is usually more practical.

What the PoA must specify

1. The principal — the NRI granting authority.
2. The attorney holder — the person acting in India.
3. The property — project name and unit number where known.
4. The scope — agreements, payments, registration, possession.
5. The validity period.
6. Any restrictions on resale or transfer authority.

The more specific the document, the smoother the registration process tends to be.

Apostille or attestation requirements

Requirements differ by country.

Hague Apostille countries (Canada, UK, US, Australia, most of Europe): Apostille requirements may apply based on local procedures and Indian registration requirements.

UAE: additional attestation procedures typically involve UAE authorities and the Indian Embassy or Consulate.

Requirements should always be verified immediately before execution because procedures can change.

Common mistakes

1. Using a generic PoA.
2. Allowing the PoA to expire before registration.
3. Choosing a PoA holder who cannot attend registration.
4. Failing to clearly identify the property.
5. Missing required attestation or translation requirements.

A practical example

A Canadian-based NRI buyer:

1. Drafts a property-specific PoA with assistance from a CA or legal adviser.
2. Schedules an appointment at the Indian Consulate in Toronto.
3. Attends with identity documents and witnesses if required.
4. Receives the attested PoA.
5. Sends the original to the designated attorney holder in India.
6. The attorney holder completes registration at the local sub-registrar’s office.

The entire process generally takes a few weeks when documentation is prepared in advance.

Frequently asked questions

Can a PoA be revoked?

Yes. The principal can revoke it through the prescribed legal process.

What happens if the PoA expires before registration?

A new PoA may need to be executed. Validity should extend beyond the expected registration timeline.

Can a family member act as PoA holder?

Yes. Family members are often chosen because of trust and availability.