Can an NRI buy a plot in Dholera?
Yes, an NRI or OCI can buy a plot in Dholera, but only if it is legally Non-Agricultural residential or commercial land. Under FEMA, NRIs and OCIs cannot buy agricultural land, plantations or farmhouses in India, so buying raw agri land marketed as being inside the SIR is a FEMA violation. Pay only through banking channels, never foreign cash, and get a lawyer to confirm the plot's N.A. status before you commit.
The short answer is yes, with one hard condition: the plot must be legally Non-Agricultural. This is the single most important line for any NRI looking at Dholera, because a lot of what gets marketed to overseas buyers is agricultural land dressed up as being inside the smart city, and that is exactly what an NRI is barred from buying.
What FEMA actually allows
Under the Foreign Exchange Management Act, NRIs and OCIs can buy residential and commercial property in India, but cannot buy agricultural land, plantation property or farmhouses. Applied to Dholera, that means an NRI can only buy a plot that is legally N.A., typically a plot inside a sanctioned TP scheme with a Final Plot number, which is treated as deemed Non-Agricultural. Buying raw agricultural land, even if a broker insists it is inside the SIR, is a FEMA violation.
How an NRI pays and repatriates
Payment must go through normal banking channels using NRE, NRO or FCNR accounts. Foreign cash is not permitted. On selling, repatriation is done through an NRO account, up to USD 1 million per financial year, subject to tax clearance. The penalty for buying prohibited property can be up to three times the amount involved, so this is not a corner to cut.
| Question | Answer | Confidence |
|---|---|---|
| Buy N.A. residential/commercial plot? | Yes | Confirmed |
| Buy agricultural land? | No, FEMA violation | Confirmed |
| Inherit agri land from resident relative? | Yes | Confirmed |
| Pay in foreign cash? | No | Confirmed |
| Repatriate sale proceeds? | Via NRO, up to USD 1M/year | Confirmed |
Registration and power of attorney
NRIs commonly execute a registered or consulate-attested Power of Attorney so someone in India can complete registration on their behalf. This is general practice, but the exact wording and attestation should be confirmed with a lawyer, because a defective POA can stall or void a registration. The rest of the process, verifying title, encumbrance and 7/12 records, paying stamp duty and completing mutation, is the same as for a resident buyer.
Frequently asked questions
Can an NRI or OCI legally buy land in Dholera?
What happens if an NRI buys agricultural land by mistake?
How does an NRI pay for a Dholera plot?
Can an NRI inherit agricultural land in Dholera?
Sources
- FEMA property rules for NRIs/OCIs (agricultural land prohibited; residential/commercial allowed).
- RBI repatriation limits (USD 1M per financial year via NRO, subject to tax).
- Gujarat Land Revenue Code Section 65 (N.A. conversion). See our sources page. Confirm specifics with a lawyer.