For many NRIs, the reason to buy in India is not an investment chart. It is a phone call where a parent says the old house is getting hard to manage. You want them close to a hospital, in a building with a lift, with neighbours around. This guide is for that decision.
Decide whose name the home will be in
There are three common choices:
- Your name only. You control the home. Your parents live there. Simple if you are paying.
- Jointly with a parent. Shares the ownership. Think through what happens later and write a will.
- Your parent's name. Possible if they are paying or you gift them the money. It then passes by inheritance, so a will matters even more.
There is no single right answer. A one-hour talk with a property lawyer is worth it.
What parents actually need from a home
- A hospital within a short drive, and a pharmacy close by
- A lift with power backup, and ideally a lower floor
- Security at the gate and a staffed maintenance desk
- A quieter, smaller community where they will get to know people
- Bathrooms with space for grab bars, and floors that are not slippery
Notice what is not on that list: a large clubhouse, a rooftop bar, or a "luxury" label.
The rules you need to know
Under FEMA, an NRI or OCI cardholder can buy any residential property except agricultural land, plantations and farmhouses. Pay from your NRE, NRO or FCNR(B) account, or by inward remittance. Choose a project registered under RERA and look it up yourself on the Karnataka RERA portal.
Common mistakes, and how to avoid them
- Buying on a video call alone. Ask a relative to visit once, at different times of day.
- Comparing "super built-up" area. Compare carpet area only. That is what RERA requires.
- A power of attorney that is too broad. Limit it to this property and the specific actions.
- Not planning the EMI for a bad year. If your job abroad changes, the EMI does not.
- Forgetting about renting later. If you ever rent it out, the tenant must deduct tax under section 195 before paying you.
A worked budget, illustrative only
These numbers are an example of how to add things up. Your bank, your rate and the current stamp duty decide the real figures.
Say you are looking at a home of about ₹75 lakh for your parents, and you plan a home loan from an Indian lender for 80% of the value.
- Loan: 80% of ₹75 lakh = ₹60 lakh
- Down payment from your NRE or NRO account: ₹15 lakh
- EMI on ₹60 lakh at an assumed 8.75% for 20 years: about ₹53,000 a month, worked out with the standard EMI formula
- Stamp duty and registration: check the current Karnataka rates on the Kaveri portal and add them on top
Now stress-test it. If your income abroad stopped for six months, could you still pay ₹53,000 × 6 = about ₹3.2 lakh in EMIs? If not, borrow less or keep a larger buffer. Under FEMA, a home loan taken in India by an NRI is repaid from an NRE, NRO or FCNR(B) account, by inward remittance, or from rent earned in India.
Step by step, from abroad
- Agree the plan with your parents. Whose name, which area, which floor, and who handles visits.
- Shortlist RERA-registered projects and look each one up yourself on the Karnataka RERA portal.
- Arrange a visit. Your parents, or a trusted relative, should see the building in person, at least once in the day and once in the evening.
- Hire your own lawyer in India to read the title and approvals.
- Get loan approval in principle from a lender that serves NRIs.
- Set up a limited power of attorney if someone will sign for you. If executed abroad, check what attestation and stamping it needs in India.
- Sign and register. Keep scanned copies of every receipt and transfer record.
- Plan the handover. Who checks the flat for defects, who sets up power and water, who meets the maintenance team.
Common mistakes NRIs make, beyond the basics
- Paying from a foreign card or a friend's account. Use your NRE, NRO or FCNR(B) account or an inward remittance, so the money trail is clean under FEMA.
- Losing the remittance records. Keep bank advices for every transfer. You may need them when you sell or send money back abroad.
- Ignoring the cost of running the home. Maintenance, property tax, electricity and staff wages continue every month, whether or not you visit.
- No local contact for emergencies. Agree on a neighbour, relative or the maintenance desk who can reach your parents quickly.
- Leaving the will for later. Ownership and inheritance plans are easiest to settle while everyone is well.
Plan for your parents' day-to-day
A home for parents is used every day, not only on your visits. Before you decide, ask how they will buy groceries, reach a doctor and meet friends. Check whether delivery services reach the address, whether autos and cabs are easy to find, and whether there is a quiet place to walk inside the campus. Small comforts like these often matter more to them than an extra room.
A short checklist for the parents' visit
- How long the walk is from the car to the lift
- Whether the lift has power backup, and how long it lasts
- Steps or ramps at the entrance
- Bathroom size, door widths and the flooring finish
- Distance to the nearest hospital with an emergency department
- Mobile signal inside the flat, for calls home
Smaller communities for parents
A low-density building suits many older parents: fewer people, calmer common areas, staff who know the residents. The Shalott Marque at S Medihalli, on Sarjapur–Attibele Road, has just 54 homes on 0.75 acres, in 2 and 3 BHK. See the details on our Shalott Marque page. Price is on request, and you can call +91 91838 91839 to arrange a visit for your parents.
Reeva Properties is backed by SUYUG Infra: 4 Mn sq ft delivered, 1.5 Mn sq ft under development. You can see that track record at suyug.com.