Rule first: FEMA and agricultural land
Before anything else: FEMA generally does not permit NRIs and OCIs to directly buy agricultural land in India. Any operator who waves this away without reviewing your specific situation is a warning sign. Whether a compliant structure fits you depends on your residency and family circumstances, and needs independent counsel.
The money layers
- India tax: Indian-source income (like a future sale) is taxable in India, often via TDS.
- Home-country tax: many countries tax worldwide income; treaties (DTAAs) reduce double taxation.
- Repatriation: proceeds route through NRO, generally up to USD 1M/year with Form 15CA/CB.
Practical first steps
Confirm your FEMA eligibility with counsel; set up clean NRE/NRO banking; engage a cross-border tax advisor for your country; and only then evaluate specific opportunities. We publish dedicated pages for NRIs in the USA, UK, UAE and Australia covering each country’s tax layer.
Why we consult before we sell
We require an NRI consultation before any commitment, not to close you, but to check that any structure is compliant. "A lost sale is cheaper than a non-compliant one." Start with our NRI hub, then book a consultation.