Buying Gulshan Empire from Abroad — the NRI Guide
A plain, step-by-step walkthrough for non-resident buyers: the FEMA basis that lets you buy a residential flat freely, how to pay through NRE/NRO/FCNR accounts or an NRI home loan, the documents you'll need, appointing a Power of Attorney to complete the registry remotely, and the TDS and tax points to take to your CA — all written for Gulshan Empire, Wave City, Ghaziabad.
Project RERA: UPRERAPRJ166511/05/2026 (as filed by the developer) · Verify on up-rera.in
Marketed by Vidastu Advisory · UP-RERA Agent UPRERAAGT000309/01/2026 · No buyer-side fees
Yes. NRIs (and OCI cardholders) can buy a residential flat like Gulshan Empire freely under FEMA — no RBI permission is needed for residential property. Pay through your NRE/NRO/FCNR accounts or an NRI home loan (up to ~70–80% LTV), use a valid passport + Indian PAN, and you may appoint a Power of Attorney to complete the booking and registry remotely. The project is filed under RERA UPRERAPRJ166511/05/2026. Full step-by-step below. Last updated: 4 June 2026.
The NRI Purchase, in One Table.
Everything a non-resident buyer asks first — whether you can buy, how to pay, how much you can borrow, what documents to keep ready, and how to register without flying down — set out before the detail.
Gulshan Empire is a residential apartment project at Plot GH-2B, Sector 1, Oak Wood Enclave, Wave City, NH-24, Ghaziabad, UP 201015, by Gulshan Empire Estate LLP, an entity of the Gulshan Group founded by Gulshan Nagpal in 1989. It offers only two formats — 3 BHK + SR (2,075 sq ft, from ~₹1.98 Cr*) and 4 BHK + SR (2,750 sq ft, from ~₹2.62 Cr*) — both areas super/saleable, not carpet. As an NRI you buy on the same commercial terms as a resident; the rest is paperwork and payment routing.
NRI buyer — key facts
| Question | Short answer |
|---|---|
| Can NRIs buy? | Yes — residential property, under FEMA general permission |
| RBI permission? | Not required for a residential flat |
| Payment routes | NRE / NRO / FCNR · inward remittance · NRI home loan |
| Loan-to-value | usually up to ~70–80% of property value |
| Key documents | passport, PAN, OCI/visa, overseas address proof, NRE/NRO |
| Power of Attorney | optional — used for remote registry |
| Buy-side TDS | 1% u/s 194-IA where price ≥ ₹50 L (consult your CA) |
*Indicative base ~₹10,500/sq ft; figures subject to change. See the price page for the all-in build-up. Tax points are general information — confirm with a CA.
Yes — Residential Property Is Open Under FEMA.
The starting point is the Foreign Exchange Management Act (FEMA) and the RBI's general permission for acquisition of immovable property by non-residents.
Under FEMA's general permission, a person of Indian origin who is an NRI or an OCI cardholder may acquire residential (and commercial) immovable property in India without any prior approval from the Reserve Bank of India. There is no cap on the number of residential properties you may own. The only general bar is on agricultural land, plantation property and farmhouses — none of which is relevant to an apartment. A handful of foreign nationalities face additional restrictions, so if you hold a passport other than Indian, check your specific case before committing.
That means Gulshan Empire — a residential apartment project at Wave City — is squarely a property an NRI can buy on the same commercial terms as a resident. You are not buying anything "special"; you are buying the same 3 BHK + SR or 4 BHK + SR, signing the same Agreement for Sale, against the same RERA filing UPRERAPRJ166511/05/2026 (as filed by the developer — verify on up-rera.in). What changes is purely the mechanics: which accounts the money flows through, and how you sign when you are thousands of kilometres away.
What you can and can't buy
| Property type | NRI/OCI |
|---|---|
| Residential apartment (e.g. Gulshan Empire) | Allowed — no RBI nod |
| Commercial property | Allowed — no RBI nod |
| Agricultural land | Not allowed (general permission) |
| Plantation / farmhouse | Not allowed (general permission) |
Residential purchase needs no RBI permission. Some foreign nationalities have extra conditions — verify your position. Not legal advice.
Paying from Abroad — NRE, NRO, FCNR.
All consideration must move through normal banking channels in Indian rupees. You cannot pay in foreign currency cash; everything is routed through your Indian accounts or by inward remittance.
How you pay in. The booking amount, EOI and instalments are funded from an NRE account (foreign-earned, freely repatriable), an NRO account (India-sourced income, with repatriation limits), an FCNR deposit, by inward remittance from abroad, or by an NRI home loan. Whichever route you use, the money goes to the project's RERA-designated escrow account — never to an agent. Under the Act, at least 70% of receipts sit in that account and are drawn by the developer only in proportion to construction completed.
Taking money back out (repatriation). When you eventually sell, FEMA permits repatriation of the sale proceeds of residential property subject to conditions and limits — broadly, the amount originally paid in foreign exchange through NRE/FCNR routes can be repatriated, and there is an annual ceiling (currently up to USD 1 million per financial year from NRO balances, including sale proceeds), with repatriation generally restricted to two residential properties. You'll need the right bank certificates and a CA's Form 15CA/15CB. The precise treatment depends on your source of funds and holding period, so plan the exit with your CA at the entry stage, not after.
Payment routes, at a glance
| Route | Notes |
|---|---|
| NRE account | foreign-earned · freely repatriable |
| NRO account | India income · repatriation capped (~USD 1M/yr) |
| FCNR deposit | foreign-currency term deposit |
| Inward remittance | direct from abroad via bank |
| NRI home loan | ~70–80% LTV · repaid from NRE/NRO |
| Foreign cash | not permitted |
Funds go to the project RERA escrow (≥70% held). Repatriation needs Form 15CA/15CB and is subject to FEMA limits — confirm with your CA and bank.
Borrowing the Balance — LTV, Rate, Tenure.
If you'd rather not bring the full amount in, an NRI home loan funds most of the price and lets you keep capital deployed abroad. The mechanics mirror a resident loan, with a few NRI-specific tweaks.
Most leading Indian lenders — SBI, HDFC, ICICI and Axis among them, as common examples — offer NRI home loans on RERA-registered under-construction homes. Typical terms: loan-to-value up to ~70–80% of property value (you fund the ~20–30% margin), an interest rate often 0.5–1% higher than a resident loan, and a tenure frequently capped shorter — commonly up to about 15 years, though this is lender- and age-dependent. EMIs are serviced from your NRE or NRO account or by remittance, and lenders usually want a resident co-applicant or a Power of Attorney holder to complete formalities in India.
Because the project is under construction, disbursement is normally construction-linked: the bank releases money against the same milestones the developer raises, into the RERA escrow. While the loan is being drawn you typically pay pre-EMI (interest on the amount disbursed so far), switching to full EMI near possession — the same plumbing our resident-focused home loan & EMI guide walks through, including the per-lakh EMI tables you can reuse for your own loan amount. We do not arrange or broker loans or charge any buyer-side fee; we simply share the developer paperwork your lender will ask for.
NRI home loan — typical terms
| Parameter | Indicative |
|---|---|
| Loan-to-value | up to ~70–80% of property value |
| Your margin | ~20–30%, paid by you |
| Rate vs resident | often +0.5–1% |
| Tenure | frequently up to ~15 years (lender-dependent) |
| EMI serviced from | NRE / NRO account or remittance |
| Often needs | resident co-applicant / PoA holder |
Illustrative only. LTV, rate and tenure are set by the lender on your profile and sanction letter. SBI/HDFC/ICICI/Axis named as common examples only — not recommendations.
The NRI Paperwork Set.
Have these ready before you book and the process — KYC, booking, loan and registry — moves without back-and-forth. Exact lists vary slightly by lender and for the registry.
Identity & status
- Valid passport (and visa / work permit)
- OCI card or PIO proof (if applicable)
- Indian PAN card
- Recent photographs
Address & banking
- Overseas address proof (utility bill / tenancy)
- Indian address proof, if any
- NRE / NRO account details
- Bank statements (for a loan)
Income & property
- Income proof — salary slips / employment contract or, if self-employed, ITR & financials
- Power of Attorney (for remote registry)
- Allotment / Agreement for Sale & payment receipts
- Project RERA — UPRERAPRJ166511/05/2026
Document requirements are set by each lender and the sub-registrar and are indicative here. Documents executed abroad may need consular attestation or apostille — see the next section.
Booking and Registering Without Flying Down.
Most of the journey can be done online; only the final registry needs either your physical presence or a Power of Attorney. Here's the sequence.
Start remotely. You can submit an Expression of Interest online, complete video KYC and share documents digitally, and pay the booking amount by remittance or from your NRE/NRO account — all from abroad. Many buyers get to allotment without ever travelling.
Then the registry. Registering the Agreement for Sale (and later the conveyance/sale deed) is done at the sub-registrar in India. To do this without flying down, you appoint a Power of Attorney — usually a trusted family member — to act on your behalf. A PoA executed abroad is typically signed before the Indian consulate/embassy or notarised and apostilled, then sent to India where it is adjudicated and stamped and registered as required. The PoA can be limited strictly to this transaction. As a RERA-registered channel partner we coordinate the EOI, the developer paperwork and the registry timeline with your PoA holder so the steps line up; you can also book a site visit for a family member to inspect on your behalf.
Remote-buying sequence
| 1 · EOI & KYC | online · video KYC accepted |
| 2 · Booking payment | NRE/NRO or remittance → RERA escrow |
| 3 · Allotment | on developer confirmation |
| 4 · Execute PoA | consulate / notarise + apostille |
| 5 · PoA adjudicated | stamped in India |
| 6 · Register agreement | PoA holder at sub-registrar |
Process is indicative; consular/notarial and stamping rules vary by country and state. Confirm with a lawyer and the sub-registrar.
TDS, Rental Income and the DTAA Note.
A few tax points specific to buying — and later holding or selling — as a non-resident. Every figure here is general information; your CA's read on your facts is what governs.
TDS on purchase. When you buy from a developer (a resident promoter), the buyer deducts TDS at 1% on the consideration where it is ₹50 lakh or more, under Section 194-IA, and deposits it against the seller's PAN. The position is different if you ever buy from a non-resident seller (higher TDS under Section 195) — relevant for a resale, not a primary purchase from the LLP. Keep the developer's PAN and the receipts; your CA files the TDS return.
Rental income & future sale. If you let the flat, rental income is taxable in India and the tenant generally deducts TDS; you file an Indian return. On a future sale, capital gains apply, with the buyer deducting TDS from a non-resident seller. DTAA (the Double Taxation Avoidance Agreement between India and your country of residence) can relieve double taxation — typically by credit for Indian tax paid. Because possession here is some years out (expected possession Dec 2030, tentative; RERA-filed completion 12 February 2031, no guarantees), there's time to structure ownership sensibly. Take all of it to a chartered accountant before you sign.
NRI tax touchpoints (consult your CA)
| Event | Indicative treatment |
|---|---|
| Buy from developer (resident) | buyer TDS 1% u/s 194-IA if ≥ ₹50 L |
| Buy from non-resident seller | higher TDS u/s 195 (resale case) |
| Rental income | taxable in India; tenant TDS; file return |
| Future sale | capital gains; buyer deducts TDS |
| Double taxation | DTAA relief in country of residence |
General information only, not tax advice. Rates, thresholds and DTAA relief depend on your facts — confirm every line with a chartered accountant.
Buy from Abroad Through a UP-RERA Agent.
Tell us your configuration and time zone and we'll send the NRI price & payment sheet, walk your PoA holder through the registry, and coordinate the developer paperwork — so you complete the booking without a single avoidable trip. We're an independent UP-RERA registered channel partner, not the developer; the developer's Agreement for Sale governs.
No buyer-side fee — brokerage is paid by the developer. We don't lend, broker loans or give tax advice; we introduce lenders and share documents your CA and lender ask for.
Talk to Sachin Bansal on WhatsApp: +91 99583 02906.
Request the NRI price & payment sheet
Configuration price, payment routes and a remote-booking plan, on WhatsApp.
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Sachin will send the NRI price & payment sheet and a remote-booking plan on WhatsApp shortly.
By submitting you consent to be contacted about this project and to your details being shared with the RERA-registered promoter. No spam · no buyer-side fees.
Before You Wire the Booking.
The NRI mechanics sit on top of the same project facts every buyer checks — the price build-up, the EOI terms, the loan math and the RERA filing.
Full price breakdown
BSP ~₹10,500/sq ft, PLC, floor-rise, GST and statutory charges — arithmetic shown.
EOI process
Indicative EOI, adjusted into the booking — and how to submit it from abroad.
Home loan & EMI guide
Per-lakh EMI tables, eligibility math, pre-EMI vs full EMI — reusable for NRI loans.
RERA verification
How to confirm UPRERAPRJ166511/05/2026 on up-rera.in in two minutes.
Book a site visit
Send a family member or PoA holder to inspect Wave City on your behalf.
Contact us
Reach our UP-RERA agent across time zones for the remote-booking plan.
This guide is general information for buyers, not legal, financial, FEMA or tax advice. Vidastu Advisory does not arrange or broker home loans and charges no buyer-side fee. FEMA, RBI, repatriation, TDS and DTAA positions depend on your residential status and facts and can change; all loan figures are illustrative and subject to your lender's assessment; all project figures are indicative and subject to change. Confirm FEMA and repatriation steps with your bank, tax treatment with a chartered accountant, registry and Power-of-Attorney formalities with a lawyer, and project details on the registered documents and the UP-RERA portal.
NRI Buying — FAQ
Can NRIs buy Gulshan Empire?
Yes. Gulshan Empire is a residential apartment project, and an NRI or OCI cardholder may acquire residential property in India freely under FEMA — no special permission from the Reserve Bank of India is needed. The only general restriction is on agricultural land, plantation property and farmhouses, none of which apply to an apartment. You buy on the same terms as a resident, with payment routed through your Indian rupee accounts; the developer's Agreement for Sale governs, and the project is filed under RERA UPRERAPRJ166511/05/2026 (as filed by the developer), verifiable on up-rera.in.
Do NRIs need RBI permission to buy a flat in Ghaziabad?
No. Under FEMA's general permission, an NRI or OCI can purchase residential property such as a flat at Wave City, Ghaziabad without any prior approval from the RBI. Permission is only required in narrow cases — for example certain citizens of a few specified countries, or for agricultural/plantation land and farmhouses, which a residential apartment is not. Keep your passport, PAN and proof of NRI status on file, and route the consideration through banking channels (NRE/NRO/FCNR or an NRI home loan).
How can an NRI pay for Gulshan Empire from abroad?
Payment must come through normal banking channels in Indian rupees — typically from an NRE, NRO or FCNR account, by inward remittance, or via an NRI home loan from an Indian bank or housing-finance company. You cannot pay in foreign currency cash. Money for the booking and instalments goes to the project's RERA-designated escrow account, never to an agent. If you fund part of the purchase by loan, the lender disburses against construction milestones into the same escrow.
Can an NRI get a home loan for Gulshan Empire?
Yes. Most leading Indian lenders — for example SBI, HDFC, ICICI and Axis — offer NRI home loans for RERA-registered under-construction homes, usually up to around 70–80% of the property value (loan-to-value), with the rate often a touch higher than resident loans and tenures commonly shorter (frequently up to about 15 years, lender-dependent). EMIs are repaid from your NRE/NRO account or by remittance. A resident co-applicant or Power of Attorney holder is often used to complete formalities. Confirm LTV, rate and tenure with the lender's sanction letter; we do not arrange or broker loans.
Is a Power of Attorney needed to buy property remotely?
Not to begin — you can submit an Expression of Interest, KYC and even sign documents remotely with e-signature and video KYC where accepted. But to complete the registry of the Agreement for Sale or sale deed in person you either travel to India or appoint a Power of Attorney (PoA) — often a trusted family member — to act on your behalf. A PoA executed abroad is typically signed before the Indian consulate or notarised/apostilled, then adjudicated and stamped in India. Many buyers complete booking online and use a PoA only for the registry step.
What tax and TDS apply when an NRI buys property in India?
When you buy from a developer (a resident promoter), the buyer deducts TDS at 1% on the consideration where it is ₹50 lakh or more under Section 194-IA. The position differs if you ever buy from a resident individual versus a non-resident seller, and rental income or a future sale carry their own tax and TDS rules, with DTAA relief possible in your country of residence. Tax treatment depends on your residential status and circumstances, so confirm every figure with a chartered accountant — this is general information, not tax advice.