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Definition of an NRI |
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An Indian Citizen who stays abroad for employment/ carrying on business or vacation
outside India or stays abroad under circumstances indicating an intention for an
uncertain duration of stay abroad is a non-resident. (Persons posted in U.N. organizations
and officials deputed abroad by Central/ State Government and Public Sector Undertakings
on temporary assignments are also treated as non-resident) Non-resident foreign
citizens of Indian Origin are treated on par with non-resident Indian citizens.
For Investment in immovable properties:
A foreign citizen (other than a citizen of Pakistan, Bangladesh, Afghanistan, Bhutan,
Sri lanka or Nepal), is deemed to be of Indian origin if,
(i) he held an Indian passport at any time, OR
(ii) he or his father or paternal grand-father was a citizen of India by virtue
of the Constitution of India or the Citizenship Act, 1955 ( 57 of 1955).
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Do non-resident Indian citizens require permission of The Reserve Bank to acquire
residential/commercial property in India?
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No. All Indian citizens are entitled to buy property in India, irrespective
of their residential status.
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Do foreign citizens of Indian origin require permission of the Reserve Bank to purchase
immovable property in India for their residential use?
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Yes. However, the RBI has granted general permission to foreign citizens
of Indian origin, whether resident in India or abroad, to purchase immovable property
in India for their bona fide residential purpose. They are, therefore, not required
to obtain separate permission of The Reserve Bank.
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Who is a foreign citizen of Indian Origin?
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A foreign citizen is deemed to be of Indian Origin if : i) he held an
Indian Passport at any time or ii) he or his father or paternal grand father was
a citizen of India by virtue of the Constitution of India or the Citizenship Act,
1955. However this does not apply to citizens of Pakistan, Bangladesh, Afghanistan,
Bhutan, Sri Lanka or Nepal)
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How should the purchase of residential immovable property be paid for by foreign
citizens of India origin under the general permission?
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The purchase consideration should be met either out of inward remittance
in foreign exchange through normal banking channels, or out of funds from NRE/FCNR
accounts maintained with banks in India.
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What formalities have to be completed by foreign citizens of Indian origin to purchase
residential immovable property in India under the general permission?
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They are required to file a declaration in form IPI 7 with the Central
Office of Reserve Bank at Mumbai within a period of 90 days from the date of purchase
of immovable property or final payment of purchase consideration along with a certified
copy of the documentary evidence for the transaction and bank certificate for the
money paid.
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Can such property be sold without the permission of Reserve Bank?
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Yes. Reserve Bank has granted general permission for sale of such property.
However, where the property is purchased by another foreign citizen of Indian origin,
funds towards the purchase consideration should either be remitted to India or paid
out of balances in NRE/FCNR accounts.
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Can sale proceeds of such property (if and when sold) be remitted out of India?
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For residential properties purchased on or after 26 May 1993, the Reserve Bank considers
applications for repatriation of sale proceeds. Approval is usually granted for
up to the consideration amount remitted in foreign exchange in acquiring the property
for a maximum of two such properties. The balance amount of sale proceeds, if any,
or sale proceeds for properties purchased prior to 26 May 1993, will have to be
credited to the ordinary non-resident rupee account of the owner of the property.
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Are any conditions required to be fulfilled if repatriation of sale proceeds is
desired?
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Applications for repatriation of sale proceeds are considered provided the sale
takes place after three years from the date of final purchase deed or from the date
of payment of final instalment of the consideration amount, whichever is later.
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What is the procedure for seeking such repatriation?
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Applications for necessary permission for remittance of sale proceeds
should be made in form IPI 8 to the Central Office of The Reserve Bank at Mumbai
within 90 days of the sale of the property.
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Can foreign citizens of Indian origin acquire or dispose residential property by
way of gift?
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The Reserve Bank has granted general permission to foreign citizens
of Indian origin to acquire or dispose of properties up to two houses by way of
gift from or to a relative who may be an Indian citizen or a person of Indian origin,
whether resident in India or not, provided gift tax has been paid.
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Can immoveable property held in India be transferred by way of gift to in India?
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General permission has been granted by Reserve Bank to non-resident
persons (foreign citizen) of Indian Origin to transfer, by way of gift, immoveable
property held by them in India to relatives and charitable trusts / organisations
subject to the condition that the provisions of all other laws, as applicable are
complied with.
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Can foreign citizens of Indian origin acquire commercial properties in India?
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Properties other than agricultural land/farm house/plantation property
can be acquired by foreign citizens of Indian origin provided the purchase consideration
is met either out of inward remittances in foreign exchange through normal banking
channels or out of funds from the purchaser's NRE/FCNR accounts maintained with
banks in India. A declaration has to be submitted to the Central Office of Reserve
Bank in form IPI 7 within a period of 90 days from the date of purchase of the property/final
payment of purchase consideration.
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Can sale proceeds of such property be remitted out of India?
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Yes. Repatriation of original investment in respect of properties purchased
by foreign citizens of Indian origin on or after 26 May 1993 can be remitted up
to the consideration amount originally remitted from abroad provided the property
is sold after a period of three years from the date of the final purchase deed or
from the date of payment of final instalment of consideration amount, which ever
is later. Applications for the purpose are required to be made to the Central Office
of Reserve Bank within 90 days of the sale of property in form IPI 8.
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Can the properties (residential/commercial) be given on rent if not required for
immediate use?
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The Reserve Bank has granted general permission for letting out any
immovable property in India. The rental income or proceeds of any investment of
such income are eligible for repatriation.
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Can NRIs obtain loans for acquisition of a house/flat for residential purpose from
financial institutions providing housing finance?
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The Reserve Bank has granted general permission to certain financial
institutions providing housing finance e.g. HDFC and authorised dealers to grant
housing loans to non-resident Indian nationals for acquisition of a house/flat for
self-occupation, subject to certain conditions. Criteria regarding the purpose of
the loan, margin money and the quantum of loan will be at par with those applicable
to resident Indians. Repayment of the loan should be made within a period not exceeding
15 years, out of inward remittance through banking channels or out of funds held
in the investors' NRE/FCNR/NRO accounts.
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Can Indian companies grant loans to their NRI staff?
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The Reserve Bank permits Indian firms to grant housing loans to their
employees deputed abroad and holding Indian passport subject to certain conditions.
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Can an authorised dealer grant a housing loan to non-residents of Indian nationality
where the NRI is the principal borrower with his resident close relative as a co-obligant
/ guarantor or where the land is owned jointly by such NRI borrower with his resident
close relative?
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Yes. However in such cases the payment of margin money and repayment
of loan instalments should be made by the NRI borrower.
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Mode of payment for purchase of residential/commercial property in India by NRI/PIO
Under the general permission available what is mode of payment for purchase of residential/commercial
property in India by NRI/PIO?
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Under the general permission available NRI/PIO may purchase residential/commercial
property in India out of funds remitted to India through normal banking channel
or funds held in his NRE/FCNR (B)/NRO account. No consideration shall be paid outside
India.
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Can refund of application/earnest money/purchase consideration made by the house
building agencies/seller on account of non-allotment of flat/plot/cancellation of
bookings/deals for purchase of residential/commercial property together with interest,
if any (net of income tax payable thereon) be credited to NRE account?
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Yes, provided original payment was made by way of inward remittance
or by debit to NRE/FCNR (B) account. For this purpose no permission of Reserve Bank
is required and they may approach the Authorised Dealer directly in the matter.
(Please refer to A. P. (DIR Series Circular No. 46 dated November 12, 2002).
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The rupee loan availed by NRI for purchase of residential accommodation was repaid
either by inward remittance or by debit to NRE/FCNR (B) account. Can the sale proceeds
of such property be repatriated?
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- Yes. Repayment of loan in foreign exchange is treated as equivalent
to the foreign exchange received for purchase of residential accommodation.
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