Buying at Embassy South Reserve from abroad: an NRI checklist

NRIs can buy at Embassy South Reserve without flying to Bengaluru. No permission from the Reserve Bank of India is needed for a home. You check the RERA registration online, pay in rupees by remittance or from your NRE, NRO or FCNR account, deduct 1% TDS on each payment, see the site on a live video call, and have a family member sign at registration under a power of attorney.

This checklist walks through each step, using South Reserve as the example.

1. Check the project from where you are

South Reserve is registered with Karnataka RERA under PRM/KA/RERA/1251/309/PR/090926/008925. You can open the registration on rera.karnataka.gov.in from any country and download the certificate. Our RERA guide explains what to look for, including the completion date filed by Embassy.

2. Choose the layout on paper first

Embassy has published full plans with room sizes for all five layouts, so most of the choosing can happen before any visit. Our floor plan guide sets them side by side. Families planning to return to India often choose the 3 BHK; investors and buyers for parents often choose the 2 BHK or 2.5 BHK.

3. See it on video

We do live video site visits in your time zone. We show the approach roads, the site, the sample flat when it opens, and the drive from the airport, which at about 12 km in a straight line is one of the location's advantages for buyers abroad.

4. Move the money the right way

Payments must be in rupees, through banking channels. Never cash, and never in foreign currency. Keep every remittance advice and bank statement: they are what let you take the money back out if you sell.

5. Deduct 1% TDS

When you buy a home worth ₹50 lakh or more from a resident seller, including a developer, the buyer must deduct 1% TDS from each payment and deposit it with the tax department. You will need a PAN. It is not an extra cost: you pay 99% to Embassy and 1% to the government, and the developer's customer team usually helps with the form.

6. A home loan, if you want one

Most Indian banks lend to NRIs, up to 75% of the value for homes above ₹75 lakh, with EMIs paid from your NRE or NRO account. Expect to show overseas income proof, your passport and visa or residence permit. Start the loan process early; approvals from abroad take longer.

7. Registration by power of attorney

You do not need to be present to register. Execute a power of attorney abroad, have it attested at the Indian embassy or consulate, then stamp it in Karnataka after it arrives. Ask Embassy's legal team for their preferred format before you draft one. Stamp duty and registration in Karnataka come to about 6.6% of the value.

Where our hub goes deeper

For the full rules on what NRIs can buy, repatriation and taxes, read the hub's NRI guide to buying property in Bangalore. Rules change, so confirm the current position with your bank and a chartered accountant before you remit.

8. Looking after the flat while you are away

Most buyers abroad either leave the home for family or let it out until they return. If you let it, the rent is taxable in India, and depending on your circumstances your tenant may need to deduct tax before paying you. A chartered accountant can set this up in an hour. Keep the maintenance account paid from your NRO account, and give one family member written authority to deal with the association. At handover, ask the developer for a snag list inspection on video before you accept the keys.

If you plan to return within a few years, check the possession date on the RERA filing against that plan. A home that is ready a year before you land is easier than one that is a year late.

Next step

Pick your country code on our form and tell us your time zone. We send the price sheet and floor plans on WhatsApp, and book a video visit at a time that suits you.

General information, not tax or legal advice.