For Non-Resident Indians looking to invest back home, Dholera Special Investment Region (DSIR) in Gujarat has become one of the most talked-about names in Indian real estate
For Non-Resident Indians looking to invest back home, Dholera Special Investment Region (DSIR) in Gujarat has become one of the most talked-about names in Indian real estate — and apartments are quickly becoming one of the more approachable ways for NRIs to enter this market. If you're exploring an apartment in Dholera from abroad, here's what you need to know before you start.
Why Dholera Is on the NRI Radar
Dholera isn't a typical township project — it's part of the Delhi-Mumbai Industrial Corridor (DMIC) and is being developed as a greenfield smart city spanning roughly 920 sq km, under the regulatory oversight of the Dholera Special Investment Region Development Authority (DSIRDA). Government-backed infrastructure spend in the region is reported at over ₹80,000 crore, covering utilities, roads, and city-scale planning from the ground up.
A few factors specifically draw NRI attention:
Proximity to the Tata Electronics semiconductor plant, one of India's flagship manufacturing investments, expected to drive housing and rental demand as the workforce grows
The upcoming Ahmedabad-Dholera Expressway, a 6-lane corridor cutting travel time from Ahmedabad significantly
A planned international airport serving the region
DSIRDA-administered infrastructure, including 24x7 utilities built into the city's master plan from inception, rather than retrofitted later
None of this guarantees returns — real estate in an under-development region carries real timeline and execution risk — but it does explain why apartments in Dholera are increasingly discussed alongside more established NRI investment destinations.
Can NRIs Buy Apartments in Dholera?
Yes. Under FEMA (Foreign Exchange Management Act) regulations, NRIs and OCIs (Overseas Citizens of India) are permitted to purchase residential and commercial property in India, including apartments, without special permission. The main restriction is on agricultural land, farmhouses, and plantation property — apartments and residential units fall outside that restriction.
That said, the process looks a little different for NRIs than for resident buyers. Here's what changes:
1. Documentation You'll Need
- Valid passport and OCI/PIO card (if applicable)
- PAN card (mandatory for any property transaction in India)
- Overseas address proof
- Power of Attorney (POA), if you won't be present in India to complete the transaction in person
2. Payment Route
Payments must be made through banking channels — typically an NRE (Non-Resident External), NRO (Non-Resident Ordinary), or FCNR (Foreign Currency Non-Resident) account. Cash transactions or payments through non-banking channels aren't permitted for NRI property purchases.
3. Power of Attorney
Many NRIs appoint a trusted family member or a POA holder in India to handle site visits, document verification, and registration formalities on their behalf. If you go this route, have the POA drafted and notarized through the Indian consulate in your country of residence, and keep the scope of authority clearly defined.
4. Repatriation Rules
If you plan to sell the property later and move the proceeds abroad, repatriation is allowed under RBI guidelines, generally capped at the original investment amount (plus any loan repayment), and subject to conditions such as holding the property for a minimum period. It's worth discussing repatriation planning with a chartered accountant familiar with NRI taxation before you invest, not after.
What to Check Before You Buy
Whether you're evaluating an apartment in Dholera or anywhere else in India, a few due-diligence steps matter more for NRIs simply because you're less likely to be physically present to verify things yourself:
RERA registration status — Under the Real Estate (Regulation and Development) Act, any project being sold or marketed must be RERA-registered before advertising, booking, or accepting payment. Always ask for the project's RERA registration number and verify it directly on the Gujarat RERA portal before proceeding.
Land title and DSIRDA approvals — Since Dholera falls under DSIRDA's regulatory framework, confirm that the specific plot or project has the necessary development permissions from the authority.
Builder track record — Ask for details of past delivered projects, construction timelines actually met, and how the builder has handled buyer communication historically.
Physical or virtual site visit — If you can't visit in person, ask for a recent video walkthrough of the site and surrounding infrastructure rather than relying only on brochures or renders.
Payment schedule tied to construction stage — Prefer projects where payment is linked to construction milestones rather than large upfront lump sums.
Financing an Apartment in Dholera as an NRI
NRIs are eligible for home loans from Indian banks and housing finance companies, typically up to 80-85% of the property value, repayable through NRE/NRO accounts. Interest rates and eligibility criteria vary by lender, and most banks will require a local co-applicant or additional documentation given the applicant's non-resident status. It's worth comparing at least two or three lenders, since NRI-specific loan terms aren't always advertised the same way as domestic home loan products.
Tax Considerations
Rental income and capital gains from property in India are taxable in India regardless of your residency status, and many NRIs are also required to report this income in their country of residence depending on that country's tax treaty with India. A qualified cross-border tax advisor can help you avoid double taxation and plan the transaction correctly from day one — this is not something to work out after the purchase.
A Few Realistic Expectations
Dholera is still a region under active development. Infrastructure like the expressway, airport, and full utility rollout is progressing but not complete, and possession timelines for apartment projects in the region should be evaluated project by project rather than assumed. Treat Dholera as a longer-horizon investment tied to the region's development trajectory, not a short-term flip opportunity — and size your investment accordingly.
Final Thought
For NRIs, an apartment in Dholera can be an accessible entry point into one of India's most ambitious smart city projects — but the fundamentals of good due diligence don't change just because the location is emerging. Verify RERA status, confirm DSIRDA approvals, work through proper banking channels, and get professional tax and legal advice suited to your specific country of residence before committing.