NRI Guide to Buying Residential and SCO Plots in Dholera SIR: FEMA, Tax and Process Explained (2026)

Thousands of NRIs across the Gulf, United Kingdom, United States, and Canada are looking at Dholera SIR as a serious real estate investment in 2026. The reasons are compelling: India's first greenfield smart city is at an early development stage, entry prices are still accessible, and the infrastructure catalysts — Tata semiconductor, international airport, metro, expressway — are all materialising together.

But for NRIs, buying property in India involves a layer of regulations that domestic buyers do not face. FEMA compliance, repatriation rules, tax treatment, and documentation requirements all need to be addressed correctly. This guide walks you through everything.

Can NRIs Buy Residential and SCO Plots in Dholera SIR?

Yes — subject to certain conditions. Under the Foreign Exchange Management Act (FEMA) and RBI regulations, NRIs (Non-Resident Indians) and OCIs (Overseas Citizens of India) are generally permitted to purchase immovable property in India, including residential and commercial plots, with the following important clarifications:

• NRIs and OCIs can buy residential and commercial property in India without prior RBI approval
• Agricultural land, plantation property, and farmhouses require RBI approval — these do not apply to Dholera SIR residential or SCO plots
• Payment must be made in Indian Rupees through a legitimate banking channel — NRE, NRO, or FCNR accounts
• Property cannot be purchased using foreign currency directly

FEMA Rules for NRIs Buying Property in India — Key Points

Payment channels

All payments for property purchases must flow through your NRE (Non-Resident External) or NRO (Non-Resident Ordinary) bank account in India. You cannot pay in foreign currency directly or through a foreign bank account. Your Indian banker can guide you on the simplest transfer process.

Joint ownership

NRIs can purchase property jointly with another NRI or with a resident Indian. If purchasing jointly with a resident Indian, ensure the resident co-owner is aware of and comfortable with the FEMA compliance requirements.

Power of Attorney

NRIs who cannot travel to India for the purchase process can appoint a trusted representative through a registered Power of Attorney (PoA). The PoA must be signed, notarised, and apostilled in your country of residence. Omana Projects can guide you through the PoA process for Dholera plot purchases.

Repatriation of sale proceeds

When you eventually sell your Dholera plot, the repatriation of sale proceeds is governed by FEMA rules. If you bought the plot using NRE account funds, you can generally repatriate up to the original purchase amount. Capital gains beyond the original purchase price may be subject to TDS and repatriation restrictions. Consult a qualified chartered accountant before completing any sale.

Tax Treatment for NRIs Buying Property in Dholera SIR

TDS on property purchase

When an NRI buys property from a resident Indian seller, no TDS applies to the buyer. When an NRI buys from another NRI seller, the buyer is responsible for deducting TDS on the sale price as per applicable rates. Verify the seller's resident status before completing any transaction.

Capital gains tax

If you sell your Dholera plot within two years of purchase, any profit is treated as short-term capital gain and taxed at your applicable income tax rate. If you hold the plot for more than two years, long-term capital gains tax applies at 20% with indexation benefit — a significantly lower effective rate. For NRIs, 20% TDS will be deducted at the source on long-term capital gains from property sale. You can claim a refund if your actual tax liability is lower.

Rental income

If you develop your SCO plot and earn rental income from it, this income is taxable in India. NRIs earning rental income from Indian property must file an Indian income tax return. The rental income can be repatriated to your country of residence after paying applicable Indian taxes.

Double Taxation Avoidance Agreements (DTAA)

India has DTAA agreements with most countries where NRIs are based — including the UAE, UK, USA, and Canada. Under these agreements, you may be able to claim credit in your country of residence for taxes already paid in India. Always consult both an Indian CA and a tax professional in your country of residence before completing a property purchase.

Step-by-Step Process: How NRIs Buy Plots in Dholera SIR

1. Choose your plot type: residential (Dholera Estate from Rs 15 lakhs) or SCO (Ridhi series from Rs 44 lakhs). Request documentation from Omana Projects — NA-NOC, TP scheme approval, unit plan clearance, and title deed.
2. Engage an Indian property lawyer to verify title, check RERA registration, and review all documents. Omana Projects can recommend verified legal consultants.
3. If you cannot visit India, execute a notarised and apostilled Power of Attorney in your country of residence in favour of a trusted representative in India.
4. Transfer the full or agreed payment amount from your NRE or NRO account in India to the developer's designated account. Retain all bank transfer records for future FEMA compliance.
5. Execute the sale agreement and sale deed at the sub-registrar office in the relevant district. Your PoA holder can execute this on your behalf if you are not present.
6. Register the property in your name at the sub-registrar office. Obtain the registered sale deed — this is your primary proof of ownership.
7. File your Indian income tax return for the year of purchase to declare the property acquisition (required for NRIs with income or assets in India).

Why 2026 Is the Right Window for NRI Investment in Dholera?

Historically, the best returns in Indian real estate come from investing in a location before major infrastructure becomes operational. For Dholera, three milestones are converging in 2026 and 2027:

• Dholera International Airport Phase 1: expected to become operational in 2026, dramatically improving accessibility for Gulf and international NRIs planning site visits or business visits
• Tata Semiconductor plant: construction active, expected to begin production within a few years — will drive enormous demand for surrounding residential and commercial space
• Ahmedabad-Dholera Expressway: already operational — Dholera is now within 60 minutes of Ahmedabad

NRIs who invest now — before these three milestones are fully reflected in market prices — are positioned to benefit from the appreciation that follows. After the airport opens and the Tata plant begins production, Dholera plot prices at current levels will likely not be available.

Why Gulf-Based NRIs Are Particularly Well Positioned?

NRIs based in the UAE, Saudi Arabia, Qatar, Kuwait, Oman, and Bahrain benefit from a specific geographic and financial advantage when investing in Dholera. The Dholera International Airport, once operational, will likely have direct flights to Gulf hub cities — making site visits and future relocation significantly easier. Additionally, Gulf-based NRIs often hold their savings in USD or AED, currencies that have been strong against the Indian Rupee — meaning the effective entry cost in foreign currency terms is lower than domestic buyers face.

Omana Projects — NRI Investment Support?

Omana Projects provides dedicated NRI investment support including:

• Virtual site tours via video call for buyers who cannot travel to India immediately
• Document delivery by courier — all legal documents sent to your international address
• Power of Attorney guidance — we explain the process and can arrange Indian CA referrals
• WhatsApp support in English — our team responds to international WhatsApp messages
• End-to-end coordination from plot selection through registration

FAQ Schema — NRI Buyer Questions?