An NRI or OCI cardholder living in Ireland can buy residential or commercial property in India, paying from NRE, NRO or FCNR funds or inward remittances, and can sell it through an attorney holder. Agricultural land, plantations and farmhouses cannot be bought by NRIs or OCIs. On sale, the buyer deducts tax at source, and proceeds can be repatriated within FEMA limits, with Irish tax considered on any gain.
- Document route
- Irish notary public, then apostille from the Department of Foreign Affairs
- Time difference
- IST is 4h30 (Irish summer time) to 5h30 (winter) ahead
- Rules
- FEMA (Non-Debt Instruments) Rules 2019
- Not allowed to buy
- Agricultural land, plantation, farmhouse
Buying & Selling Property from Ireland: how it works
For a purchase, we check title, approvals and the builder's RERA registration, review the agreement, and plan payment from your NRE account so the investment is traceable for later repatriation. You sign a specific power of attorney in Ireland, notarised and apostilled, for the attorney holder to sign the sale deed and attend registration. For under-construction projects, we check the RERA timeline and builder history before any money moves.
For a sale, we verify the buyer's funds and the tax position. As a non-resident, tax is deducted at source on the gain at non-resident rates, so a lower deduction certificate can help if your actual tax is lower. Proceeds go to your NRO account and can be repatriated up to USD 1 million per financial year, with up to two residential properties' sale proceeds repatriable where bought from foreign funds. Report the gain in Ireland and claim credit for Indian tax.
What clients in Ireland should know
- Irish citizens without Indian origin or an OCI card generally cannot buy property in India without RBI approval.
- Funds sent from an Irish bank directly to the seller or builder should carry clear remittance records for future repatriation.
- Irish capital gains tax may apply to the sale, with credit for Indian tax under the India-Ireland treaty.
Step by step from Ireland
Video consultation
A call at a time that suits Ireland, after we have read your documents.
Documents signed in Ireland
Irish notary public, then apostille from the Department of Foreign Affairs
Work in India
Our team files, appears and follows up in India, and shares scans of everything filed.
Result and handover
Certified copies and originals are couriered to you in Ireland where needed.
The full guide
This page covers what changes when you are in Ireland. For the law, the documents and the step-by-step procedure, read our main page on Buying & Selling Property, or see all services for clients in Ireland and the NRI Property Law practice area.
Questions from clients in Ireland
Can I get a home loan in India while living in Ireland?
Yes, many Indian banks lend to NRIs, usually requiring Irish employment and income documents.
Do I need to be in India for registration?
No, an attorney holder can sign and register with a properly apostilled power of attorney.
Can I send sale money to Ireland?
Yes, subject to tax and the FEMA repatriation rules, using Forms 15CA and 15CB.