What can an NRI buy in Bengaluru with a budget of about $100,000?

Last modified: 29 Oct 2026 • 5 min read

Direct answer: Convert at the rate on the day you remit, then subtract about 7.6% for stamp duty and registration, GST if the flat is under construction, and legal costs. What is left is your price budget. Under RBI rules, an NRI can buy a flat or a house but not agricultural land, a farm house or plantation property.

Verify with your CA: TDS if you later sell as an NRI, repatriation limits, and tax in your country of residence on rental income or a sale.

Verify with your lawyer: the title, RERA registration and a power of attorney, if someone in India will sign for you.

We do not quote an exchange rate here, because it changes every day and your bank's rate will differ. Instead, this page shows how to build your own rupee budget and what to check before you commit.

What can an NRI buy?

The Reserve Bank of India's FAQs on acquisition of immovable property under FEMA say an NRI or OCI may buy immovable property in India other than agricultural land, a farm house or plantation property. That means:

Allowed: a flat, a standalone house, a residential plot, or commercial property.
Not allowed: agricultural land, a farm house or plantation property, except by inheritance.

See our pages on OCI property rules and agricultural land on Kanakapura Road.

How do you turn $100,000 into a rupee budget?

Check the rate your bank will give you on the day you remit, net of its charges.

2. Multiply $100,000 by that rate to get your rupee amount.

3. Subtract statutory costs.

Worked example (illustrative rupee amount). Say your remittance arrives as ₹85 lakh after bank charges. For a ready flat paid in full after the completion certificate:

Stamp duty and registration at 7.6% (5% duty plus cess and surcharge, and the 2% registration charge from 31 August 2025). If the price is P, then P + 0.076P = ₹85 lakh, so P is about ₹79 lakh.
Leave room for legal checks, power of attorney, society deposits and furnishing.

For an under-construction flat that is not affordable housing, add 5% GST as well, which brings the price budget down to about ₹75.6 lakh.

How should you pay?

The RBI FAQs set out that payment for property must come through banking channels: inward remittance to India, or from an NRE, FCNR(B) or NRO account. You cannot pay in foreign currency notes or travellers' cheques. Our page on NRE and NRO payments covers which account to use and how repatriation works later.

What should you check on the property?

RERA registration on Karnataka RERA and the latest quarterly update.
Occupancy Certificate for a ready flat. See OC and CC.
Title chain and Encumbrance Certificate from Kaveri Online.
Khata on e-Aasthi or e-Swathu.
Power of attorney, if a family member will sign. See buying from the US without travel.

Where might your budget go in East, North and South Bengaluru?

We do not quote area prices, as they change by project. Ask for written cost sheets from two or three projects in each zone you are considering. A few points to weigh:

East Bengaluru: the Purple Line runs to Whitefield, and the area has a large office base, which supports rental demand.
North Bengaluru: close to the airport, useful for visits from abroad. The Blue Line airport stretch is reported for September 2027.
South Bengaluru: the Yellow Line serves Electronic City since August 2025.

If you plan to rent the flat out while abroad, the rent and vacancy in each area matter more than the purchase price alone.

What about tax when you rent or sell?

Rent is taxable in India. Your tenant may need to deduct tax.
When you sell as an NRI, the buyer must deduct TDS. See NRI TDS when buying and selling.
For property sold on or after 23 July 2024, long-term gains are taxed at 12.5% without indexation. The choice of 20% with indexation for older property is for residents, under the Finance (No. 2) Act, 2024.
Your country of residence may also tax the income. Ask a CA in both places.

What should you do before you remit any money?

Shortlist on paper first. Check the RERA page, title, khata and EC for each project before paying a token.

2. Set up the right account. Payment must come through banking channels, from funds remitted from abroad or held in an NRE, FCNR(B) or NRO account, as the RBI FAQs explain.

3. Decide who will act for you in India. If you will not be present to sign, ask your lawyer about a power of attorney and how it must be executed and registered.

4. Plan for a home loan if needed. Ask lenders about NRI home loans and the documents they need.

5. Keep every receipt. Bank records of the remittance and payment help when you later rent, sell or repatriate.

What mistakes do NRI buyers make?

Paying a token on a video call before any document check.
Choosing a property they cannot visit or have inspected.
Not planning for tax deduction at source on rent or a sale.
Ignoring maintenance and tenant management from abroad.
Converting at one exchange rate and paying at another without a buffer.

Checklist for an NRI buyer

Confirm the property type is allowed under FEMA.
Get your bank's rate and charges on the remittance day.
Work out the price budget after 7.6% and GST.
Pay only through banking channels from NRE, FCNR(B), NRO or inward remittance.
Check RERA, OC, EC and khata.
Set up a power of attorney if needed.
Ask a CA about TDS, repatriation and tax in both countries.

Frequently asked questions

Can an NRI buy a flat in Bengaluru without visiting?

Yes, through a registered power of attorney given to someone in India, who can sign and register on your behalf. Our page on buying from the US without travel explains the steps.

Can an NRI buy a farm plot?

No. RBI's FEMA FAQs exclude agricultural land, farm houses and plantation property from what NRIs and OCIs may buy. Inheritance is the only route.

Can I take a home loan in India as an NRI?

Many Indian banks lend to NRIs for property. EMIs are usually paid from an NRE or NRO account. Ask two or three banks about eligibility and documents.

How much should I set aside for costs beyond the price?

At least 7.6% for stamp duty and registration in Karnataka, 5% GST on a non-affordable under-construction flat, and legal, power of attorney and deposit costs.

Can I send the sale money back abroad later?

Yes, within the limits in the RBI's rules. Our page on NRI repatriation of sale proceeds covers the limits and documents.

Can I buy without travelling to India?

Yes, with a registered power of attorney to someone you trust. Ask your lawyer how to execute it abroad and register it here.

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References

Reserve Bank of India, "FAQs: acquisition of immovable property in India by NRIs and OCIs", (agricultural land, farm house and plantation exclusion): https://rbi.org.in/scripts/FS_FAQs.aspx?Id=117&fn=5, accessed 29 Oct 2026.
Karnataka Real Estate Regulatory Authority, "Official portal: project search, quarterly updates, complaints": https://rera.karnataka.gov.in/, accessed 29 Oct 2026.
Department of Stamps and Registration, Karnataka, "Kaveri Online Services: Encumbrance Certificate, guidance value, registration": https://kaveri.karnataka.gov.in/, accessed 29 Oct 2026.
The Hindu, "Property registration fee doubled in Karnataka from 1% to 2%", 30 Aug 2025 (news report): https://www.thehindu.com/news/national/karnataka/property-registration-fee-doubled-in-karnataka-from-1-to-2/article69990594.ece, accessed 29 Oct 2026.
Press Information Bureau, "GST Council recommendations on residential real estate (1% and 5% rates)", 2019: https://www.pib.gov.in/Pressreleaseshare.aspx?PRID=1569106, accessed 29 Oct 2026.
Gazette of India, "Finance (No. 2) Act, 2024", 16 Aug 2024 (section 30 amending section 112): https://egazette.gov.in/WriteReadData/2024/256436.pdf, accessed 29 Oct 2026.
The Hindu, "Operations begin on entire Whitefield-Challaghatta Purple Line", 9 Oct 2023 (news report): https://www.thehindu.com/news/cities/bangalore/operations-begin-on-entire-whitefield-challaghatta-purple-line-metro-corridor-connects-east-and-west-bengaluru/article67398826.ece, accessed 29 Oct 2026.
The Hindu, "Blue Line to open in phases from mid-2027, full stretch by March 2028", 2026 (news report): https://www.thehindu.com/news/cities/bangalore/blue-line-to-open-in-phases-from-mid-2027-full-stretch-by-march-2028-says-kbg/article71378865.ece, accessed 29 Oct 2026.
The Hindu, "Modi inaugurates long-delayed Yellow Line, taking Namma Metro network to 96 km", 10 Aug 2025 (news report): https://www.thehindu.com/news/national/karnataka/modi-inaugurates-long-delayed-yellow-line-taking-bengalurus-namma-metro-network-to-96-km/article69917091.ece, accessed 29 Oct 2026.

This page explains public rules and processes. It isn't legal or tax advice. acre&key gives buyers advice for free.