Can an NRI buy a farmhouse in India?

No. Under FEMA, an NRI or OCI cannot buy agricultural land, plantation property or a farmhouse anywhere in India. They can only come to own such land by inheriting it, and even then can typically only sell it on to a resident Indian. Purchase of agricultural land/plantation/farmhouse by NRI/OCI is not permitted Inheritance of such land is allowed, including from a resident or another NRI Inherited agricultural land can be sold only to a person resident in India Residential and commercial property purchase remains freely allowed for NRIs/OCIs RBI can grant a rare case-by-case exception on specific application

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Can an NRI Buy Agricultural Land in India?

Short answer: No. Under FEMA, an NRI or OCI cannot buy agricultural land, plantation property or a farmhouse anywhere in India. They can only come to own such land by inheriting it, and even then can typically only sell it on to a resident Indian.

Law: NDI Rules 2019, Rule 21 · Authority: RBI · Status: in force (effective 17 Oct 2019) · Checked 25 Sept 2026

What you need to know

Purchase of agricultural land/plantation/farmhouse by NRI/OCI is not permitted
Inheritance of such land is allowed, including from a resident or another NRI
Inherited agricultural land can be sold only to a person resident in India
Residential and commercial property purchase remains freely allowed for NRIs/OCIs
RBI can grant a rare case-by-case exception on specific application

Who this applies to: NRIs/OCIs

Official / primary source: rbi.org.in (government source)

The law behind it

Prohibition on NRI/OCI Purchase of Agricultural Land, Plantation Property and Farmhouses

NRIs and OCIs are not allowed to buy agricultural land, plantation land or a farmhouse anywhere in India, even though they can freely buy residential or commercial property. The only way to own such land is to inherit it or already hold it from before becoming an NRI.

NDI Rules 2019, Rule 21(a) proviso · in force · source

Bar Council of India Rules, Rule 36 - Restrictions on Advertising by Advocates

Lawyers face an even stricter ban on advertising or soliciting work than CAs do - this directly affects how any platform, including CAPGAIN, can list lawyers. A basic, factual listing of name, qualifications and contact details is allowed, but touting, testimonials or comparative claims are not.

Part VI, Chapter II, Rule 36, Bar Council of India Rules under the Advocates Act 1961 · amended · source

Foreign Exchange Management (Non-debt Instruments) Rules, 2019 - Rule 21 (Immovable Property)

This rule sets out exactly what kind of property an NRI or OCI can buy in India and how. It replaced the older FEMA 21(R) Regulations and is the current rulebook every NRI property deal must follow.

G.S.R. 796(E), Rule 21 read with Schedule I · in force · source

Property Rules for PIOs and Foreign Nationals of Non-Indian Origin

A foreign national who is not of Indian origin generally cannot buy property in India and needs specific RBI approval, unlike NRIs and OCIs who face no such bar. A retired foreign employee or an inherited-property widow gets a limited remittance facility instead.

NDI Rules 2019, Rule 21 · in force · source

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