How to Legally Buy a Plot in Goa as an NRI
NRI Plot Purchase in Goa:NRIs/OCIs can buy residential/commercial plots in Goa (not agricultural/plantation/farmhouse). Do zoning and title checks (Form I & XIV, Property Card), get a Sanad if land needs conversion, pay via NRE/NRO in INR, register the Sale Deed, and mutate records. Use RBI/FEMA, Goa TCP, and RERA as your guardrails. Last reviewed: September 2025.
Start Here: Can NRI Plot Purchase in Goa?
Most sources agree: Yes. NRIs/OCIs may purchase residential or commercial immovable property in India, including Goa, but not agricultural/plantation/farmhouse land unless lawfully converted to non-agricultural use (Sanad). Payments must be in INR via NRE/NRO/FCNR or inward remittance. FEMA/RBI rules apply.
Key takeaway: You can buy, but type of land and FEMA/RBI compliance decide everything.
Beginner tip: If a listing says “NA plot,” still verify conversion and zoning on TCP and Revenue portals.
Pro insight: Coastal or airport zones can trigger CRZ or AAI height NOCs. Check early.
Common pitfalls
- Assuming “NA” without a valid Sanad.
- Ignoring slope/eco restrictions under state building regs.
- Skipping RERA checks for plotted schemes.
Mini-proof: RBI Master Direction – Acquisition/Transfer of Immovable Property under FEMA (updated Sep 2022); Goa TCP portal.
Step 1 – NRI Plot Purchase in Goa Eligibility & FEMA Rules
Eligible buyers: NRI and OCI. Not allowed: direct purchase of agricultural/plantation/farmhouse land. Permitted: residential/commercial land, subject to Indian laws. Finance in INR; housing loans allowed from Indian banks.
How to confirm
- Classify yourself (NRI vs OCI) under FEMA.
- Confirm the property category (not agricultural/farmhouse).
- Plan payments from NRE/NRO/FCNR or inward remittance.
- If using a loan, check bank’s NRI lending policy.
Pitfalls
- Treating “farm plots” as residential without conversion.
- Paying in foreign currency directly to seller. (Use INR via AD bank.)
Mini-proof: RBI Master Direction (Sep 2022).
Step 2 – Land Conversion & Zoning Basics
If the plot is agricultural, you need a Sanad under Section 32 of the Goa Land Revenue Code before residential use. Also check TCP zoning, CRZ along coasts, and local slope/eco limits before you commit.
Checklist (zoning → approvals)
- Confirm zoning on TCP (Regional/ODP).
- If agricultural: apply for Sanad (online option available).
- If coastal: vet against CRZ Notification 2019.
- If near Mopa: consider AAI NOCAS for height.
Beginner tip: Below/above 500 m², the Sanad authority differs (SDO vs Collector).
Pro insight: Section 32A fast-tracks Sanad in notified Settlement Zones with fees.
Mini-proof: Goa LRC 32/32A; TCP procedures (Appendix A4); MoEFCC CRZ 2019; AAI NOCAS.
Step 3 – Title Verification & Records Check
Verify the chain of title (30 years), Form I & XIV (RoR), Property Card (Form D), Survey Plan, Encumbrance Certificate, and any Portuguese Matriz history. Order a written advocate title report before token/booking.
How-to
- Pull Form I & XIV and mutation status on the DSLR portal.
- For urban areas, get Form D (Property Card) online.
- Ask Sub-Registrar for EC/Index; look for lis pendens.
- If records show Portuguese-era links, seek a Matriz Certificate.
Pitfalls
- Overlooking tenancy/mundkar claims. (Check proceedings.)
- Ignoring boundary encroachments—do a joint survey.
Mini-proof: North/South Goa district pages (Form I & XIV; Matriz); DSLR portal.
Step 4 – NRI KYC & Mandatory Documents
Buyer KYC: Passport, visa/OCI, PAN, Indian address for notice, NRE/NRO proof. PoA (abroad): Notarise + Apostille/Consular attestation, then adjudicate/stamp in India before use. Seller must give clear title papers and NOCs from co-owners/heirs.
Practical list (buyer side)
- Passport + visa / OCI.
- PAN (for registration/TDS).
- Indian address/phone.
- PoA if not present (apostilled/consularised).
Pro insight: Goa Registration uses NGDRS; book and pre-enter data online.
Mini-proof: MEA Apostille guidance; Goa Registration/NGDRS.
Step 5 – Payments, Banking & Repatriation
Pay only in INR from NRE/NRO/FCNR or inward remittance through an Authorised Dealer bank. If seller is resident, deduct 1% TDS u/s 194-IA (≥₹50L). If seller is NRI, deduct TDS u/s 195 at applicable rates. For sending sale proceeds abroad later, use Form 15CA/CB via your AD bank.
Notes you’ll use
- Buyer→Resident seller: 1% TDS (Form 26QB).
- Buyer→NRI seller: TDS u/s 195; rate depends on seller’s capital gains (bank/CA will guide).
- Repatriation: Up to USD 1 million/FY from NRO balances, subject to taxes and AD bank checks; 15CA/CB process applies.
Mini-proof: RBI Master Direction; NSDL TIN (26QB); ITD 15CA/CB manuals.
Step 6 – Taxes & Compliance to Know
Stamp duty follows Goa slabs; high-value deals can attract 6% (≥₹5 crore). Registration fee is notified by Goa Registration; check NGDRS calculator/office for the current slab. LTCG on land is 12.5% without indexation under Finance Act, 2024 (with resident-only indexation option). Section 54F may apply on reinvestment in one house in India.
Working ideas
- Confirm stamp & registration via NGDRS and latest Gazette notices.
- For LTCG changes, follow CBDT/Finance Act updates; NRIs generally taxed at 12.5% LTCG without indexation from FY 2024-25.
Mini-proof: Goa Gazette (Oct 2022 slab showing 6% ≥₹5 cr); PIB/ET coverage on Finance Act 2024 update.
Compliance note (YMYL): Tax positions vary. Get a CA opinion before deducting/remitting taxes.
Step 7 – Government Approvals & NOCs
Typical plotted purchase needs TCP technical clearance, Panchayat/Municipal permissions, and Sanad where conversion applies. Coastal plots need CRZ vetting; sites near Mopa may need AAI NOC for structure heights. Utilities will need local NOCs.
Quick map
- TCP: Development permission/technical clearance.
- Sanad: Conversion under LRC §32/32A.
- CRZ: Respect NDZ, FSI and setback norms per 2019 notification.
- AAI: NOCAS within protected surfaces around airports.
Mini-proof: TCP procedures; Goa LRC; MoEFCC CRZ; AAI NOCAS.
Step 8 – Agreement, Registration & Mutation
Typical plotted purchase needs TCP technical clearance, Panchayat/Municipal permissions, and Sanad where conversion applies. Coastal plots need CRZ vetting; sites near Mopa may need AAI NOC for structure heights. Utilities will need local NOCs.
Quick map
- TCP: Development permission/technical clearance.
- Sanad: Conversion under LRC §32/32A.
- CRZ: Respect NDZ, FSI and setback norms per 2019 notification.
- AAI: NOCAS within protected surfaces around airports.
Mini-proof: TCP procedures; Goa LRC; MoEFCC CRZ; AAI NOCAS.
Step 9 – Risk Mitigation & Fraud Avoidance
Order an independent advocate title report, verify identity/authority of seller/PoA, match boundaries with survey, and cross-check Sanad/RERA/TCP statuses. Avoid token payments until documents pass legal scrutiny.
Red flags
- Fake PoA or unstamped/unauthenticated foreign PoA.
- Illegal conversion or sale of agricultural land as “NA”.
- Tenancy/mundkar claims not disclosed.
Mini-proof: SBI Realty shows banks charge for advocate title search—industry standard.
RERA & Developer Plotted Schemes
For developer-sold plots, confirm Goa RERA registration, read Agreement for Sale, and check escrow and refund clauses. Use the RERA portal’s project search before paying.
How to verify
- Search project on rera.goa.gov.in; note registration number, approvals, and complaints.
- Ensure layout is TCP-cleared and plots match sanction.
Mini-proof: Goa RERA portal; TCP technical clearance checklist.
Conclusion: Safe Path for NRIs in Goa Plot Investments
Stick to non-agricultural or converted plots, verify zoning/title, register the Sale Deed, and mutate records. For developer schemes, check RERA. Use a Goa-licensed advocate and an AD bank for compliant payments/repatriation.
How NRIs can buy legally in 10 steps
- Confirm you’re NRI/OCI; ensure property is not agricultural/farmhouse.
- Check TCP zoning; if agricultural, plan for Sanad.
- Pull Form I & XIV/Form D, survey, and mutation status.
- Order title search and EC/Index.
- Prepare KYC and PoA (apostille/consular).
- Draft Agreement to Sell with conditions and timelines.
- Pay via NRE/NRO/FCNR; handle TDS correctly.
- Register Sale Deed on NGDRS; collect Index II/EC.
- File mutation to update RoR/Property Card.
For future sale/repatriation, follow 15CA/CB rules.
Comparison Table: Plot types
Type | Who Can Buy | Use | Extra Approvals | Typical Risks |
NRI/OCI allowed | House/villa | TCP & local | Boundary/tenancy claims | |
Commercial NA | NRI/OCI allowed | Shop/office | TCP & local | Parking/access norms |
Agricultural | Not allowed directly | Farming | Needs Sanad to convert | Illegal conversion scams |
Coastal (CRZ) | If NA and compliant | As per CRZ | CRZ vetting & setbacks | Height/setback limits |
Pros & Cons: Buying a plotted parcel vs a flat
Plotted parcel (pros)
- Flexible design; land appreciates independently.
- Lower association controls.
Plotted parcel (cons)
- Heavier due-diligence (title/zoning).
- Infrastructure and services are DIY.
Flat (pros)
- RERA-tracked amenities; easier bank finance.
Flat (cons)
- Less land control; HOA costs and bylaws.
NRI Plot Purchase in Goa Checklist
- RBI/FEMA eligibility confirmed.
- TCP zoning & Sanad status checked.
- Form I & XIV/Form D + survey plan matched.
- EC/Index II no dues verified.
- Tenancy/mundkar issues ruled out.
- PoA (if any) apostilled/consularised & adjudicated.
- Agreements vetted; clauses on timelines/penalties.
- TDS handled (194-IA/195) + receipts (26QB/TDS challans).
- Sale Deed registered on NGDRS.
- Mutation done; RoR/Property Card updated.
NRI Plot Purchase in Goa FAQ
Yes—residential or commercial land is allowed. Agricultural/plantation/farmhouse land is not, unless converted via Sanad. Follow FEMA and local laws.
Form I & XIV, Form D (Property Card), 30-year chain, EC/Index, and where relevant Matriz records. Get a formal advocate title report.
Permission under Goa LRC 32/32A to convert agricultural land to non-agricultural use. Apply via Revenue/TCP as applicable.
Goa follows slabs (e.g., 6% if value ≥₹5 crore). Registration fee is notified by Goa Registration—check NGDRS/latest Gazette for the current slab.
Yes. Execute PoA abroad, notarise and Apostille/Consularise, then adjudicate/stamp in India before use.
From NRO account up to USD 1 million per FY, after taxes and with Form 15CA/CB as required, through your AD bank.
LTCG on land is 12.5% without indexation (Finance Act 2024). A resident-only option allows 20% with indexation; NRIs generally get 12.5% without indexation. Seek a CA’s view and consider 54F if eligible.
Most plotted layouts with marketing/sale fall under RERA. Verify the project on the Goa RERA portal.
Goa provides time-bound delivery for Form D and mutation services via DSLR/Goa Online; processing timelines are published. Track status online.
Follow CRZ 2019 norms for setbacks, heights, and NDZ. Get site-specific advice from your architect/advocate.
