Sell your land or agricultural land in India, without flying back.
Land sales in India rarely fail on price. They fail on an unmutated record, a missing heir, an old GPA or a boundary nobody agrees on. We fix the file first, then sell it.
A flat has an address. Land has a history.
Four things stall almost every NRI land file. Each one is solvable, and each one is far cheaper to solve before a buyer is at the table.
The revenue record still names someone else
The jamabandi, khatauni or 7/12 extract often sits in a grandfather's name because mutation was never completed. Until the record matches the owner, serious buyers walk away.
Inherited land with heirs on three continents
Without a legal heir certificate, a partition and every co-owner's consent, the sale deed cannot be executed cleanly. One missing signature stalls the entire file.
Not everyone is allowed to buy it
Agricultural land carries restrictions on who may purchase it, and several states add their own conditions. A buyer who cannot legally hold the land is not a buyer.
Boundaries, tenants and old disputes
Encroachment, a cultivating tenant, a pending civil suit or an unregistered old GPA surfaces at the worst moment. These get resolved before we take a file to market.
Every piece of a land file, under one roof.
You are not hiring a broker, a lawyer, a CA and a runner separately. One team owns the file from the first record search to the money landing in your account abroad.
Title & land records
Establishing that you own it, on paper, beyond dispute.
Ownership & title verification
Title chain search, revenue record check, encumbrance certificate and a written opinion on what the record actually shows.
Mutation
Getting the land records updated into the rightful owner's name after a purchase, inheritance or transfer.
Partition
Dividing jointly held or ancestral land into defined shares so each owner can sell independently.
Inheritance & succession
The paperwork that turns an heir into a legal seller.
Legal heir certificate
Establishing the lawful heirs of the deceased owner so the property can be transferred and sold.
Death certificate
Procuring or correcting the certificate, including cases where the record sits with a local body in another state.
Succession planning
Structuring how India assets pass to the next generation, so your family never repeats this exercise.
Will preparation
Drafting, executing and registering a Will that holds up for assets held in India.
Gift, relinquishment & transfer deeds
Moving a share between family members correctly, with the right deed, stamping and registration.
Authority & documentation
So you never need to board a flight to sign.
Special & General Power of Attorney
Drafting, consular execution abroad, apostille where required, and adjudication in India so the POA is actually accepted.
Document drafting
Agreement to sell, sale deed, affidavits, indemnities, NOCs and every supporting document, drafted in-house.
Sale registration
Stamp duty computation, appointment at the sub-registrar, registration and delivery of the registered deed to you.
End-to-end sale of the property
Valuation, buyer identification, negotiation oversight, payment structuring and handover, run as one file.
Disputes & litigation
For files that are stuck rather than simply unsold.
Litigation
Representation in civil, revenue and partition matters through our on-ground legal team.
Dispute resolution
Family settlements, boundary and encroachment disputes, and negotiated exits that avoid years in court.
Five stages, one accountable team.
Records pulled and read
We obtain the revenue records, title chain and encumbrance certificate and tell you in plain language what is clean and what is not.
Title and heirship cleaned up
Mutation, partition, legal heir certificate or a settlement, whichever the file needs, completed before a buyer is approached.
Authority put in place
A Special or General Power of Attorney executed where you live, apostilled and adjudicated in India, so signatures never need you in person.
Buyer, price and paperwork
Eligible buyers identified, price benchmarked against circle rate and real comparables, agreement to sell and sale deed drafted, registration completed.
Tax, TDS and your money out
Capital gains computed, a lower or nil TDS certificate pursued where it applies, and repatriation documented so funds reach your account abroad.
Who can buy your agricultural land.
This is the single point most NRIs discover too late, after a buyer is already lined up.
- An NRI or OCI cannot buy agricultural land, plantation property or a farmhouse in India without RBI approval.
- You can inherit and continue to hold agricultural land, which is how most NRIs come to own it.
- Under FEMA, agricultural land can generally be transferred only to a person resident in India who is an Indian citizen.
- Several states add their own conditions on who may hold agricultural land, so the buyer pool is state-specific.
- Sale proceeds are credited to your NRO account and remitted abroad within the USD 1 million per financial year limit.
Where land sellers lose money.
When the seller is an NRI, the buyer deducts at capital gains rates on the sale consideration, not the small percentage used for resident sellers. On a large parcel that can lock up lakhs for a year or more.
Form 128, formerly Form 13, aligns the deduction with your real liability, so the cash stays with you instead of waiting on a refund.
Rural agricultural land that meets the distance and population tests is not treated as a capital asset. Urban agricultural land does not get that treatment, so the classification is worth confirming before you sign.
Selling land as an NRI, answered.
Can an NRI sell agricultural land in India?
Yes. An NRI or OCI who already owns agricultural land, usually through inheritance, may sell it, but under FEMA it can generally be transferred only to a person resident in India who is an Indian citizen. NRIs and OCIs cannot buy agricultural land, plantation property or a farmhouse without RBI approval, so the pool of eligible buyers is narrower than for a flat.
Do I have to travel to India to sell my land?
No. A properly drafted Power of Attorney, executed before the Indian consulate where you live, apostilled or attested as required and adjudicated in India, lets our representative sign, register and complete the sale on your behalf. Most of our land files are completed without the owner entering India.
What is mutation, and why does it block the sale?
Mutation is the updating of the government land record to show the current owner. Inheritance does not update the record automatically. Until mutation is done, the revenue record still shows the earlier owner, buyers cannot verify your ownership and lenders will not fund the purchase.
How is tax charged when an NRI sells land?
When the seller is an NRI, the buyer must deduct TDS at capital gains rates on the sale consideration rather than the small percentage applied to resident sellers, which can lock up a large sum for months. A lower or nil deduction certificate, Form 128 (formerly Form 13), can align the deduction with your actual liability. Rural agricultural land that meets the distance and population tests is not treated as a capital asset, so gains on it may fall outside capital gains tax. Urban agricultural land does not get that treatment.
The land is in my late father's name and my siblings live abroad. Can you still sell it?
Yes, and this is the most common land file we handle. We establish heirship, obtain the legal heir certificate, complete mutation, execute a partition or family settlement where shares need to be separated, and collect a Power of Attorney from each co-owner in their country of residence.
Can I bring the sale proceeds out of India?
Yes. Proceeds are credited to your NRO account and may be remitted abroad up to USD 1 million per financial year, subject to taxes being paid and the required filings, including Form 145 and Form 146 (formerly Form 15CA and 15CB) and the bank's Form A2. We prepare this documentation in-house.
Send us the details. We will tell you what your file actually needs.
A free consultation with our co-founder, not a script. You will leave knowing whether the land can be sold as it stands, what has to be fixed first, and roughly what it costs in time and tax.
This page is general information, not legal or tax advice. Land laws, stamp duty and buyer eligibility vary by state, and tax treatment depends on your individual circumstances. Please take advice on your specific file before acting.