NRI Guide to Buying in East Pune: Godrej Ivara and Birla Evam
For many Indians living abroad, Pune is the city they eventually plan to return to, and East Pune, with its IT parks, good schools and newer housing, is often where they start looking. But NRI buying property in Pune involves a few extra rules and steps compared with a resident buyer: how you can pay, what loans you can get, which taxes apply, and how to manage everything from overseas.
This guide walks through the whole process, using two real East Pune projects listed on Property Bouquet: Godrej Ivara in Kharadi and Birla Evam in Manjari.
Why East Pune Appeals to NRIs
- Jobs and rental demand: Kharadi's IT parks, including EON IT Park, and the offices around Hadapsar and Magarpatta create steady demand from tenants.
- Established developers: national brands such as Godrej Properties and Birla Estates are active here, which gives remote buyers more confidence.
- Infrastructure on the way: the approved Ramwadi–Wagholi metro extension near Kharadi and the Pune Ring Road near Manjari should improve connectivity in the coming years.
- Value: prices in East Pune remain well below Mumbai's, so the same budget buys more space.
For a deeper comparison of the two areas, see our guide to Kharadi vs Manjari.
Can NRIs Buy Property in India?
Yes. If you're wondering can NRI buy property in India, the answer under the Foreign Exchange Management Act (FEMA) is clear. Non-Resident Indians and OCI cardholders can buy residential and commercial property in India without needing permission from the RBI. There's no limit on the number of residential properties you can buy.
The main restriction is that NRIs and OCIs can't buy agricultural land, plantation property or farmhouses, except through inheritance. A flat in a project like Godrej Ivara or Birla Evam is straightforward under the NRI property purchase rules.
How NRIs Must Pay
Under FEMA, payments for property must be made through normal banking channels:
- Inward remittance from abroad into India, or
- Funds held in your NRE account, NRO account or FCNR account in India
You can't pay in foreign currency cash or with traveller's cheques. Keeping all payments within the banking system also matters later, because it makes repatriating your money much easier when you sell.
NRI Home Loans
Most major Indian banks and housing finance companies offer an NRI home loan. A few things to know:
- Loan-to-value limits: RBI rules cap how much of the property's value a lender can fund. For loans above ₹75 lakh, the cap is 75%. For loans between ₹30 lakh and ₹75 lakh, it's 80%. In practice, a Godrej Ivara home would likely fall in the 75% band, while a Birla Evam 2 BHK loan could fall in the 80% band.
- Repayment: EMIs are usually paid from your NRE or NRO account, or from rental income in India.
- Documents: expect to provide your passport and visa, overseas employment proof and salary slips, bank statements, your PAN, and KYC documents. Some lenders also ask for a credit report from your country of residence.
- Under-construction homes: for projects like these, the bank releases money to the developer in stages as construction progresses.
What It Costs: Taxes and Charges
NRIs pay the same purchase taxes as residents.
- Stamp duty: for stamp duty in Pune for NRIs, the rate within PMC and PCMC limits is 7% for men and 6% for women-only buyers. It's calculated on the higher of the agreement value and the government's ready reckoner value.
- Registration charges: 1% of the property value, capped at ₹30,000.
- GST: under-construction homes like Godrej Ivara and Birla Evam attract GST, usually at 5% of the price for homes outside the affordable category.
- TDS: when you buy a property worth ₹50 lakh or more from a resident seller, including a developer, you must deduct 1% of each payment as TDS on property purchase by NRI buyers and deposit it with the tax department using Form 26QB. Under the new Income-tax Act, 2025, this rule continues with a new section number, Section 393(1), which replaced the old Section 194-IA.
Also ask about parking, club membership, maintenance deposits and legal charges. If a price is quoted as "all-inclusive", check exactly which of these it covers.
How NRIs Can Buy Property in India from Abroad: Step by Step
Here's how NRIs can buy property in India from abroad:
- Shortlist remotely. Use video tours, floor plans and, if possible, a site visit by a trusted family member.
- Check MahaRERA. Confirm the project's registration, phase, promoter and registered completion date. Our guide to checking a project on MahaRERA explains how.
- Set up your accounts. Make sure you have a PAN and an NRE or NRO account in India.
- Book the unit. Pay the booking amount through your bank. Under RERA, the developer can't take more than 10% before a registered agreement for sale.
- Arrange your loan. Get loan sanction before the major payments fall due.
- Register the agreement. Do this in person during a visit, or through a registered power of attorney holder in India.
- Pay by milestones. Make payments as construction progresses, deducting 1% TDS from each one.
- Take possession. Inspect the home, and sign the final conveyance deed in person or through your attorney.
Using a Power of Attorney
If you can't travel, you can authorise a trusted relative in India to sign and register documents for you. A power of attorney signed abroad should be attested at the Indian embassy or consulate, or notarised and apostilled, and then stamped in India within three months of arrival. Keep it specific to the property and transaction. Our guide to power of attorney for property covers the details.
Two Real Options: Godrej Ivara and Birla Evam
Both projects come from established national developers, which is reassuring when you're buying from abroad, but they suit different NRI buyers.
Godrej Ivara for NRIs
Godrej Ivara is a 12.8-acre Godrej Properties community in Kharadi, with 2, 3 and 4 BHK homes of about 725 to 1,650 sq ft carpet area. Property Bouquet lists it from about ₹1.29 crore. It's registered on MahaRERA under PR1260002502426, with registered possession in August 2032.
Why consider Godrej Ivara for NRIs:
- Strong rental demand from IT professionals working at EON IT Park and the World Trade Center
- About 15 minutes from Pune International Airport, which is handy for visits home
- 4 BHK options for families planning to return to India
- A co-working space within the project, useful if you plan to work remotely after moving back
Birla Evam for NRIs
Birla Evam is a 16.5-acre Birla Estates community in Manjari, with 2 and 3 BHK homes of about 707 to 1,122 sq ft carpet area. Birla Estates lists homes from about ₹73 lakh all-inclusive, and Property Bouquet from about ₹79 lakh. It's registered on MahaRERA under PR1261012500295, with registered possession on 30 June 2031.
Why consider Birla Evam for NRIs:
- A lower entry price, which makes a first investment more accessible
- Close to Hadapsar and Magarpatta, ideal if you're buying a home for parents or family nearby
- More than 50 amenities and lots of open space, good for a long-term family home
- Potential upside as the Pune Ring Road and highway upgrades come through
Things to Keep in Mind
Both projects are under construction, with possession several years away. As a remote buyer, check the project's MahaRERA progress reports every quarter, and keep copies of every payment, receipt and TDS certificate.
For most NRIs, property in East Pune for NRIs comes down to a simple choice: Godrej Ivara for rental demand and a Kharadi address, or Birla Evam for value and space. Both are credible options for NRI investment in Pune real estate.
After You Buy: Renting, Tax and Selling
Renting Out Your Home
If you plan to rent the home once it's ready, a local property manager can handle tenants, rent collection and maintenance while you're away.
On rental income tax for NRI landlords, rent earned in India is taxable in India. Your tenant is generally required to deduct tax at source on rent paid to an NRI landlord, often at around 30% plus cess. You can usually claim a standard deduction and home loan interest against rental income by filing an Indian tax return, and you may be able to apply for a lower-deduction certificate if your actual tax is lower.
Selling Later
If you sell a property after holding it for more than 24 months, the profit is a long-term capital gain, generally taxed at 12.5% plus applicable surcharge and cess. Gains on property held for 24 months or less are taxed at your income tax slab rates. The buyer must deduct TDS when buying from an NRI, so plan ahead and speak to a tax adviser before you sell.
India's double taxation avoidance agreements (DTAA) with many countries help ensure you don't pay capital gains tax twice on the same income.
Repatriating Your Money
The rules for repatriation of property sale proceeds are generous if you've followed the payment rules:
- Sale proceeds of up to two residential properties can be repatriated, up to the amount you originally paid through inward remittance or your NRE or FCNR account.
- Other funds in your NRO account can generally be sent abroad up to USD 1 million per financial year, with the required tax paperwork and CA certification.
This is why paying only through banking channels from the start matters so much.
NRI Buyer's Checklist
- Confirm you're buying a flat or commercial unit, not agricultural land
- Get a PAN and keep your NRE or NRO account active
- Check the project on MahaRERA, including the promoter, phase and registered completion date
- Pay only through banking channels, and keep every receipt
- Deduct 1% TDS from payments if the property costs ₹50 lakh or more, and file Form 26QB each time
- Budget for stamp duty, registration, GST and other charges
- Use a specific, properly attested power of attorney if you can't be present
- Track quarterly progress reports on MahaRERA until possession
- Speak to a chartered accountant about rental and capital gains tax in both countries
Frequently Asked Questions
Q1. Can NRIs buy property in Pune without RBI permission?
Yes. NRIs and OCI cardholders can buy residential and commercial property without RBI permission. Only agricultural land, plantations and farmhouses are restricted.
Q2. Can an NRI get a home loan for Godrej Ivara or Birla Evam?
Yes, subject to the lender's eligibility checks. RBI's loan-to-value rules cap funding at 75% for loans above ₹75 lakh and 80% for loans between ₹30 lakh and ₹75 lakh.
Q3. Do NRIs pay higher stamp duty in Pune?
No. NRIs pay the same rates as residents: 7% for men and 6% for women-only buyers within PMC and PCMC limits, plus registration charges capped at ₹30,000.
Q4. Do NRI buyers need to deduct TDS?
Yes, if the property costs ₹50 lakh or more. You deduct 1% from each payment to the developer and deposit it using Form 26QB with your PAN.
Q5. Can I buy without travelling to India?
Yes. You can do most of the process remotely and register documents through a properly attested power of attorney given to a trusted person in India.
Q6. Can I send the money back abroad when I sell?
Yes, within the repatriation rules. Proceeds from up to two residential properties can be repatriated up to the amount paid from abroad or your NRE or FCNR account.
Conclusion
Buying in East Pune from abroad is simpler than many NRIs expect, as long as you follow the payment rules, check the project on MahaRERA and plan for taxes on both sides. Godrej Ivara in Kharadi suits buyers looking for rental demand and a premium address near the IT parks, while Birla Evam in Manjari suits those looking for value, space and a family home near Hadapsar.
Explore Godrej Ivara and Birla Evam on Property Bouquet, or call or WhatsApp +91 90901 06101 to speak with an advisor who can arrange video tours and guide you through every step.
