⚖️ The FEMA reality, stated first
- NRIs and OCIs cannot purchase agricultural land, plantation property, or farmhouses in India — no matter what a seller or agent promises.
- You can inherit agricultural land (from a resident, or from an NRI who acquired it lawfully) and continue to hold it.
- You can sell inherited agricultural land — but only to a person resident in India.
- You can buy legally converted non-agricultural land (residential/commercial) — where a valid §90A/90B conversion order exists in Rajasthan.
- Do not route money to buy agricultural land "in a relative's name." Benami-style structures carry serious legal risk; if family members buy, it must genuinely be their own transaction. Take professional advice.
What the NRI Desk actually does
🏠 Inherited-land care & records
The most common NRI situation: family land back home, records still in a late parent's name, nobody watching the ground. We complete the mutation (नामांतरण) to the heirs' names through the Tehsil, pull fresh records, and then keep watch:
- Scheduled inspection visits with geo-tagged photo/video reports
- Yearly record-watch so no surprise entry (रहननामा, encroachment claim) goes unnoticed
- Boundary securing, girdawari checks, and paperwork for any batai/lease so occupancy stays clean
💼 Selling inherited land, properly
When the family decides to sell, we run the same verified process we use for every listing — fresh records assembled, honest photography, DLC-grounded pricing, buyer screening (resident Indians only, as the law requires), and coordination through registry. You get the full document trail; tax and repatriation planning stays with your CA and AD bank.
🏡 Converted plots — the lawful purchase route
If you want ground in the belt, the permissible path is legally converted non-agricultural land. We identify converted parcels, and — critically — verify the conversion order itself (§90A/90B) along with the title, so "converted" is a fact on record, not a claim in a brochure.
🤝 Family-purchase support
If a resident family member is buying agricultural land in their own right, we support that transaction end-to-end — verification, site visits with video for you abroad, legal & registry coordination — while being plain about the line: the purchase, funds-ownership and title must genuinely be theirs.
📄 POA & documentation coordination
Registry and Tehsil work from abroad usually runs on a Power of Attorney. We help you get it right: a specific (not blank) POA to a trusted resident, properly executed and attested/apostilled as required, then used transparently for the defined acts only. Drafting/attestation itself is done by advocates and the consular process; we coordinate.
🛰️ Virtual diligence — decide from anywhere
Everything documented so distance stops mattering: geo-tagged boundary-walk videos, document scans, portal-record pulls you can watch live on a call, and written verification notes. The same "records before money" discipline, delivered to your time zone.
Talk to the NRI Desk
Tell us your situation — inherited land, a planned sale, a converted-plot search, or a family purchase — and we'll reply with what's lawful, what's wise, and a written next-steps note.
WhatsApp the NRI Desk Email usNRI questions, answered straight
Can I, as an NRI, buy agricultural land in India?
No. Under FEMA, NRIs/OCIs cannot purchase agricultural land, plantation property or farmhouses. You can inherit such land, and you can buy legally converted non-agricultural (residential/commercial) property.
I inherited farmland — what should I do first?
Complete the mutation so the revenue record shows the heirs' names, pull a fresh Jamabandi, check the remarks column, and put the boundary and any cultivation arrangement on paper. Our inherited-land service handles all of it with geo-tagged reporting.
Can I sell my inherited agricultural land and take the money abroad?
You can sell it to a resident Indian. Sale proceeds and repatriation run through banking-channel rules (NRO account, documentation, limits) — plan that side with your chartered accountant and AD bank before the sale.
Can my resident brother buy land with my money?
Structures where your money buys land held in someone else's name carry benami and FEMA risk. If family buys, it must genuinely be their transaction. Gifts between close relatives have their own rules — take specific legal and CA advice; we won't help structure around the law.
Important: AgriZameen is an independent private platform — not a law firm, bank, or tax adviser. FEMA/RBI rules, benami law, TDS on NRI transactions and repatriation limits are specific and change; always confirm your facts with a qualified CA and advocate before acting. Legal work is executed by licensed advocates we coordinate with; nothing here is investment advice and no returns are guaranteed. Reviewed July 2026.
What FEMA Actually Permits — Read This Carefully
NRI / OCI और कृषि भूमि — नियम सायका
There is a common belief that giving up Indian citizenship means automatically losing agricultural land. That is not an accurate statement of the position, and acting on it — in either direction — is how families lose land or breach the rules. Here is the shape of it.
| Situation | Generally understood position |
|---|---|
| NRI or OCI buying agricultural land, plantation property or a farmhouse | Not permitted under FEMA without specific approval from the Reserve Bank of India. This is the clearest rule of the set. |
| Inheriting agricultural land | Permitted. An NRI or OCI may inherit agricultural land from a person resident in India. |
| Continuing to hold land bought while you were a resident Indian | Land lawfully acquired while resident in India may generally continue to be held after becoming an NRI. Losing residency does not, by itself, force a sale. |
| Selling or transferring agricultural land you hold | Transfer is generally restricted to a person resident in India who is an Indian citizen. This narrows your buyer pool significantly — plan for it. |
| Gifting agricultural land | Restricted, and the permitted recipient depends on your status and theirs. Take advice before promising anything to family. |
| Converting agricultural land to non-agricultural use | Conversion is a state revenue process (in Rajasthan, Section 90A) and is separate from your FEMA position. Neither one solves the other. |
Where we can genuinely help from a distance
Find out what the record says
Current jamabandi nakal, khasra map and mutation position for your family's land — so you are working from the record rather than from memory.
Inheritance mutation
After a death, the record does not update itself. We explain the नामांतरण process and what the Tehsil will ask for. See the mutation guide.
Is anyone using the land?
The most common NRI problem is not paperwork — it is a plot quietly cultivated or encroached for years. A visit and photographs tell you where you actually stand.
Caretaking and upkeep
A caretaker who visits, photographs and reports is the cheapest protection an overseas owner can buy. See rural work.
Putting idle land to use
Leasing or crop-share can keep land productive while you are abroad — but the agreement must be drafted so it does not create a claim. See land sharing.
Professional introductions
We can point you to advocates practising in the relevant tehsil and to CAs who handle FEMA and NRI taxation. You engage them directly.
If you are being told to sell urgently
Distance creates pressure, and pressure is what a bad deal needs. If someone abroad or in India is telling you that a rule change means you must sell immediately, at a price, to a specific buyer — stop, and get independent advice before signing or sending money. Genuine legal positions survive a week of verification.
📱 NRI enquiry — WhatsApp Full NRI rules guide →
NRI & OCI Enquiry
Land you own or have inherited in Rajasthan, and you are not in India. Tell us the situation and we will tell you what the record shows and where you need a professional.
Not legal or tax advice. FEMA rules and their interpretation change, and outcomes turn on your specific facts. We are not a law firm or a CA practice and we are not authorised to advise on FEMA. Get written advice before you buy, sell, gift or restructure anything. If anyone is pressing you to sell urgently because of a "rule change", stop and verify independently first.
What happens next: we read every enquiry ourselves and reply on WhatsApp, usually within one working day. We do not sell or share your number with third parties, and you can ask us to delete your details at any time.
Prefer WhatsApp? Message us instead →