Complete NRI Property Guide — Mohali 2026: Buying From the UK, Canada, Gulf, or Australia

Investing in Mohali real estate from abroad is governed by the Foreign Exchange Management Act (FEMA), which allows Non-Resident Indians (NRIs) and Overseas Citizens of India (OCIs) to purchase residential and commercial property without specific RBI permission. In 2026, the process requires a valid Indian PAN card and transactions through NRE, NRO, or FCNR accounts. While NRIs have the same rights as resident Indians for built-up properties and plots, they are strictly prohibited from purchasing agricultural land, farmhouses, or plantation property unless inherited. Successful acquisition involves verifying RERA Punjab registration, executing a legally sound Power of Attorney (POA) for local representation, and adhering to strict TDS mandates under Section 195 of the Income Tax Act. This guide outlines the regulatory, financial, and practical steps for buyers in the UK, Canada, Gulf, and Australia to secure assets in Mohali’s high-growth corridors like Aerocity and IT City.

The Legal Framework for NRI Investment in 2026

The Reserve Bank of India (RBI) has streamlined the property acquisition process for the Indian diaspora. Under the current FEMA regulations, any individual of Indian origin residing outside India is treated on par with a resident for the purpose of investment in immovable property. The only caveat remains the type of land. According to the latest guidelines reflected in the Economic Times and official RBI circulars, the "General Permission" covers residential homes, apartments, commercial showrooms, and industrial plots.

For those looking at the expansion of Mohali towards New Chandigarh or the Banur-Rajpura corridor, it is vital to distinguish between "Abadi Deh" (village residential) and "Licensed Colonies." NRIs should prioritize licensed projects approved by the Greater Mohali Area Development Authority (GMADA). Purchasing in unauthorized colonies can lead to complications with repatriation of funds and title clearance.

Financial Requirements and Banking Channels

A common point of confusion for buyers in the UK or Canada is the choice of bank account. In 2026, the following rules apply:

1. NRE (Non-Resident External) Account: Use this for funds earned outside India. The advantage is full repatriability, meaning the principal and interest can be moved back to your home country without tax in India.
2. NRO (Non-Resident Ordinary) Account: Use this for income generated within India, such as rent or dividends. While you can use these funds to buy property, repatriation is limited to $1 million per financial year.
3. FCNR (Foreign Currency Non-Resident) Account: Useful for maintaining funds in foreign currency to avoid exchange rate volatility during the staged payment phases of a construction-linked plan.

It is illegal to make property payments through traveler's cheques or foreign currency notes. All transactions must be traceable through the Indian banking system. For detailed breakdowns of local financial planning, you may find our analysis on buying luxury flats in Mohali with a corporate salary useful for understanding local leverage.

The Role of Power of Attorney (POA)

Since most NRIs cannot travel to Mohali for every stage of the transaction: from booking to registry: a Power of Attorney is essential. However, the legal landscape in Punjab has tightened. A POA executed abroad must be:

• Drafted on plain paper: Signed by the NRI in the presence of the Indian Consulate or a Notary Public in the country of residence (UK, Canada, Australia, etc.).
• Apostilled/Attested: The document must be attested by the Indian Embassy.
• Adjudicated in India: Once the document reaches Mohali, it must be adjudicated at the Divisional Commissioner's office or the SDM office within three months.

The POA holder can sign the Sale Agreement and the Conveyance Deed on your behalf. However, we always recommend that the final payment be released only after the POA holder confirms the physical status of the site. We frequently demonstrate these site realities on our YouTube channel @Amritrealty to help remote buyers visualize progress.

Due Diligence: Avoiding the Pitfalls of Remote Buying

The Tribune and Dainik Bhaskar have periodically reported on "ghost projects" where developers marketed land without having the necessary Change of Land Use (CLU) certificates. To protect your investment in 2026, follow this checklist:

1. RERA Punjab Verification

Every project must be registered with the Real Estate Regulatory Authority (RERA) Punjab. Check the project's unique RERA ID on the official portal to see the approved layout, completion date, and any pending litigation. This is the single most important step for an NRI.

2. Title Search and Encumbrance Certificate

Ensure the land is free from any mortgage or legal dispute. A lawyer should conduct a 30-year search of the records at the Sub-Registrar’s office. This is particularly important for plots in established sectors like 66, 67, or 82. For a broader understanding of the regulatory body governing these areas, refer to our guide on GMADA Mohali.

3. Allotment Letter vs. Builder-Buyer Agreement (BBA)

The BBA is the governing document. NRIs should look for clauses regarding "Force Majeure" and "Penalty for Delay." In 2026, RERA mandates that developers pay interest for every month of delay, matching the interest rate they charge buyers for late payments.

Mohali's 2026 Market Dynamics: Where to Invest?

The geographic focus for NRI investors has shifted toward the "Vision Corridor." With the completion of the PR7 (Airport Road) extensions, specific pockets are seeing unprecedented demand.

• Aerocity and IT City: These remain the primary choices for investors from the Gulf and Australia due to their proximity to the International Airport and the presence of tech giants like Infosys. The infrastructure here is world-class, with wide roads and underground utility lines.
• Sector 82 and 83: These sectors are evolving into commercial hubs. For NRIs interested in SCOs (Shop-cum-Offices), this belt offers high rental yields.
• New Chandigarh (Mullanpur): Preferred by those seeking a quieter, low-density lifestyle similar to suburban Canada or the UK.

For more on checking specific project credibility, read our technical breakdown on how to check RERA Punjab property.

Taxation and TDS Mandates

Taxation is where many NRIs face unexpected costs. When you buy a property in India:

• Buying from a Resident: If the property value exceeds INR 50 Lakhs, the buyer must deduct 1% TDS (Tax Deducted at Source) and deposit it with the Income Tax Department.
• Buying from another NRI: This is more complex. The buyer must deduct TDS at the rate of 20% (plus applicable surcharge and cess) on the capital gains, not just the sale price. However, since calculating capital gains is difficult for a buyer, the TDS is often deducted on the total sale consideration unless the seller obtains a "Lower TDS Certificate" from the tax authorities.

Failure to comply with TDS mandates can lead to heavy penalties. It is advisable to consult a chartered accountant who specializes in NRI taxation before signing the final deed.

Repatriation of Sale Proceeds

If you decide to sell your Mohali property in the future, the repatriation of funds is subject to the following:

1. The property must have been purchased in accordance with FEMA guidelines.
2. Repatriation of the sale proceeds of residential property is restricted to two properties.
3. The amount repatriated cannot exceed the original investment if paid through an NRE account. If paid through an NRO account, the $1 million per year limit applies.

Property Management for the Absentee Landlord

Buying the property is only the first half of the journey. For NRIs in Australia or the UK, managing the asset is the bigger challenge. In 2026, professional property management services in Mohali have matured. These services include:

• Quarterly Site Inspections: To ensure no encroachment on plots.
• Rental Management: Finding verified tenants and handling the lease agreements.
• Utility Bill Payments: Ensuring property tax and electricity bills are paid on time to avoid penalties from the Municipal Corporation.

The rise of digital platforms has made this easier, but having a local, trusted advisor who understands the ground reality of Sector 82A and the surrounding areas is irreplaceable. Many NRIs use our video tour services on @Amritrealty to keep a tab on their investments without needing to fly down.

Conclusion

Mohali in 2026 is no longer a satellite town; it is a primary destination for global Indian capital. By following the FEMA guidelines, ensuring RERA compliance, and setting up a robust POA, NRIs can secure assets that offer both capital appreciation and emotional connection. The key is to move away from generic advice and focus on the technicalities of Punjab's land laws and the specific financial regulations of 2026.

If you are looking at Mohali property from abroad and want an honest read before committing: I do video consultations. WhatsApp or book a call: [Booking Link].