Can an NRI or OCI buy agricultural land or a farm house in Andhra Pradesh (Vizag, Vijayawada)? RBI rules explained
Short answer: an NRI or OCI cannot buy farm land, a farm house or a plantation in Andhra Pradesh, whether near Vizag, Vijayawada, Guntur or anywhere else in India. The RBI FAQ excludes them from what non-residents may purchase or receive as a gift. Inheriting such land is allowed, and selling it later must be to someone resident in India.
The rule in four questions
- Can I buy a mango orchard or paddy land in my home village from a relative?
- Not by purchase, and not as a gift either. The RBI FAQ table lists purchase and gift "other than agricultural land/ farmhouse/ plantation etc" for NRIs and OCIs [Rules 24(a) and 24(b), Non-Debt Instrument Rules, 2019].
- My parents left me agricultural land. Is that allowed?
- Yes. The same table says an NRI/OCI may "Acquire (any IP) as inheritance" [Rule 24(c)].
- Can I sell it to my cousin in Dubai?
- No. Agricultural land can be sold or gifted only to a "Resident" [Rule 24(d)].
- What about a flat in Vizag?
- That's fine: residential and commercial property that isn't agricultural can be bought from a resident, NRI or OCI [Rule 24(a)].
The 2018 RBI regulation FEMA 21(R)/2018 (text) has matching lines; the FAQ updated on April 06, 2023 now points to the 2019 Rules.
Plots carved out of farm land: the AP registration department's own warning
Many "plots" around growing towns sit on former farm land. The AP Registration department's property purchase FAQ says enquiries are hard in "newly developing and agricultural lands converted as plots – where no habitation exists", where "at times we may not get answers at all since there would be no person to contact except the vendor or his men."
For an NRI buyer this is a double check: is the title clean, and is the land still agricultural in the records? If it is, the RBI rule above applies to you.
- The same FAQ says that for agricultural land, "adangal/pahani/khata of that land or/and Pattadar Passbook and Title Deed can be requested from the seller". Ask for all of them.
- Check the land record on Meebhoomi: see our Meebhoomi check for NRIs.
- Check how the conversion was done. Andhra Pradesh changed its land conversion law in 2025; see our AP land conversion guide.
- For a layout plot, check the layout approval: AP layout and LRS check.
To verify: the RBI pages we read don't define "agricultural land", and they don't say whether a converted plot is treated as non-agricultural. Get your bank (authorised dealer) and a lawyer to confirm in writing before you pay.
Managing inherited farm land from abroad
- Transfer into your name: you'll usually need the family member certificate first; see our family member certificate guide. The AP Meebhoomi process for NRI heirs is to verify.
- Power of attorney: the AP FAQ says a POA "must be properly stamped and registered (if it is coupled with sale agreement/development agreement/given for consideration)" and "should also not be revoked". It also says a POA relating to immovable property is registered in Book 1. See our NRI power of attorney guide.
- Selling: to a resident buyer only. Payment and repatriation rules for agricultural land sale money are to verify with your bank; RBI FAQ Q.7(c) covers only property "other than agricultural land/ farm house/ plantation property". See our repatriation guide.
Related guides
- Land record check for NRIs
- NRI power of attorney (GPA / SPA)
- Agricultural land conversion
- Family member certificate for inherited property
- NRI repatriation of property sale money
- Prohibited property check
Land in Telangana? See the Telangana guide.
Not legal advice. This page summarises RBI and state department pages read on 23 Oct 2026. Foreign exchange rules and land laws change, and the official rules prevail. Confirm with your bank (authorised dealer) and a qualified lawyer before you buy, accept, sell or send money abroad.
A free sample from our Andhra Pradesh property do-it-yourself pack for NRIs: which portal to open, in what order, what to ask for, and what to keep on file.
Get it free (instant download)FAQ
Can an NRI buy agricultural land in Andhra Pradesh?
No. The RBI FAQ excludes agricultural land, farmhouses and plantations from what an NRI or OCI may purchase or receive as a gift [Rules 24(a), 24(b)].
Can an NRI sell inherited agricultural land in AP?
Yes, but only to a person resident in India [Rule 24(d)]. How the sale money can be sent abroad is something to confirm with your bank.
Is a plot on converted farm land safe for an NRI to buy?
Check the land records and the conversion papers first. The RBI pages we read don't define agricultural land, so get your bank and a lawyer to confirm in writing.
Which documents should I ask for on agricultural land in AP?
The AP Registration department's FAQ says adangal/pahani/khata, or the pattadar passbook and title deed, can be requested from the seller.
Official sources
- RBI: FAQ, Purchase of Immovable Property (updated 06 Apr 2023)
- RBI: FEMA 21(R)/2018-RB, Acquisition and Transfer of Immovable Property Regulations
- AP Registration & Stamps: Property Purchase FAQ (PDF)
Not legal advice. We don't check properties or certify ads. A lawyer must confirm title, and the Authority's own notices override anything on this page.