Can an NRI or OCI buy agricultural land or a farm house in Telangana (Hyderabad)? RBI rules and Bhu Bharati steps
Short answer: no, not by purchase. The RBI FAQ lets a Non-Resident Indian (NRI) or Overseas Citizen of India (OCI) buy immovable property in India "other than agricultural land/ farmhouse/ plantation". The same applies to gifts. But an NRI or OCI can inherit agricultural land, and can sell it only to a person resident in India. So if you live abroad and a relative offers you "farm land near Hyderabad", stop and check before you pay.
What the RBI rules allow
| What you want to do | Agricultural land / farm house / plantation | Flat, house, plot that is not agricultural |
|---|---|---|
| Buy it | Not in the list of what an NRI or OCI may purchase | Yes, from a resident, NRI or OCI [Rule 24(a)] |
| Receive it as a gift | Not in the list | Yes, from a relative [Rule 24(b)] |
| Inherit it | Yes: "Acquire (any IP) as inheritance" [Rule 24(c)] | Yes [Rule 24(c)] |
| Sell it | Only to a resident [Rule 24(d)] | To a resident, NRI or OCI [Rule 24(e)] |
| Gift it | Only to a resident [Rule 24(d)] | To a resident, NRI or OCI [Rule 24(e)] |
The older RBI regulation, FEMA 21(R)/2018 (notification), uses the same wording: an NRI or OCI may "acquire immovable property in India other than agricultural land/ farm house/ plantation property". The 2023 FAQ says the principal rules are now the Non-Debt Instrument Rules, 2019.
"Farm plots" and "farm house plots" near Hyderabad: check the land record first
The name on the brochure doesn't decide it. The land record does. Bhu Bharati records each survey number's "Land Nature / Land Classification / Manner in which land acquired/ Land type" (FAQ Q30). If the record still shows agriculture, treat it as agricultural land until your lawyer and bank say otherwise.
- Ask the seller for the survey number and the pattadar passbook (PPB) number.
- Look the land up on Bhu Bharati (land details search; see our Bhu Bharati check for NRIs).
- Check whether it was converted to non-agricultural use (NALA). The FAQ says land converted before Bhu Bharati can still show "as Agriculture land" and must be fixed through the "Application for Pending NALA" module (Q24). See our NALA conversion guide.
- For a plot in a layout, check the layout approval too: layout and LRS check.
To verify: the RBI pages we read don't define "agricultural land", "farm house" or "plantation property", and they don't say whether land converted under NALA counts as non-agricultural. Ask your bank (the authorised dealer that handles your NRE/NRO account) and a lawyer, in writing, before you pay.
Already own farm land in Telangana as an NRI?
This often happens through inheritance, which the RBI rules allow. Bhu Bharati has an NRI module:
- "NRIs need to register first and then they can apply for PPB in Bhubharati portal. After that they can perform transactions like GPA." (Bhu Bharati FAQ, NRIs Q1)
- No Aadhaar? NRIs "can apply through NRI portal in Bhubharati by submitting the required details such as passport details, country details, land details etc." (NRIs Q2)
- Inherited land: all legal heirs apply in "Application for succession" with the death certificate, family member certificate and a joint agreement of legal heirs (Q10, Q11). See our family member certificate guide.
- Someone to act for you: the FAQ separates "Application for GPA" (specific deeds, one survey number, a fixed period) from "Registration of GPA" (all deeds, all survey numbers, no expiry) (Q17). Pick the narrow one unless you really need the wide one. See our NRI power of attorney guide.
- Leasing it out: "The Pattadar can lease his/her agricultural land in favour of individuals or institutions using Registration of Lease module." (Q15)
- Selling it: only to a resident, per the RBI table. Bhu Bharati registrations happen at the "Tahsildar cum Joint Sub Registrar Office" (Q1), and the FAQ's document list includes Aadhaar of the seller and buyer. How an NRI seller without Aadhaar completes this step is to verify with the Tahsildar office.
Money: paying and taking it back abroad
For property NRIs are allowed to buy, payment must come "through banking channels" or from NRE, FCNR(B) or NRO accounts, and "should not be made through travellers' cheque and foreign currency notes" (RBI FAQ Q.2). The FAQ's repatriation rule for NRIs/PIOs in Q.7(c) covers property "other than agricultural land/ farm house/ plantation property". Whether and how you can send money from selling inherited farm land abroad is to verify with your bank; see our repatriation guide for the general route.
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 Andhra Pradesh? See the Andhra Pradesh 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 Hyderabad property do-it-yourself pack for NRIs: which papers to ask for, which official portals to check, and in what order.
Get it free (instant download)FAQ
Can an NRI buy agricultural land in Telangana?
Not by purchase. The RBI FAQ (updated April 06, 2023) lists purchase by an NRI or OCI only for property other than agricultural land, farmhouse or plantation, under Rule 24(a) of the Non-Debt Instrument Rules, 2019.
Can an NRI inherit farm land near Hyderabad?
Yes. The RBI FAQ says an NRI or OCI may acquire any immovable property as inheritance [Rule 24(c)]. In Bhu Bharati, legal heirs apply through the succession module.
Can an OCI cardholder buy a farm house?
No. The RBI rules treat NRIs and OCIs alike here: farm houses and plantations are excluded from purchase and gifts.
Can I get a Bhu Bharati passbook without Aadhaar as an NRI?
The Bhu Bharati FAQ says NRIs without Aadhaar who own agricultural land in Telangana can apply through the NRI portal with passport, country and land details.
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
- Bhu Bharati: FAQ (incl. NRI portal)
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.