Learn · Maharashtra
Can an NRI or OCI buy farmland in Maharashtra?
No. Under FEMA, an NRI or OCI cardholder cannot buy agricultural land, plantation property or a farmhouse anywhere in India, and no permission changes that. Inheriting it is allowed. What remains is land already converted to non-agricultural use, shown so on the 7/12, and paid for through a bank.
What exactly does FEMA bar?
Rule 24 of the FEMA (Non-Debt Instruments) Rules 2019 lets an NRI or OCI buy immovable property in India other than agricultural land, a farmhouse or plantation property, and receive it as a gift from a relative on the same terms. The three are barred in every state, whatever the Collector or a state law allows. The 2026 amendments to the rules leave Rule 24 as it was.
FEMA (Non-Debt Instruments) Rules 2019, Rule 24(a) and (b); e-Gazette S.O. 3732(E), 17 Oct 2019 · checked 26 Oct 2026
Can an NRI inherit agricultural land?
Yes. Rule 24(c) lets an NRI or OCI inherit any immovable property, agricultural land included, from a person resident in India, or from a person resident outside India who acquired it lawfully. An NRI or OCI may also transfer any immovable property to a person resident in India.
Rule 24(c) and (d), FEMA (Non-Debt Instruments) Rules 2019 · checked 26 Oct 2026
What can an NRI buy on the Konkan coast?
Land already converted to non-agricultural use. In Maharashtra, since 31 December 2025, where the Development or Regional Plan allows the use, conversion needs no separate NA order: a one-time premium is paid and the 7/12 is changed. So read the 7/12 itself. The land must already show as non-agricultural; a letter saying conversion was applied for is not enough.
Rule 24, FEMA (Non-Debt Instruments) Rules 2019; Mah. Act LVII of 2025, in force 31 Dec 2025 · checked 26 Oct 2026
Class II land stays Class II after conversion, with its restrictions on transfer, so read the class too.
Maharashtra Land Revenue Code 1966, s.29(3); Mah. Act LVII of 2025 · checked 26 Oct 2026
How does an NRI pay for land?
Only with money received in India through banking channels from abroad, or from a non-resident account such as an NRE or NRO account. Traveller’s cheques and foreign currency notes are not allowed. Keep the bank record of every payment with the deed.
Rule 24(a), proviso, FEMA (Non-Debt Instruments) Rules 2019 · checked 26 Oct 2026
Is Goa any different for an NRI?
No. FEMA applies in every state, so the same bar holds in Goa, where land already converted carries a conversion sanad.
Rule 24, FEMA (Non-Debt Instruments) Rules 2019; Goa Land Revenue Code, section 32 · checked 26 Oct 2026
Checked 26 Oct 2026: every legal line above, from the Vassoka law register. A guide, not legal advice; your advocate confirms against the parcel.
Read next
Check your own position on Can you buy?, read FEMA in the glossary, or the other guides on Learn.