For individuals residing inSingapore, investing in apartments within Delhi NCR has become increasingly attractive. Several factors contribute to this trend, making it a compelling option for overseas investors.
The strength of the Singapore Dollar (SGD) against the Indian Rupee (INR) provides Singapore-based buyers with increased purchasing power. This favorable exchange rate allows investors to acquire premium properties at comparatively lower costs, enhancing the value proposition ofinvesting in Indian real estate.
Many Singapore-based individuals have familial ties or cultural connections to India, particularly the Delhi NCR region. Investing in apartments here not only serves as a financial decision but also fulfills emotional and familial aspirations, offering a sense of belonging and continuity.
The burgeoning demand for rental properties in Delhi NCR, driven by urbanization and economic growth, ensures steady rental income for investors. Apartments in well-connected and developed areas attract tenants, providing consistent cash flow and enhancing the investment’s profitability.
The implementation of the Real Estate (Regulation and Development) Act (RERA) has ushered in an era of increased transparency and accountability in the Indian real estate sector. For overseas investors, this regulatory framework offers protection and confidence, ensuring that their investments are secure and developers are held accountable.
Yes, individuals residing in Singapore can legally purchase apartments in India, provided they meet specific criteria outlined by Indian regulatory authorities.
According to the Foreign Exchange Management Act (FEMA) and guidelines issued by the Reserve Bank of India (RBI), the following categories of individuals are permitted to buy residential properties in India:
It’s important to note that foreign nationals of non-Indian origin are generally not permitted to purchase immovable property in India without prior approval from the RBI.
Eligible individuals can purchase the following types of properties:
However, purchasing agricultural land, plantation property, or farmhouses is generally prohibited without prior approval from the RBI.
To facilitate the purchase, the following documents are typically required:
All financial transactions must comply with FEMA regulations. Payments for property purchases should be made through:
It’s essential to ensure that all payments are made through banking channels and are fully traceable to comply with Indian regulations.
When considering apartment investments in the National Capital Region (NCR), both Delhi and Gurgaon present unique opportunities and challenges. Understanding the distinctions between these two markets is crucial for making informed investment decisions.
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Delhi’s real estate market is layered. It’s filled with old charm, but also newer projects tucked into urban corners. If you’re buying an apartment from Singapore, you want areas that balance value, legal safety, and growth. Here are a few localities where people park serious money — and actually sleep at night.
South Delhi is the elite belt. Think wide roads, better air, top schools, and high-end markets. These aren’t just places to live — they hold value even during downturns.
These areas come with strong resale value and low legal noise. But they also cost more upfront.
Slightly more accessible price-wise, West Delhi has lots of independent floors and smaller builder projects.
West Delhi works for buyers who want a central location without dropping ₹3 crore upfront.
There are plenty of sketchy zones too — unauthorised colonies, areas with weak infrastructure, or places with unclear property titles. Stay away from properties where the builder can’t show RERA approval or where legal documents feel vague. Also skip overcrowded areas with zero parking and poor resale history.
If Delhi is old money, Gurgaon is new speed. The city feels more international, more vertical, and much more builder-driven. It’s where most corporate workers rent, and where developers launch new towers every month.
But that doesn’t mean every project is a win. Here are the areas worth your attention in 2025.
This is Gurgaon’s most elite stretch. It’s got skyscrapers, luxury apartments, and every premium builder in the game. It’s where CEOs live, not just executives.
Projects here are high-end, with great amenities and resale pull. Think names like DLF Aralias, Magnolias, and Camellias. Pricey but rock solid.
These are mid-upper zones. You get modern apartments, less traffic than central Gurgaon, and good builder options like Emaar, Bestech, and Tata Housing. Close to schools, hospitals, and malls — all the usual needs covered.
There’s a good rental market here too. Many tenants move out of Cyber City and into these sectors for peace and better homes.
This is where Gurgaon starts getting affordable again. Sector 70A is one of the newer spots, still growing but already seeing occupancy. Sohna Road is longer, with lots of residential pockets. Both areas work well if you’re buying an under-construction unit and can wait 3–5 years.
These zones are where you’ll see appreciation if Gurgaon’s growth keeps pace. Just make sure the builder has clean papers and past delivery.
Once stuck in delays, this stretch is finally moving. Builders are now finishing projects, metro work is underway, and it’s starting to connect better with Delhi and IGI Airport. You’ll find all kinds of apartments here — affordable, mid-range, and luxury.
Buy here only if you’re looking 5 to 7 years ahead. It’s a patience game, but many investors have seen good gains on paper already.
Buying an apartment from Singapore sounds tough — and yes, there’s paperwork. But it’s not impossible. You just need the right process and no shortcuts. Here’s how it goes.
First, decide if you’re leaning toward Delhi or Gurgaon. Then filter by:
Don’t go only by ads orNRI property expos. Visit developer websites. Ask for a real video call. Request scanned copies of approvals. Verify.
Never buy without legal help. The lawyer’s job is to:
Ask them for a written opinion before sending any token money.
You must have a PAN card to buy property in India. Apply online or at the Indian embassy in Singapore. It usually takes 15–30 days.
You’ll also need an Indian bank account:
Payments for property must come through these routes only. Never through relatives or middlemen.
If you can’t travel to India for registration, prepare a Power of Attorney (POA). This lets someone in India sign documents and register the property on your behalf.
Sign the POA at the Indian embassy in Singapore. Then courier it to India where it’s stamped at the registrar office. The person you appoint can only do what’s written in the POA — keep it clear and transaction-specific.
You’ll first sign a Sale Agreement with the builder. Then, upon full payment, sign the Sale Deed — this is what transfers legal ownership.
Stamp duty and registration fees vary by state, around 5–7% of the property value. After registration, apply for mutation to update your name in local records and property tax database.
India tracks every rupee coming from overseas. So the way you send money matters. You can’t just wire funds to a cousin’s account or pay in cash during a trip. You have to follow RBI’s rules for buying real estate.
NRE Account: For foreign-earned money. Best for buying property and sending sale proceeds back to Singapore later. Fully repatriable.
NRO Account: For income earned in India — like rent, dividends, etc. You can use this to pay for a property too, but you’re allowed to repatriate only up to USD 1 million per year after taxes.
FCNR Account: Used mostly for fixed deposits in foreign currency. Not often used for real estate payments but still a legal route.
You must transfer the money from your bank in Singapore directly into your NRE or NRO account. The payment to the builder or seller must come from that account.
You’re allowed to take a home loan in India while living in Singapore. Indian banks offer loans to OCI holders and Indian citizens abroad, based on your income and documents.
Loan must be repaid from your NRE/NRO account. The bank will ask for:
Try SBI, ICICI, or HDFC — they’ve got dedicated desks for overseas buyers now.
Buying is only step one. If your plan is to earn rental income or just keep the property in good condition till you or your family use it, you need to manage it well. Since you’re not in India, the focus shifts to trusted systems and reliable local help.
In India, renting is governed by a rent agreement — usually signed for 11 months and registered with the sub-registrar. This protects both the owner and the tenant.
As a Singapore-based owner, you can:
Ensure the agreement includes clear terms on duration, rent escalation, repairs, and notice period. Add a clause that the tenant cannot sub-let or alter the flat.
Tenants are legally required to deduct 30% tax at source if the owner lives abroad. Many don’t know this, so inform them early and get a CA involved if needed.
You can use portals like NoBroker, 99acres, or MagicBricks to list the property. But managing it is another story.
If you’re not visiting often, hiring a property management company is a lifesaver. They:
Their charges range from 8% to 12% of the rent. Some also offer fixed rental return deals, where they guarantee rent for a set period even if the flat is vacant.
Gated communities in Delhi and Gurgaon are governed by Resident Welfare Associations (RWAs). You’ll have to pay monthly maintenance fees for security, water, cleaning, etc.
Make sure your name is updated in the society database post-purchase. If you’re renting out, the tenant must also be registered with the RWA.
Pay society charges on time to avoid penalties. Most societies now allow online payments.
If you ever want to exit your investment and repatriate the money, you need to follow a few more rules. India allows it, but only if everything was done legally at the time of purchase.
You can sell your apartment to:
The sale must be done via a registered sale deed at the sub-registrar office. You’ll pay capital gains tax depending on how long you held the property.
The buyer must deduct tax at source (TDS) before paying you. Keep all sale records, including tax receipts, to avoid issues during repatriation.
You’re allowed to send the money back to Singapore — but only if:
To repatriate, you’ll need:
Submit these to your Indian bank handling the transfer. They’ll process the repatriation to your Singapore account in INR or as per forex instructions.
Under the Double Taxation Avoidance Agreement (DTAA), you can avoid being taxed twice — once in India and again in Singapore.
You’ll need to show proof of tax paid in India and submit it when filing your income report in Singapore. Speak with a tax consultant familiar with both systems to get this right.
Apartment investments from abroad can feel risky, but they’re also incredibly doable now. Legal frameworks have matured, builders are more accountable post-RERA, and digital banking has simplified payments. You don’t have to be in India full-time to own a property that appreciates and earns income.
If you’re choosing between flats and other property types — apartments win on ease, liquidity, and legal protection. Just keep your paperwork clean and don’t rush into unknown builders or half-baked projects.
Here’s a checklist to help you stay on track.
✔ Eligibility and Docs
☐ Indian passport or OCI card
☐ PAN card issued
☐ Indian bank account (NRE or NRO) active
☐ Local lawyer and CA appointed
✔ Property Selection
☐ City and locality decided (Delhi or Gurgaon)
☐ Builder is RERA registered
☐ Title is clean and legally verified
☐ Sale agreement reviewed by lawyer
✔ Financial
☐ Payment done via NRE/NRO account
☐ No cash or third-party transfers involved
☐ Loan (if needed) applied through Indian bank
☐ POA prepared at Indian embassy if not travelling
✔ Post Purchase
☐ Sale deed registered
☐ Mutation done
☐ Society name updated
☐ Monthly maintenance payment method set up
✔ Renting or Selling
☐ Rent agreement registered and TDS handled
☐ CA helps with annual tax filing in India
☐ DTAA forms ready for Singapore tax submission
☐ Repatriation process understood for future sale
