Singapore-based investors are increasingly turning their attention to residential properties in Delhi and Gurgaon. This trend is driven by a combination of emotional ties, financial advantages, and the evolving real estate landscape in India.
For many individuals of Indian origin residing inSingapore, purchasing property in India is more than a financial decision; it’s about reconnecting with their roots. Owning a home in Delhi or Gurgaon allows them to maintain a tangible connection to their heritage, providing a place to stay during visits or a potential residence for retirement.
The strength of the Singapore Dollar (SGD) relative to the Indian Rupee (INR) offers Singapore-based buyers increased purchasing power. This currency advantage makes investing in Indian real estate more accessible and potentially more profitable, especially when considering the long-term appreciation of property values in key areas of Delhi NCR.
The demand for rental properties in Delhi and Gurgaon remains robust, driven by urbanization and the influx of professionals into these cities. Investors can benefit from steady rental income streams, and the potential for property value appreciation adds an attractive resale aspect to the investment.
Singapore-based buyers have a variety of residential property options in Delhi and Gurgaon, each catering to different investment goals and personal preferences.
High-riseapartments are prevalent in both cities, offering amenities like security, parking, and recreational facilities. These properties are suitable for investors seeking rental income or a ready-to-move-in residence.
Builder floors are low-rise buildings, typically with one apartment per floor. They offer more privacy and space compared to high-rise apartments and are common in established neighborhoods.
For those seeking luxury and exclusivity, villas and independent houses provide spacious living with private gardens and amenities. These properties are often located in gated communities or upscale areas.
Investors interested in constructing a custom home may opt for plotted developments, where they purchase a plot of land with the intention to build. These are more common in the outskirts of the cities and require adherence to local building regulations.
Understanding eligibility is crucial for Singapore-based buyers interested in Indian residential properties.
Non-Resident Indians (NRIs) holding Indian passports can purchase residential properties in India without prior approval from the Reserve Bank of India (RBI). They are allowed to buy multiple residential properties, provided the transactions comply with the Foreign Exchange Management Act (FEMA) regulations.
Individuals of Indian origin who have acquired OCI status are also permitted to buy residential properties in India. They enjoy similar rights asNRIs, including the ability to purchase multiple properties, subject to FEMA guidelines.
Foreign nationals of non-Indian origin residing outside India are generally not allowed to purchase residential properties in India. Exceptions exist for those who have inherited property or have obtained specific approval from the RBI.
Prospective buyers must ensure they have the following documents:
Compliance with FEMA regulations is mandatory, and all financial transactions must be conducted through banking channels using NRE/NRO accounts.
Choosing between Delhi and Gurgaon depends on your lifestyle goals, investment horizon, and risk tolerance. Each offers a different flavour of urban living and very different real estate markets.
Delhi is India’s capital city and carries a legacy of culture, politics, education, and elite residential neighbourhoods. It’s a mature market with strong resale value, particularly in well-known zones.
In South Delhi, you get access to top schools, hospitals, parks, and public infrastructure. The metro network is extensive, and the city is well-connected to other parts of NCR. Residential options here include builder floors, independent homes, and a few new luxury apartments.
West and East Delhi offer more mid-range housing. These areas are densely populated but have established markets and steady rental demand.
However, the drawbacks include traffic congestion, slower bureaucratic processes, and limited space for new developments. Prices in prime pockets can also be steep.
Gurgaon is the private sector’s real estate playground. Over the past two decades, the city has exploded with gated societies, high-rises, villas, and plotted communities.
Most major developers have flagship projects here. You’ll find better amenities, organised layouts, modern malls, and a corporate vibe. For someone living abroad, this often feels easier to navigate and more “global” in appearance.
New zones are still under development, especially along Dwarka Expressway and in Southern Peripheral Road sectors. You get better value per square foot, and properties here usually offer superior returns if timed well.
The main challenges are with city services, which can lag behind the growth. Water supply, electricity, and garbage handling are better in private societies than in municipal areas.
If Delhi is where your family roots lie or if you want a central, well-connected base in India, these neighbourhoods should be on your radar. Each area listed here balances quality of life, legal safety, and long-term property value.
Greater Kailash is a premium colony divided into two main sections, GK-I and GK-II. It offers builder floors, gated lanes, and access to premium markets and schools. It’s a solid pick for buyers seeking a blend of comfort and prestige.
Hauz Khas has an artistic and academic edge. It’s close to Delhi University’s South Campus and is known for heritage spots and vibrant cafes. Housing options include villas and upscale builder floors.
Saket combines retail access with residential calm. It has metro connectivity, malls, hospitals, and several large apartment complexes. You’ll find both old and new builds here.
Vasant Kunj is near the airport and has many DDA flats along with private apartments and gated communities. It attracts expats and returning Indians due to its green environment and quiet surroundings.
Janakpuri is spacious and well-planned. It’s home to many government officers and features wide roads, parks, and metro stations.
Rajouri Garden is more commercial but also has residential pockets. It’s known for its strong rental market, ideal if you plan to lease your property.
Paschim Vihar is quieter and offers more affordable housing. It has many society apartments and builder floors, making it ideal for first-time investors.
When buying in Delhi, always confirm land titles through local municipal records. Many homes, especially in older colonies, may have legacy ownership or unclear mutation history. Stick to properties with freehold status and registered sale deeds. Also make sure the construction is approved under local zoning and not in violation of building bye-laws.
Gurgaon has more flexibility and variety than Delhi when it comes to residential formats. Whether you want a gated apartment, luxury high-rise, plotted villa, or under-construction deal, the city delivers across the board.
Here’s where most overseas investors prefer to buy:
Well connected and fully developed, this sector features mid-range apartments and builder floors. It’s surrounded by schools, hospitals, and offices. The rental market here is strong, and resale options are plenty.
These are part of the Southern Peripheral Road stretch. These sectors are seeing rapid growth in residential complexes. Emaar, M3M, Ireo, and Bestech have launched several projects here. Properties are still reasonably priced compared to Golf Course Road and are expected to appreciate steadily.
This is Gurgaon’s premium boulevard. Projects here include DLF Aralias, Magnolias, and Camellias. Homes are luxurious, with unmatched amenities. If you have a high budget and want long-term security, this is where you park it.
This corridor is great for buyers looking for more space at a lower entry point. It has a mix of ready-to-move and under-construction homes. The area is full of schools, malls, and small offices, making it a good option for families and renters.
This was once stuck in litigation and slow infrastructure rollout. Now, the road is almost done and metro expansion is planned. Builders are aggressively offering possession-linked payment plans and attractive launches. Buy here if you’re willing to wait a few years and want high upside.
Buying property while living abroad can feel complicated but it becomes easy once you know the correct order of steps and avoid shortcuts.
First figure out your intent. Do you want a property to live in during visits, rent out, or hold as an appreciating asset? Based on this, choose between ready-to-move, under-construction, or resale.
Next, choose the city and area. Delhi offers mature resale homes and central locations. Gurgaon offers newer construction and high amenities.
Then shortlist builders and projects. Look for those with completed phases, RERA registration, and a strong delivery track record.
You must hire a lawyer who can verify land title, check builder approvals, read the agreement, and help with registration. Never rely just on the broker or builder.
Your lawyer should also check for RERA registration, litigation, completion certificates, and other paperwork.
To buy property in India, you need a PAN card. Apply for one online or through the Indian embassy in Singapore.
You also need an NRE or NRO account with an Indian bank. Payments must come through these accounts only, as per FEMA rules. Do not use third-party accounts or cash.
NRE accounts are best if the money comes from Singapore. NRO accounts are better if the income is sourced from India like rent or local investments.
If you’re not travelling to India for registration, sign a POA at the Indian embassy in Singapore. This allows someone in India — a family member or legal rep — to sign documents and register the property on your behalf.
The POA must be specific to the property transaction and not general. After signing, it needs to be stamped and recorded in the sub-registrar’s office in India.
Once your payments are ready and the lawyer has verified all documents, you sign a Sale Agreement followed by the Sale Deed.
Stamp duty and registration charges are paid online or through bank challans. These charges differ by state — Delhi typically charges 6 to 7 percent, while Haryana may go up to 8 percent depending on gender and location.
The sale is registered in your name at the local Sub-Registrar office. After that, your lawyer or rep applies for mutation so your name reflects in municipal records for taxes.
Legal and Financial Rules You Must Follow
Once you’ve selected the property and prepared the documents, the actual financial and legal part begins. This is where most overseas buyers make mistakes, so it’s critical to stick to the rules to keep your investment secure.
Every rupee paid must pass through a formal Indian bank account that’s linked to your identity. The Reserve Bank of India (RBI) requires all property transactions to be routed through proper banking channels.
You can use three types of accounts:
NRE Account
This is used for foreign income, and is fully repatriable. If you ever sell the property, you can send the proceeds back to Singapore easily if the purchase was made via this account.
NRO Account
This is for handling income earned in India, including rent. While you can use this to buy property, repatriation of sale proceeds is capped at USD 1 million per year after tax clearance.
FCNR Account
This is usually used for long-term fixed deposits in foreign currencies. It’s not commonly used for direct property purchase, but funds can be moved to NRE/NRO before being used.
Never pay in cash. Never transfer to someone else’s account. Even token amounts and booking payments must be routed via your own NRE or NRO account to avoid legal issues later.
All purchases must comply with the Foreign Exchange Management Act (FEMA). That means:
Every financial year, you’re required to file Indian income tax returns if:
Even if you’re not earning any income from it yet, it’s smart to file a nil return just to keep records clear.
Stamp duty and registration are the two mandatory charges you must pay when buying property. These vary by state. In Delhi, stamp duty is around 6 percent for men and 4 percent for women. In Gurgaon, it ranges between 5 to 7 percent depending on the area.
Once the property is registered, you must apply formutation. This updates the ownership in the local municipal records and ensures you get all property tax notices in your name.
Mutation is essential when you want to resell or legally lease the property.
After purchase, you need to decide what to do with the property. Both options — rental and private use — have their pros and cons depending on your goal.
If you’re not planning to occupy the flat anytime soon, renting is a smart way to offset maintenance costs and earn steady income.
Use a registered rent agreement. This makes eviction easier if needed and offers legal backing in disputes.
Hiring a property manager is highly recommended. They’ll help you:
Management companies usually charge one month’s rent as placement fee, then 8 to 10 percent of monthly rent as management fee.
Many overseas buyers hold residential property for their own trips to India or for future family plans. If that’s the case, ensure the flat is regularly maintained.
Empty flats deteriorate quickly in India. Dust builds up, plumbing leaks, and termites spread. Appoint a caretaker or ask a neighbour to check in once a month.
Pay the property tax every year. Also clear the maintenance dues of the housing society on time. Most gated complexes now offer online payment options.
You can also furnish the property lightly so it’s always ready for visits. Just avoid putting expensive electronics or valuables in an unoccupied flat.
Buying a residential property in Delhi or Gurgaon while living in Singapore is totally doable in 2025. In fact, it’s safer and more organised now than it has ever been. The key is to be slow, methodical, and 100 percent transparent.
Don’t chase overnight returns. Don’t skip paperwork. Don’t hand over money without verified documents.
Choose properties in zones with solid resale value. Pick builders who deliver on time and are registered with RERA. Make all payments via legal banking channels. File taxes every year, even if it’s zero income.
Here’s a checklist to help you track everything step by step.
Documents and Legal Setup
☐ Indian Passport or OCI card
☐ PAN Card (apply if not already held)
☐ Indian bank accounts (NRE/NRO)
☐ Power of Attorney notarised if not visiting India
Project Selection
☐ Pick city and locality based on budget and goal
☐ Check RERA registration of project
☐ Ask for builder’s past delivery track
☐ Confirm clear title, no litigation
Financials and Payments
☐ Payments through NRE or NRO only
☐ Avoid part-cash transactions at all cost
☐ Check stamp duty and registration rate for state
☐ Factor in GST for under-construction properties
Registration and Handover
☐ Sign Sale Agreement and final Sale Deed
☐ Register property at Sub-Registrar office
☐ Apply for mutation in local municipal records
☐ Get name added in housing society
After Purchase
☐ Set up property tax payments
☐ Pay society maintenance dues
☐ Install basic furniture if keeping for visits
☐ Hire a rental manager if leasing out
Annual Compliance
☐ File Indian income tax return
☐ Maintain rent receipts if leased
☐ Track documents for possible future resale
☐ Keep repatriation limits and forms ready
