NRI and Foreign National Tax, FEMA and Company Setup in Goa
Goa has more overseas owners than almost anywhere in India: NRIs from the Gulf and the UK, OCIs, and foreign nationals who came for a season and stayed. Buying, letting, selling and moving money out each carry tax and FEMA rules. We handle them end to end, mostly without you having to fly in.
Who can buy property in Goa
| Buyer | Residential or commercial property | Agricultural land, plantation or farmhouse |
|---|---|---|
| NRI (Indian citizen abroad) or OCI cardholder | Yes, any number, paid through banking channels or an NRE/NRO/FCNR account. | No (only by inheritance). |
| Foreign national resident in India under FEMA | Generally yes, subject to conditions. Citizens of certain countries, including Pakistan, Bangladesh, Sri Lanka, Afghanistan, China, Iran, Nepal and Bhutan, need prior RBI approval. | No. |
| Foreign national resident outside India (not OCI) | No purchase. Inheritance from a resident and a lease of up to five years are allowed. | No. |
Goa's own land rules apply on top of FEMA, so we check the title and the land use before you pay anything.
Selling Goa property as an NRI
- The buyer must deduct TDS on the full sale price, not just the gain. Under the Income-tax Act, 2025 this sits in section 393(2) (the old section 195), at the rates in force for long-term or short-term capital gains plus surcharge and cess. The buyer needs a TAN.
- A lower or nil deduction certificate fixes over-deduction. Apply to the Assessing Officer under section 395 in Form 128 (the old Form 13) before the sale, so TDS is worked out on the actual gain.
- Long-term gains on property are taxed at 12.5% without indexation. The option to pay 20% with indexation on property bought before 23 July 2024 is available only to resident individuals and HUFs, not NRIs.
- Reinvesting can save the tax. Exemptions for buying another house or specified bonds are available to NRIs too, if the time limits are met.
Read more on TDS on sale of property and capital gains tax filing.
Moving the money out
| What you want to send abroad | Limit | Paperwork |
|---|---|---|
| Balance in your NRO account, including property sale proceeds | Up to USD 1 million a financial year | Form 145 (old 15CA), and a CA certificate in Form 146 (old 15CB) where needed |
| Sale proceeds of residential property bought with money brought from abroad or from an NRE/FCNR account | Up to two properties, limited to the foreign exchange originally brought in | Proof of the original inward remittance and the forms above |
| Rent from Goa property | Repatriable after tax | Tenant deducts TDS at non-resident rates; you file an Indian return |
We prepare the forms and the CA certificate and coordinate with your bank. Forms 15CA/15CB.
Setting up a business in Goa from abroad
Company or subsidiary
Most sectors, including hotels and tourism, allow 100% foreign investment under the automatic route.
Read more →Resident director
Every Indian company needs at least one director who stayed in India for 182 days or more in the financial year.
Read more →FEMA reporting
FC-GPR within 30 days of allotting shares to a foreign investor, then the annual FLA return.
Read more →GST for foreign operators
Registration and returns for a foreign business supplying in India.
Read more →Coming back to India
Returning NRIs often keep NRE accounts too long or lose the “resident but not ordinarily resident” years that keep foreign income out of Indian tax. We work out your residential status year by year, convert accounts at the right time and plan foreign pensions and investments. Try our NRI tax residency calculator or see NRI tax filing.
How it works from abroad
- Video call. At a time that suits your time zone.
- Fixed quote. What we will file, the timeline and one fee.
- Documents online. Upload through our secure portal; power of attorney only where a step must be signed in India.
- Done and recorded. Certificates, challans and bank confirmations in one place.
Frequently asked questions
Can an OCI cardholder buy a house in Goa?
Yes. NRIs and OCI cardholders can buy residential and commercial property in Goa, paid through banking channels or an NRE, NRO or FCNR account. They cannot buy agricultural land, plantation property or a farmhouse except by inheritance.
Can a foreign national buy property in Goa?
Only if they are resident in India under FEMA, and citizens of certain countries such as Pakistan, Bangladesh, Sri Lanka, Afghanistan, China, Iran, Nepal and Bhutan also need prior RBI approval. A foreign national living abroad who is not an OCI cannot buy, but can inherit from a resident or take a lease of up to five years.
How much TDS will the buyer deduct when I sell my Goa flat as an NRI?
The buyer deducts TDS on the full sale price at the capital gains rate in force plus surcharge and cess, under section 393(2) of the Income-tax Act 2025 (old section 195). You can apply in Form 128 (old Form 13) for a lower or nil deduction certificate so TDS is based on your actual gain.
How much money can I send abroad after selling property in India?
Up to USD 1 million a financial year from your NRO account, including sale proceeds, after tax and with Form 145 (old 15CA) and, where needed, a CA certificate in Form 146 (old 15CB). Proceeds from up to two residential properties bought with foreign exchange can be repatriated up to the amount originally brought in.
Do I need to come to India to sell or register a company?
Usually not. Documents are signed and uploaded online, and a power of attorney covers any step that has to be signed in India.
Other TAXAJ offices
Talk to our NRI desk
Buying, selling or setting up in Goa from abroad: book a video call at a time that suits you.
Reviewed by CA Abhilesh Jha · Last updated 16 October 2026. Rules change often; we confirm the position that applies to you before we file.