FEMA Compliant Transactions
No India Visit Required
30-Year Title Search
Verified E-Khata
Registered Deed by Post
NRI Property Specialists — Bangalore, India

Your home in India.
Without the
journey back.

Buy verified property in Bangalore from anywhere in the world. We handle sourcing, due diligence, legal compliance, and complete registration — without you needing to visit India.

Start your search How it works
35M+
Indians living abroad
20%
Bangalore property now bought by NRIs
7.6%
Total registration cost — we explain every rupee
Free Consultation

Tell us what you're looking for

  • Response within 24 hours
  • No obligation, no broker pressure
  • Aligned to your timezone
Start your property search

We respond within 24 hours. Strictly no obligation.

How it works

Four steps. Zero visits required.

We have redesigned the property buying process around you — not the Indian paperwork system. Every step can be completed remotely from wherever you live.

01

Brief & shortlist

You share your requirements on a video call. We source 3–5 verified properties with video walkthroughs, due diligence reports, and market benchmarking delivered to your inbox.

02

Due diligence

30-year title search, Encumbrance Certificate, E-Khata verification, RERA compliance check, and property tax clearance. A signed legal opinion letter before any money changes hands.

03

Remote registration

Your Special Power of Attorney is drafted, executed in your country, apostilled, and registered in Bangalore. Our legal partners complete Sub-Registrar registration. Deed couriered to you.

04

Handover & beyond

You receive your complete Digital Property File — registered deed, E-Khata, all documents. We can then manage your property, handle tenants, and protect your investment year-round.

Our services

Everything your property needs. One trusted team.

We are not a listing portal. We are a full-service NRI property firm — handling every stage from search to long-term management.

Property Sourcing

Verified plots, apartments, houses, and commercial properties matching your brief. Video walkthroughs, market analysis, and a shortlist report delivered to you.

Core Service

Legal Due Diligence

30-year title search, Encumbrance Certificate, E-Khata and RERA verification. Signed legal opinion letter confirming the property is safe to purchase.

Core Service

Remote Registration

We handle your Special Power of Attorney end-to-end, complete Sub-Registrar registration in Bangalore, and courier your original registered sale deed internationally.

Signature Service

Property Management

Tenant sourcing and vetting, rent collection, regular inspections with video reports, maintenance, property tax payments, and protection against encroachment.

Recurring

Construction Supervision

If you buy a plot, we coordinate with vetted architects and contractors to supervise your home build — milestone reporting, quality checks, and cost oversight.

Premium

Renovation Management

Prepare an existing property for rental or your return. We scope, quote, and supervise all renovation work with before/after documentation and signed handovers.

Premium
Why Kotar Estates

We are not a broker.
We are your partner
in India.

Most NRIs buy property through a relative's recommendation or an unknown agent. Both carry real risk. We are a structured, accountable service built specifically for buyers who cannot be physically present.

  • 01

    You never need to visit India

    Remote registration via SPA is legally complete and fully valid. You receive a registered deed by international courier.

  • 02

    Legal opinion before any payment

    Every property gets a signed 30-year title opinion letter before your booking amount is transferred. No exceptions.

  • 03

    Fixed fee, not a broker commission

    We charge a transparent fixed service fee. Your interests and ours are completely aligned throughout the process.

  • 04

    FEMA-compliant from day one

    Every transaction is structured for full RBI and FEMA compliance, protecting your repatriation rights permanently.

₹136B
India received in NRI remittances in FY25 — the highest ever recorded by any country, per the Reserve Bank of India.
20%
Share of Bangalore real estate now attributed to NRI buyers in 2025, up from just 7% in 2015.
7.6%
Total statutory registration cost in Bangalore as of 2026. We ensure you budget correctly from day one.
30yr
Title search conducted on every property. The minimum standard for genuine legal due diligence.
Client voices

NRIs who bought with confidence.

Real experiences from clients who trusted us to act on their behalf in Bangalore.

★★★★★
"I was skeptical I could buy a plot in Bangalore without flying back. Kotar Estates handled everything — from shortlisting to registered deed delivered to my UK address. The whole process took 10 weeks."
Priya Nair
Software Engineer — London, UK
★★★★★
"The due diligence report gave me complete confidence. They found an E-Khata issue with the first property and advised against it — saving me from a costly mistake. The second property was perfect."
Arjun Reddy
Finance Professional — Dubai, UAE
★★★★★
"I had been trying to buy property in Bangalore for three years. Nothing worked. Within 8 weeks of engaging Kotar Estates, I had a registered apartment in Whitefield — without visiting India."
Suresh Kamath
IT Consultant — Toronto, Canada
Frequently asked

Questions NRIs ask us first.

Honest answers. No sales pitch.

Do I really not need to visit India?
Correct. A properly executed Special Power of Attorney, apostilled in your country and registered in Bangalore, allows our legal partner to complete the entire registration on your behalf. The deed comes to you by international courier.
Can I buy a plot, not just an apartment?
Yes — plots, sites, apartments, houses, villas, and commercial properties are all eligible for NRI purchase under FEMA. The one restriction: agricultural land cannot be purchased by NRIs.
How do I pay from abroad?
All payments must be routed through your Indian NRE or NRO account via banking channels. No cash is permitted. We guide you through the FIRC documentation process to ensure full FEMA compliance.
What does registration cost in Bangalore?
For properties above Rs. 45 lakh: approximately 7.6% of property value (5% stamp duty + 2% registration fee + 0.6% cess). For Rs. 1 crore, budget Rs. 7.6 lakh in government charges, plus our service fee.
What is E-Khata and why does it matter?
E-Khata is the mandatory BBMP digital property record. Since October 2024, a verified E-Khata is required for all registrations in Bangalore. We verify this before shortlisting any property — a missing E-Khata means the deal cannot proceed.
What happens to my property after purchase?
We offer ongoing management — tenant sourcing, rent collection, inspections with video reports, maintenance, and encroachment protection. Think of us as your trusted representative in Bangalore, year-round.
NRI Insights

Know before you buy.

Practical guides written for NRIs — no jargon, no legal complexity, just clear answers.

View all articles
Ready to begin?

Own your piece of Bangalore.

Start with a free 30-minute consultation. We will tell you exactly what is possible for your budget and timeline.

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