Synopsis: This article explains how Union Budget 2026 makes rules easier for NRIs. It covers the simplified property transactions, a one-time foreign asset disclosure, specific tax exemptions for returning professionals, broader access to the equity market, and a simpler NRI tax system.
According to the NoBroker survey report, between 2019 and 2020, around 10% of the total real estate investments made in India were by NRIs, and this touched 15% in 2023. Despite such financial involvement, NRIs have faced ongoing challenges, especially with property transactions and tax compliance. Buying or selling property in India often requires navigating complicated processes.
The Budget 2026 indicates a significant change in approach. By simplifying property sale procedures, easing tax compliance, providing disclosure relief, and expanding investment access, the government aims to eliminate long-standing barriers for NRIs.
What Changes Has Budget 2026 Made to NRI Property Transactions?
Easier Property Transactions
Dropping the TAN requirement: Resident buyers, including individuals and Hindu Undivided Families (HUFs), will no longer need to get a Tax Deduction and Collection Account Number (TAN) to deduct and deposit TDS when buying property from NRIs. Previously, this requirement applied even to one-time transactions, which created unnecessary compliance steps.
PAN-based TDS process introduced: Under Budget 2026, TDS can now be deducted and deposited using the buyer’s PAN-based challan. This change brings NRI property transactions in line with those involving resident sellers and simplifies the overall tax payment process.
One-Time Foreign Asset Disclosure Window
Six-month amnesty window: Budget 2026 introduces a one-time, six-month disclosure window for NRIs and returning professionals to declare previously undisclosed overseas assets. Disclosures made during this period will receive immunity from prosecution and will face much lower penalties under the Black Money law. This move is aimed at NRIs and returning residents who may have failed to disclose information in earlier tax filings.
Targeted Tax Exemption for Visiting NRIs
Tax relief for returning professionals: Individuals who were NRIs for at least five consecutive years before starting a project in India will be eligible for an exemption on foreign income earned during their first five years of residence in the country. The exemption applies only if the services are provided under a government-notified scheme. This scheme is expected to focus on attracting specialised talent.
Also read: Ready-to-Move vs Under-Construction Apartments: Which Is More Profitable in Bengaluru?
Expanded Equity Market Access for Overseas Investors
For Persons Resident Outside India (PROIs), Budget 2026 allows direct investment in Indian equities under the Portfolio Investment Scheme (PIS). This removes the need for indirect or restricted routes that previously limited participation.
Higher Investment Limits: The budget increases the individual investment cap from 5% to 10% of a company’s paid-up capital and raises the aggregate cap for all PROIs from 10% to 24%. This change significantly expands opportunities for overseas investments.
Simplified access to PMS: According to experts quoted in Economic Times, overseas investors may now access PMS directly without routing investments through GIFT City, simplifying operational processes.
Simplifying the NRI Tax Regime
- Consolidation of tax provisions: Budget 2026 simplifies the Special Tax Regime for NRIs by bringing together various scattered rules into one clear legal framework. This makes the regime easier to understand and use.
- No change in tax rates: The reform does not change the current tax rates under the Special Tax Regime. It maintains stability while also tackling structural complexity.
What the Experts Have to Say
Jidesh Kumar, Managing Partner at King Stubb & Kasiva, told Economic Times how the removal of the TAN requirements solves the practical bottlenecks, such as delays, errors, and uncertainty that buyers used to face. He also noted the shift in the government’s approach from enforcement to voluntary compliance with the one-time disclosure window for overseas assets.
As C.J. George, Chairman and Managing Director of Geojit Financial Services, told The Economic Times, the disclosure window is a positive step for NRIs returning and struggling with legacy compliance issues. He also commented that the opening up of Indian equities to a broader class of overseas investors is a structural reform.
Vivek Rajaraman, Managing Director and Head of Domestic Client Advisory at Waterfield Advisors, discussed with The Economic Times how these measures provide NRIs and PROIs better flexibility, which is good for active investors and wealth management-driven investors. He added that allowing direst access to Portfolio Management Services instead of access through GIFT city reduces complexity.
Conclusion
For overseas Indians considering greater financial and professional involvement with India, Budget 2026 sends a clear message: participation is welcome, processes are simpler, and the policy environment is becoming more transparent and friendly for investors.
Written by Nila Maria Jacob
