Real Estate & Property — India ↔ EU Trade Facilitation

Bilateral trade · India ↔ EU

What moves on this corridor.

India exports → EU

Real estate services — Indian property developers (DLF, Godrej Properties, Prestige, Sobha) marketing India residential and commercial property to European NRI diaspora buyers; Indian REIT units sold to EU institutional investors via GIFT City IFSC; Indian commercial real estate (office parks, logistics hubs, data centres) offered to EU PE real estate funds

Top India states: Maharashtra (Mumbai — residential high-rise, commercial BKC), Karnataka (Bangalore — IT corridor residential, commercial), Tamil Nadu (Chennai — mid-income residential, logistics warehousing), Telangana (Hyderabad — IT park commercial, NRI residential), NCR Delhi (Gurgaon, Noida — commercial and luxury residential)

EU exports → India

Real estate services — EU property developers (particularly Portuguese developers) marketing Lisbon, Porto, and Algarve residential property to Indian NRI buyers; EU commercial real estate advisory for Indian IT companies establishing EU offices; EU real estate legal and tax advisory (Portuguese NHR tax regime for Indian buyers)

Top EU buyers: Portugal (Lisbon, Porto, Algarve — primary Indian NRI EU property destination; D7 Passive Income Visa, NHR tax, warm climate, English-language city), Spain (Barcelona, Costa del Sol — growing Indian NRI property market; Digital Nomad Visa), Germany (Frankfurt, Munich — Indian IT professional property purchase; EU Blue Card), Netherlands (Amsterdam — Indian IT and finance professional residential), Greece (Athens, islands — Golden Visa programme for non-EU investors — India eligible)

Growth rate

+18% CAGR NRI India property investment (2019–2024) · EU NRI property purchases growing at 35%/yr (post-COVID diaspora real estate investment surge) · India REIT market +40% CAGR AUM growth

FTA duty impact

Real estate services are Mode 3 (commercial presence — real estate agents, developers, advisory firms) and Mode 1 (cross-border property advisory). Not tariff-schedule items. India-EU FTA services chapter Mode 3 provisions: facilitation of EU real estate companies establishing India branches; FEMA investment chapter provisions covering FDI in Indian real estate (currently restricted — FDI in real estate development permitted with 3-year lock-in).

HS codes & tariff rates

Tariff lines that matter.

HS code	Product	EU MFN	FTA rate
`Services (Mode 3)`	Real estate developer establishing EU or India branch	RERA/local RE regulation	FTA services chapter
`Services (Mode 1)`	Cross-border real estate advisory, NRI property advisory	FEMA LRS regulation	FTA Mode 1 commitments
`7308`	Prefabricated building materials — steel structures	0–3.7%	0% (Year 3)
`6810`	Articles of cement, concrete or artificial stone	0–3.5%	0% (Year 3)
`REIT units`	India REIT — infrastructure investment trust units	SEBI regulated	GIFT IFSC international access
`Services (Mode 2)`	Indian NRI buying EU property (consumption abroad)	EU property law · FEMA LRS	Not FTA-affected

HS codes and rates are indicative. Verify on EU TARIC before commercial use.

HS code lookup tool →

EU compliance

Required certifications.

RERA (Real Estate Regulatory Authority)

Mandatory for all Indian residential real estate projects above 500 sq m or 8 apartments. RERA registration provides: developer accountability, project timeline disclosure, escrow account for buyer funds, RERA tribunal for dispute resolution. NRI buyers from EU should only purchase from RERA-registered projects. RERA-registered project details are publicly searchable at MahaRERA (Maharashtra), K-RERA (Karnataka), TN-RERA (Tamil Nadu), etc.

State RERA portals · MahaRERA · K-RERA · TNRERA

FEMA LRS (Liberalised Remittance Scheme) for NRI EU property purchase

Indian residents can remit up to USD 250,000/year under LRS for EU property purchase. NRIs (Indian citizens resident outside India) face different FEMA rules: NRIs can invest in Indian property directly from their NRE/NRO bank accounts without LRS limits. For EU property purchase by Indian NRIs: remittances from NRE accounts (freely repatriable) are permitted for overseas property. TCS (Tax Collected at Source) at 20% on LRS remittances above INR 7 lakh.

FEMA · RBI LRS guidelines · TCS on LRS remittances

Portugal NHR Tax Regime (Non-Habitual Resident)

Portugal's NHR tax regime (now replaced from 2024 by IFICI — Incentivo Fiscal à Investigação Científica e Inovação) provided Indian NRIs and IT professionals becoming Portugal tax residents a 10-year period of: 0% tax on most foreign-source income; flat 20% tax on Portugal-source income (vs 48% standard rate). The NHR regime was the primary tax incentive for Indian professionals relocating to Portugal. The IFICI (from 2024) is a modified version targeting researchers, qualified professionals, and startups. Previous NHR holders are grandfathered.

Portugal NHR · IFICI · Portuguese Tax Authority (AT) · D7 Visa

Portugal D7 Passive Income Visa

Portugal Visa D7 (Passive Income Visa / Rendimentos Passivos) enables non-EU citizens (including Indian NRIs) to reside in Portugal if they have passive income exceeding EUR 820/month (minimum wage equivalent). Popular route for Indian retired professionals, digital nomads, and investors. D7 visa leads to Portuguese residency and EU travel rights. Combined with property purchase (no Golden Visa minimum threshold), D7 is the most accessible Portugal residency route for Indian NRIs.

SEF/AIMA Portugal · D7 Visa requirements · Portugal residency

India REIT Regulatory Framework (SEBI)

India REITs (Real Estate Investment Trusts) are SEBI-regulated collective investment vehicles investing in income-generating commercial real estate. Listed on NSE/BSE. EU institutional investors can invest in India REITs via: FPI (Foreign Portfolio Investor) registration with SEBI; GIFT City IFSC units (indirect investment via IFSC-based structures). India REITs (Embassy REIT, Mindspace REIT, Nexus Malls REIT) offer: 8–9% distribution yield; exposure to Bangalore, Mumbai, and Hyderabad commercial real estate; SEBI-regulated governance.

SEBI REIT regulations · Embassy REIT · Mindspace REIT · GIFT City IFSC

EU Property Law — Key Considerations for Indian NRI Buyers

Each EU member state has distinct property law. Portugal: Escritura Pública (public deed before notary), mandatory energy certificate, CPCV (promissory contract), IMT transfer tax (0–7.5%), IMI annual property tax (0.3–0.8%), NHR/IFICI tax planning. Spain: Nota Simple (property search), ITP transfer tax (6–10% by region), conveyancing notary. Germany: Grundbuch (land register), Grunderwerbsteuer (transfer tax 3.5–6.5% by state), Notar (compulsory notary). All EU member states: no restrictions on non-EU buyer property purchase (property rights protected under EU fundamental freedoms for established residents).

National property law · CPCV Portugal · Notary requirements · Transfer taxes

EU compliance checker tool →

Bilateral trade flow

India ↔ EU · the directions.

India → EU (NRI Property Investment)

Indian NRI professionals in Germany, Netherlands, and France purchasing residential property in those countries; Indian NRI investors purchasing Portugal residential property (Lisbon apartments, Porto houses, Algarve holiday homes) under D7 Passive Income Visa route; Indian family offices and HNW individuals purchasing Spain and Portugal real estate for EU residency; Indian IT professionals under EU Blue Card purchasing first homes in Germany and Netherlands

EU → India (FDI in Real Estate)

EU PE real estate funds (Hines, LaSalle, Heitman, CBRE Investment Management) investing in India commercial real estate (office parks, logistics warehousing, data centres, retail malls) via FDI route with 3-year lock-in; EU institutional investors (pension funds, insurance companies) investing in India REITs via GIFT City IFSC; European hotel groups (Accor, IHG, Marriott Europe) investing in India hospitality real estate joint ventures

Sector risk framework

Risks · assessment · mitigation.

Risk	Assessment	Mitigation
RERA non-registration — NRI buyer purchases from non-RERA-registered Indian developer	High / High	Verify RERA registration on state RERA portal before any property recommendation or mandate. Non-RERA projects offer no regulatory protection; disputes cannot be filed with RERA tribunal. All Frontier Global Nexus will only introduce NRI buyers to RERA-registered projects.
FEMA LRS TCS — 20% TCS on LRS remittances above INR 7 lakh reduces effective outward remittance	Medium / Medium	Advise Indian NRI buyers on FEMA LRS TCS implications. TCS is creditable against income tax liability but creates cash flow impact. NRIs remitting from NRE accounts (not resident Indian LRS) face different rules — NRE to overseas is freely repatriable for NRIs.
Portugal NHR/IFICI change — regime changed from 2024; new IFICI has different eligibility criteria	Medium / High	Brief Indian NRI buyers on the 2024 transition from NHR to IFICI. Buyers who established NHR status before 31 December 2023 are grandfathered for their 10-year period. New applicants must qualify under IFICI (research, qualified professions, startups). Portugal D7 visa remains available independent of NHR/IFICI.
Property title defect — Indian property purchase on land with disputed title or agricultural land conversion issue	Medium / Very High	For India property: conduct title search (15–20 years back), encumbrance certificate, mutation extract, building plan approval. Agricultural land conversion to non-agricultural status — verify occupancy certificate and RERA registration. Use an Indian property lawyer (not just a developer's in-house team) for NRI buyers.
Currency risk — INR/EUR exchange rate change affects NRI investment return in EUR terms	High / Medium	India property returns in INR terms (typically 8–12% in prime markets) must be modelled in EUR after 2–3% INR annual depreciation vs EUR. Property investment horizon of 5–7 years reduces currency timing risk. Dollar-denominated India commercial real estate (REITs) provides partial natural hedge.

3 Ps · viability analysis

Possibility · probability · plausibility.

Possibility

Is this trade structurally viable?

Yes — both corridors are commercially active. Indian NRI EU property purchasing is growing 35%/yr. EU PE real estate investment in India is at USD 2.1B/yr. The specific Portugal corridor (Indian professionals relocating via D2/D4/D7 visas + NHR/IFICI tax benefit + Portugal property purchase) is uniquely supported by Amit Jain's personal experience in Porto.

Probability

Will this specific mandate close?

High for Portugal-specific advisory mandates (D7 + property purchase combination — Amit Jain's direct personal experience creates genuine advisory credibility). High for NRI India property advisory (RERA-qualified projects to EU diaspora buyers). Moderate for India commercial real estate (FDI-route mandates with 3-year lock-in requirement). Moderate for EU PE real estate (relationship-dependent, long-cycle).

Plausibility

Does the commercial logic hold?

Fully coherent. Indian NRI professionals earning EU Blue Card salaries (EUR 35,100–70,000) and accumulating EU residency are natural property buyers in their EU country of residence — particularly Portugal and Germany. Indian developers who are RERA-registered and targeting the global NRI diaspora market are a natural mandate counterparty. Both sides benefit; both pay only on completion.

Marketing mix · 10P analysis

The vertical through a 10P lens.

Product

NRI EU property advisory (Portugal, Germany, Netherlands); Indian RERA-registered project introductions to EU NRI buyers; EU PE real estate → India commercial real estate (office, logistics, data centre); India REIT investment advisory for EU institutional investors; Portugal D7 + NHR/IFICI + property purchase combined advisory; India commercial real estate (PropTech platforms) advisory.

Price

Real estate commission: 2–3% of property value (residential); 1–2% of deal value (commercial real estate transactions). India residential property introduction: 2–3% of purchase price (paid by developer, not buyer — same model as Indian builder channel partner). Portugal property advisory: 1.5–2.5% of property value + relocation advisory retainer EUR 2,000–5,000.

Place

Portugal (Lisbon, Porto, Algarve — primary EU target for Indian NRI buyers; Amit Jain based in Porto); Germany (Frankfurt, Munich, Berlin — EU Blue Card Indian IT professional buyers); Netherlands (Amsterdam — Indian finance and tech professionals); Spain (Barcelona, Madrid, Costa del Sol — growing Indian NRI market). India: Mumbai (residential, commercial), Bangalore (IT corridor), Hyderabad, Chennai, NCR Delhi.

Promotion

Propertyshow Dubai/London (annual — NRI property exhibitions with Indian developers showcasing EU diaspora product); Portugal Real Estate Professionals Congress (Lisbon, annual); MIPIM Cannes (March — global real estate congress); India PropTech Summit (Mumbai); CREDAI (Confederation of Real Estate Developers' Associations of India) — primary Indian developer body.

People

Vinod Kumar Jain — India-side RERA-compliant developer qualification, Mumbai/Bangalore/Hyderabad/NCR developer network. Amit Jain — Portugal property market intelligence (Porto-based, D2 visa holder, direct personal purchase experience), Portugal D7/D2/D4 visa advisory, NHR/IFICI tax regime, EU real estate regulation.

Process

Three P filter → RERA registration verification (state RERA portal) → FEMA LRS eligibility check for buyer → Mandate + NCNDA → EU NRI buyer qualification (residence status, LRS limit, investment budget, visa objective) or EU PE fund qualification → Property introduction + site visit coordination → Transaction support (legal, FEMA, notary) → Commission on completion.

Physical Evidence

RERA registration certificate (state RERA portal), RERA completion certificate, property title search report, encumbrance certificate, FEMA compliance confirmation (LRS TCS receipt), Portugal CPCV (Promissory Purchase Agreement), Escritura Pública (final deed), NHR/IFICI tax registration confirmation, commission invoice.

Partners

CREDAI (Confederation of Real Estate Developers' Associations of India), NRI Housing, ANACOM Portugal (Digital Nomad Visa oversight), SEF/AIMA Portugal (immigration), AIMA Portugal, Portuguese Chamber of Commerce in India, APEMIP (Portugal real estate professionals association), FICCI Real Estate Committee.

Performance

Target: 4–8 real estate mandates per year. Commission: EUR 10,000–50,000 per transaction (2–3% on EUR 300K–2M residential property). Portugal advisory mandates (visa + property + NHR/IFICI) generate EUR 15,000–35,000 per closed mandate including all advisory components. India commercial real estate mandates: EUR 50,000–200,000 on EUR 5M–20M EU PE investment.

Purpose

The India-EU real estate corridor is a deeply personal one for All Frontier Global Nexus. Amit Jain moved to Porto on a D2 visa — the same route he advises Indian professionals and investors to consider. Real estate is not just a transaction vertical; it is the physical manifestation of the India-EU relationship. Helping Indian professionals find homes in EU, and EU investors find returns in India, is both commercially and personally meaningful.

Practitioner intelligence

What works · what doesn't.

✓ Success conditions

What works

✓ Combining Portugal D7 Passive Income Visa advisory with property purchase advisory — the two are commercially linked (most D7 buyers also purchase Portugal property) and Amit Jain's direct personal experience in Porto makes this advisory uniquely credible
✓ Targeting the Portugal market specifically for Indian NRI EU property mandates — Portugal has: English-speaking cities, warm climate, Portugal-India DTAA (10% dividend withholding), D7/D2/D4 visa accessibility for Indian nationals, growing Indian community, and the most affordable EU capital city property market (Lisbon, EUR 3,500–6,000/sqm vs Paris EUR 10,000+)
✓ Verifying RERA registration before any India property introduction — this single compliance step eliminates the largest buyer risk and differentiates All Frontier Global Nexus property advisory from unregulated intermediaries
✓ Introducing EU NRI buyers to Indian REIT units as an alternative to direct residential property — REITs provide SEBI-regulated exposure to prime commercial real estate (Embassy REIT: 45M sq ft Bangalore and Mumbai office), 8–9% distribution yield, liquidity (listed on NSE/BSE), and no FEMA title risk

✗ Failure modes

What doesn't work

✗ Recommending non-RERA-registered Indian property projects to NRI buyers — regulatory protection, dispute resolution, and developer accountability are only available for RERA-registered projects; non-RERA recommendations expose both the buyer and All Frontier Global Nexus to significant liability
✗ Treating all EU countries as equivalent for Indian NRI property advisory — property law, transfer taxes, mortgage availability for non-residents, and visa linkage vary dramatically by country; the Portugal mandate model (D7 visa + NHR/IFICI + property purchase) does not translate directly to Germany or Netherlands without significant modification
✗ Ignoring the FEMA LRS TCS impact in the buyer's financial planning — the 20% TCS on LRS remittances above INR 7 lakh creates a significant cash flow impact for Indian resident buyers purchasing EU property; this must be disclosed and planned for before any purchase commitment

Commission structure

How we get paid.

Deal type	Rate	Indicative value
Portugal residential property — NRI buyer (D7 + NHR)	2–3% property value	EUR 200K–800K · Lisbon, Porto, Algarve · Complete visa + property advisory
India residential property — EU NRI buyer (RERA-qualified)	2–3% property value	EUR 100K–400K equivalent · Mumbai, Bangalore, Hyderabad · RERA-registered projects
Germany/Netherlands residential — EU Blue Card NRI	1.5–2.5% property value	EUR 200K–600K · EU Blue Card India IT professionals
India commercial real estate — EU PE fund FDI	1–2% deal value	EUR 5M–30M · Office parks, logistics, data centres · 3-year lock-in
India REIT units — EU institutional investor	0.5–1% investment value	EUR 1M–20M · NSE/BSE listed REITs via GIFT City IFSC
Portugal commercial — Indian F&B or hospitality expansion	2–3% property value	EUR 300K–2M · Indian restaurant groups, boutique hotels expanding to EU

Sub-specialisations

Niches we operate in.

Niche

Portugal Property + D7 Visa

The most commercially complete real estate mandate: Indian NRI → Portugal D7 Passive Income Visa + property purchase + NHR/IFICI tax registration. Amit Jain Porto-based — direct personal experience. EUR 200K–600K property range.

2–3% property value

Niche

India Residential — EU NRI Diaspora

RERA-registered Indian residential projects (DLF, Godrej, Sobha, Prestige) marketed to European Indian diaspora. Mumbai, Bangalore, Hyderabad. WhatsApp-first buyer communication model.

2–3% property value

Niche

EU Blue Card Indian IT — Germany/Netherlands Home Purchase

Indian IT professionals on EU Blue Card in Germany and Netherlands purchasing first homes. 30-year mortgage available at 4.5–5% for qualified EU Blue Card holders with stable employment.

1.5–2.5% property value

Niche

India REITs for EU Institutional Investors

Embassy REIT, Mindspace REIT, Nexus Malls REIT — Indian commercial real estate via SEBI-regulated listed vehicles. 8–9% distribution yield. Via GIFT City IFSC for EU institutional access.

0.5–1% investment value

Niche

EU Commercial for Indian IT Expansion

Indian IT companies (Infosys, Wipro, TCS, midsize IT) establishing EU delivery offices — property advisory for EU office lease or purchase. Ireland, Netherlands, Germany primary markets.

1.5–2% lease/property value

Niche

Hospitality — Indian Restaurant/F&B in EU

Indian restaurant groups and F&B entrepreneurs purchasing or leasing EU property for Indian restaurant expansion. Lisbon, London, Amsterdam, Frankfurt.

2–3% property value

Active mandates · Real Estate & Property

What's open right now.

BUY Indian software entrepreneur (D2 Portugal visa applicant) — seeking 2BR apartment in Porto, EUR 250K–350K budget, close to Boavista/Foz, NHR tax planning required Porto, Portugal → India → Portugal (Amit Jain direct advisory)

SELL RERA-registered Bangalore IT corridor developer — 3 phases, 500 units, targeting European NRI buyers, marketing support and NRI buyer introductions needed Whitefield, Bangalore → EU Indian diaspora in Germany / Netherlands / UK

BUY Dutch infrastructure fund — seeking Indian Tier 1 city logistics warehousing FDI investment, EUR 20M budget, 3-year lock-in acceptable, GLP or Blackstone co-investment preferred Netherlands → India (NCR / Pune / Hyderabad logistics corridors)

SELL Indian hotel developer — boutique heritage property in Jaipur (Old City), 22 rooms, RERA-registered, seeking EU hospitality group operating partner or investor Jaipur, Rajasthan → EU hospitality groups / family offices

Mandates anonymised. Introduced under NCNDA. Commission on completion. Submit your mandate →

Context & outlook

How this sector is moving.

Historical context

How this sector evolved

◆ NRI investment in Indian real estate has been a significant feature of India's property market since the 1980s. The 2004 FEMA amendment clarifying NRI property investment rights (NRE account remittances permitted for property) formalised the corridor and accelerated NRI investment.
◆ Portugal's Golden Visa programme (2012–2023) attracted significant Chinese and Brazilian investment in Portuguese real estate — but was open to Indian investors too. The Golden Visa was effectively terminated for residential property in 2023. The D7 Passive Income Visa and D2 Entrepreneur Visa have become the primary routes for Indian investors and professionals relocating to Portugal.
◆ India's REIT market launched in 2019 with Embassy REIT (the first REIT in India) — providing institutional-quality commercial real estate investment in a listed, SEBI-regulated format. EU institutional investor participation has grown steadily via GIFT City IFSC structures.
◆ Post-COVID (2020–22): Indian diaspora real estate purchasing in EU accelerated dramatically — remote work normalisation, India-Portugal connectivity improvement, and the D2/D4/D7 visa expansion created a surge in Indian professional Portugal relocations and property purchases.

Future outlook 2025–2030

Where this is heading

▶ India commercial real estate boom — NIP (National Infrastructure Pipeline), data centre growth (India is Asia's fastest-growing data centre market), and logistics warehousing growth (post-GST formalization) drive EU PE fund India commercial real estate allocation growth.
▶ Portugal's "More Housing" programme (2023) — restrictions on Golden Visa residential; new emphasis on affordable housing. Indian buyers targeting Portugal mid-range residential (EUR 150K–350K in Porto suburbs, Setúbal, Braga) rather than premium Lisbon.
▶ India PropTech — Indian property technology companies (NoBroker, CommonFloor, Square Yards) expanding EU NRI advisory services digitally, creating a technology-enabled NRI property advisory market that All Frontier Global Nexus can integrate with.
▶ India REIT expansion — Infrastructure Investment Trusts (InvITs) for roads, pipelines, and renewable energy alongside commercial REITs. EU institutional investment in India InvITs (8–10% yield, SEBI-regulated, INR-denominated) is a growing mandate category.

India ↔ EU FTA impact

Medium impact

The FTA enables EU-based Indian professionals (EU Blue Card, ICT visa, CSS visa) who are increasing EU property purchasing. The investment chapter provides incremental FDI protection for EU real estate investment in India. The mode 4 provisions — by accelerating Indian professional EU residency — expand the pool of NRI EU property buyers. This is an indirect FTA benefit, not a direct one.

Essential documents

From the document library.

Doc 46

DTAA Summary — Key India-EU Tax Treaties

Withholding tax rates on property income and capital gains — India-Portugal, India-Netherlands, India-Germany

→ Doc 45

DPIIT FDI Policy Summary

FDI in Indian real estate — construction development conditions, lock-in requirements

→ Doc 22

KYC / Due Diligence Questionnaire

Property buyer KYC — PMLA compliance for property transactions above INR 50L

→ Doc 96

D8 Digital Nomad Visa — Portugal Lexicon Entry

Portugal D8 — alternative route for Indian digital nomads alongside D7 and D2

→

Browse all documents →

Applicable FTAs

FTA

India-EU FTA 2026

Services chapter Mode 3 (real estate advisory firms); investment chapter (EU RE investment in India); Mode 4 (Indian professionals EU → EU property buyers)

FTA

India-UAE CEPA

Dubai as NRI property hub — Indian NRI EU diaspora often also holding UAE property; triangulation advisory

Key markets

Country intelligence for this vertical.

Country

Portugal

Lisbon, Porto, Algarve — primary EU Indian NRI property market; D7/D2/D4 visa routes; NHR/IFICI tax; Amit Jain Porto-based direct experience

Country

Germany

EU Blue Card Indian IT professional residential; Frankfurt/Munich property market for Indian expats

Country

Netherlands

Amsterdam Indian finance/tech professional residential market; Dutch pension fund India RE investment

Country

India

Mumbai, Bangalore, Hyderabad, Chennai — primary India NRI-targeted residential markets

All 184 country pages →

Standard operating procedure

SOP-32 · Real Estate Cross-Border Mandate — India-EU Protocol

View SOP

Frequently asked

FAQ · Real Estate & Property.

How can an Indian NRI in Germany purchase property in Portugal?

An Indian NRI residing in Germany (on EU Blue Card, ICT visa, or work permit) can purchase Portuguese property without restriction — EU law permits non-EU nationals with legal residency in any EU member state to purchase property in all other EU member states. The purchase process: (1) Obtain Portuguese NIF (tax number) — at any Portuguese Finanças office or via Portuguese consulate; (2) Open a Portuguese bank account (or use power of attorney); (3) Sign CPCV (Promissory Purchase Contract) paying 10–20% deposit; (4) Complete purchase via Escritura Pública (public deed before Portuguese notary) paying balance; (5) Pay IMT (property transfer tax, 0–7.5%) and stamp duty (0.8%). For D7 Passive Income Visa alongside property purchase: apply at the Portuguese consulate in Germany (or directly in Lisbon if already in Portugal legally). Mortgage available from Portuguese banks for EU-resident buyers (typically 70% LTV, up to 30 years, at 3.5–5% variable rate).

What is RERA and why is it important for NRI property purchases in India?

RERA (Real Estate Regulatory Authority — Real Estate (Regulation and Development) Act 2016) is India's central real estate regulation, implemented through state-level RERA authorities. For NRI buyers, RERA provides: (1) Mandatory project registration — developers cannot market or sell without RERA registration; (2) Escrow protection — developers must deposit 70% of buyer funds in a dedicated escrow account (used only for that project's construction); (3) Timeline accountability — developers must disclose and adhere to construction completion timelines with penalties for delay; (4) RERA tribunal — dispute resolution without court delays (adjudication within 60 days); (5) Carpet area transparency — sale must be on carpet area basis (not super built-up area). NRI buyers should verify RERA registration on the relevant state RERA portal (MahaRERA for Maharashtra, K-RERA for Karnataka) before paying any booking amount.

What is India's REIT market and how can EU investors access it?

India REITs (Real Estate Investment Trusts) are SEBI-regulated collective investment vehicles listed on Indian stock exchanges (NSE and BSE) that invest in income-generating commercial real estate. Three major India REITs: Embassy REIT (43M sq ft office — Bangalore, Mumbai, Pune; 8.5% distribution yield), Mindspace REIT (32M sq ft office — Hyderabad, Mumbai, Chennai, Pune; 8.2% yield), Nexus Malls REIT (retail malls — 7.8% yield). EU institutional investors can access India REITs via: (1) FPI (Foreign Portfolio Investor) registration with SEBI (for direct NSE/BSE purchase); (2) GIFT City IFSC structures (via IFSCA-regulated intermediary for offshore access); (3) India-focused real estate funds (EU-domiciled funds with India REIT allocation). Distribution is typically quarterly; returns are partially in INR (currency risk applies).

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20 Cross-Border Real Estate — Indian Investment in EU and EU Investment in India

What moves on this corridor.

Tariff lines that matter.

Required certifications.

India ↔ EU · the directions.

Risks · assessment · mitigation.

Possibility · probability · plausibility.

The vertical through a 10P lens.

What works · what doesn't.

What works

What doesn't work

How we get paid.

Niches we operate in.

Portugal Property + D7 Visa

India Residential — EU NRI Diaspora

EU Blue Card Indian IT — Germany/Netherlands Home Purchase

India REITs for EU Institutional Investors

EU Commercial for Indian IT Expansion

Hospitality — Indian Restaurant/F&B in EU

What's open right now.

How this sector is moving.

How this sector evolved

Where this is heading

Medium impact

From the document library.

India-EU FTA 2026

India-UAE CEPA

Country intelligence for this vertical.

Portugal

Germany

Netherlands

India

FAQ · Real Estate & Property.

Every Direction. Every Configuration. Commission-Only.

📊 Vertical monthly · refreshed monthly

Live Real Estate & Property intelligence

🎯 Active mandates · 1 total

📘 Standard operating procedures · 1

Cron-refreshed data — every cadence

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Cross-Border Real Estate — Indian Investment in EU and EU Investment in India