In brief
Buying a property gives different rights and obligations from owning REIT units or an interest in a fractional arrangement. SEBI describes REITs as pooled real-estate investments. A platform calling itself fractional property does not prove its scheme is a registered REIT or SM REIT.
Start with SEBI: Understanding REITs and InvITs (opens in a new tab)
Choose your Indian state
Compare rights before headline yield
| Choice | What you hold | Main checks |
|---|---|---|
| Direct property | Title/interest in a specific property | Title, local rules, management, vacancy, expenses and sale liquidity. |
| Listed REIT | Units in a pooled real-estate vehicle | Scheme disclosures, leverage, distributions, market-price risk and NRI access. |
| SM REIT / fractional offer | Rights depend on the actual registered scheme or contract | Verify registration, legal structure, concentration, conflicts and exit. Do not rely on the marketing label. |
Your next steps
0 of 4 steps complete · Next: Identify what you will legally own
Identify what you will legally own
Next stepObtain the title deed, unit offer document or company/LLP agreement. Verify the specific regulator and scheme rather than the platform’s branding.
Compare the full cash flows
For property include stamp duty, maintenance, vacancy, management and sale costs. For funds include fees, distribution composition and trading/exit costs. Compare on the same period and currency basis.
Test the exit
Ask whether there is a real market, contractual lock-in, buyer dependency or redemption gate. A listing does not guarantee an immediate sale at your purchase price.
Check NRI eligibility and tax
Ask the bank/provider how the exact holding can be funded, held and repatriated. Compare withholding with final Indian and overseas tax.
Suggested preparation sequence. Your authority may require a different order. Progress stays on this device.
What to have ready
0 of 4 preparedKeep documents in your own secure records. Tick what you have; nothing is uploaded.
Questions to take to an adviser
- What rights do I own and against whom?
- Who values the assets and manages conflicts?
- What happens if tenants leave or the platform fails?
Who can help
An independent property lawyer for direct ownership; a registered adviser for securities.
Check an adviser before paying or signingSources & review limits
Published by NRIdisha. Prepared with AI assistance. No individual author or qualified professional reviewer is credited for this guide.
Practical guide published 24 October 2026. Official statements are limited to the scope described on each source card. Steps and document preparation are editorial guidance. Provider-specific requirements and personal eligibility must be confirmed with the relevant authority.
Official sources support the statements they address. They do not certify this guide or your eligibility. Open the source and check current amendments before acting.
National Portal of India (opens in a new tab)
Pooled ownership and exchange-traded REIT structure; does not establish NRI suitability or tax treatment.
Investor rights and grievance framework. Registration of a particular scheme needs a separate check.
National foreign-exchange rules for acquiring, transferring and repatriating proceeds from property.
Keep this page’s title, the exact statement and the official source. Email them to support@nridisha.com. Do not include personal documents.