Buying Oberoi Three Sixty North from San Francisco, Dubai, or London — The NRI's Complete Financial Playbook

Part 1 — NRI Home Loan: Who Qualifies and What It Costs

Can an NRI Get a Home Loan for Oberoi Three Sixty North — and What Are the Real Terms?

Yes — and the process is more straightforward than most NRIs expect. All major Indian banks lend to NRIs, PIOs, and OCIs against under-construction luxury property. The documentation is heavier than a resident loan but the LTV is competitive.

Who qualifies:

• NRIs, PIOs, OCIs — no distinction in eligibility
• Minimum age 21; maximum age at loan maturity 65–70 years
• Minimum annual income: USD 25,000 or equivalent (GBP 20K · EUR 22K · AED 90K · SGD 34K)
• Employment: salaried (3+ months payslips) or self-employed (2–3 years IT returns)

Top NRI-Friendly Lenders — Rates and Processing (June 2026)

NRI premium: Expect 75–100 basis points above resident loan rates. At ₹22.5 crores (75% of ₹30 crores), that 1% premium costs approximately ₹22.5 lakhs per year — meaningful, but offset by the Oberoi appreciation case.

Loan Worked Example — Bay Area NRI, ₹30 Crore Purchase

EMI repayable via NRE/NRO standing instruction — no India visits required after setup.

Part 2 — The All-In Purchase Cost: What the Wire Transfer Actually Needs to Cover

What Does It Actually Cost to Buy Oberoi Three Sixty North as an NRI — Every Charge, No Surprises?

Base price is the starting number, not the ending number. Here is what the full transaction costs — using the 4 BHK at ₹20.9 crores bare shell as the base:

GST: 5% for under-construction property post March 2019 — not 12%. PLC not included above. Verify all charges with developer at time of booking. NRI status does not alter stamp duty rates — same as resident buyers.

Full Phase 1 pricing, configurations, and payment plan breakdown: Oberoi Three Sixty North price payment plan →

NRI-specific note on registration: The entire registration can be completed via a notarised, apostilled Power of Attorney. You do not need to visit India. Your POA holder (family member or lawyer) executes on your behalf at the Sub-Registrar office. This is standard practice and fully legally valid.

Part 3 — FEMA Rules: How Payments Flow from Your Overseas Account to Oberoi

How Does an NRI Transfer Money from the US, UK, or UAE to Buy Property in India — and What Does FEMA Prohibit?

Under FEMA, NRIs can purchase residential property in India without RBI approval. There is no limit on the number of properties. All payments must route through Indian banking — no cash, no foreign currency transfers directly to the developer.

NRE vs NRO — Which Account for What

Critical FEMA rule: All payments to the developer must come from NRE or NRO accounts. Direct foreign currency transfers to the developer are a FEMA violation. Wire from US/UAE/UK → your NRE account → developer. This is a two-step process, not one.

• EOI deposit: NRE account transfer to developer's escrow. Fully refundable pre-RERA
• CLP payments: Standing instruction from NRE account — automatic on milestone dates
• EMI (if loan): Standing instruction from NRE/NRO → Indian bank → developer. No India visit required at any stage
• No cash: Any cash payment — including ₹1 — in Indian real estate is illegal under FEMA and PMLA

RERA registration status, HRERA number, and brochure: Oberoi Three Sixty North brochure RERA →

Part 4 — Taxation: Rental Income, Capital Gains, and TDS

What Tax Does an NRI Pay on Rental Income and Capital Gains from Oberoi Three Sixty North?

Rental Income Tax — Worked Example

Scenario: You rent Oberoi 4 BHK for ₹2 lakhs per month = ₹24 lakhs per year while in the US for 9 months.

TDS note: Your tenant must deduct TDS at 31.2% before paying you if the annual rent exceeds ₹2.4 lakhs. Claim this back via ITR filing — most NRI landlords file and recover the excess TDS annually. Your CA handles this.

Capital Gains Tax — Worked Example on Sale

Scenario: Buy 2026 for ₹30 crores. Sell 2036 for ₹60 crores. Held 10 years (LTCG threshold: 24 months).

LTCG rate: 12.5% without indexation per Budget 2024. Indexation benefit removed for property sold after July 23, 2024. Consult your CA for the latest position — tax law can change. This is illustrative, not advice.

Section 54 exemption: If you reinvest the capital gain into another residential property in India within 2 years (or construct within 3 years), the LTCG is exempt. This is the most commonly used NRI tax planning route — sell one India property, buy another, zero LTCG.

Part 5 — Repatriation: Bringing Sale Proceeds Back to Your Country

After Selling Oberoi Three Sixty North in 2036 for ₹60 Crores — How Much Can You Move Back to the US, and How Long Does It Take?

Under FEMA's automatic route, NRIs can repatriate up to USD 1 million per financial year (April–March) from sale of residential property. No RBI approval needed.

• For ₹56.25 Cr net proceeds (at ₹100/USD = USD 562,500): Entire amount repatriable in one financial year — under the USD 1M cap
• If proceeds exceed USD 1M: Split across two financial years — Year 1 April–March, Year 2 April onward
• Documents required: Form 15CA + Form 15CB (CA certificate) + sale deed + TDS payment proof + bank KYC
• Processing time: 15–20 working days from NRO account to overseas account
• Rental income: Fully repatriable from NRO account — no annual cap, no RBI approval, any time

Part 6 — Currency Hedge: What Rupee Depreciation Does to Your USD Return

The rupee has depreciated approximately 2–2.5% per year against the dollar historically — ₹67 in 2016, ₹74 in 2021, ₹83 in 2026. Conservative 2036 projection: ₹100–105 per USD. That is a 20–27% depreciation over 10 years.

Here is what that does to a ₹30 crore purchase that appreciates 100% in rupee terms:

The key insight: Real estate appreciating 100% in rupees offsets 80% of a 20% currency depreciation. The asset does not fully hedge the rupee — but it substantially cushions the blow in a way that cash held in an NRE account does not.

Compare to Bay Area real estate at 3–5% annual appreciation and 2–3% gross rental yield — Oberoi delivers comparable USD returns plus the utility of a luxury India base. The lifestyle benefit is real and measurable: ownership at ₹30 crores works out to roughly USD 40 per day over 10 years of ownership, cheaper than a 5-star hotel room.

How Golf Course Extension Road's infrastructure drives this appreciation: Oberoi Realty Sector 58 Gurgaon — corridor guide →

Part 7 — Two Real Buyer Scenarios With Full Numbers

The Honest Verdict — When Oberoi Makes Sense for an NRI, and When It Does Not

When It Makes Sense

• You visit India 60+ days annually — ownership cost per day beats serviced apartments and hotels
• You plan 3–6 month India stays in the next 10–15 years — retirement, semi-retirement, sabbatical
• You want rupee exposure at 10–15% of net worth — hedges a USD/GBP/AED heavy portfolio
• Parents or extended family are in Delhi-NCR — a home, not a hotel, changes those visits entirely
• You value brand and resale liquidity — Oberoi is easier to exit than a no-name developer

When to Wait or Choose Differently

• India visits under 30 days per year — ownership costs exceed usage benefit; rent when you visit
• You need liquid assets — real estate has 12–24 month exit cycles; this is not a liquid allocation
• Pure investment focus, no lifestyle component — India REITs (8–12% yield) or INR fixed income (6–7%) offer better risk-adjusted returns with liquidity
• India real estate exposure already high — ancestral property, parents' home, prior India allocations already at 20%+ of net worth