Indian citizens in Bhutan can buy and sell Indian residential and commercial property, other than agricultural land and farmhouses, freely. A Bhutanese citizen living outside India needs prior RBI permission to acquire or transfer immovable property in India, other than a lease of up to five years. Leasing a flat for up to five years needs no permission.
- Document route
- Bhutanese certification, Ministry of Foreign Affairs attestation, then Indian Embassy attestation
- Time difference
- IST is 30 minutes behind Bhutan all year
- Rules
- FEMA (Non-Debt Instruments) Rules 2019
- Not allowed to buy
- Agricultural land, plantation, farmhouse
Buying & Selling Property from Bhutan: how it works
For purchases by Indian citizens, we check title for at least 30 years, review approvals, encumbrances and the builder agreement, and complete the registration through an attested power of attorney if you cannot travel. For sales, we draft the deed, deal with TDS and plan any repatriation.
For Bhutanese citizens, we first assess whether a lease meets the need, since leases of up to five years need no approval. If ownership is essential, we prepare the RBI application with the reasons and the source of funds. Inherited property can be held, but its sale or transfer also needs to be checked under FEMA.
What clients in Bhutan should know
- Payment for a purchase must come through banking channels, not cash.
- Agricultural land cannot be bought by non-residents.
- Keep purchase documents and receipts for future tax and repatriation.
Step by step from Bhutan
Video consultation
A call at a time that suits Bhutan, after we have read your documents.
Documents signed in Bhutan
Bhutanese certification, Ministry of Foreign Affairs attestation, then Indian Embassy attestation
Work in India
Our team files, appears and follows up in India, and shares scans of everything filed.
Result and handover
Certified copies and originals are couriered to you in Bhutan where needed.
The full guide
This page covers what changes when you are in Bhutan. For the law, the documents and the step-by-step procedure, read our main page on Buying & Selling Property, or see all services for clients in Bhutan and the NRI Property Law practice area.
Questions from clients in Bhutan
Can a Bhutanese student's family buy a flat in Kolkata?
Only with RBI permission. A lease of up to five years is a simpler alternative.
I am an Indian in Thimphu. Can I buy a flat in Delhi?
Yes, freely, as an Indian citizen. Payment must come through banking channels.
Do I need to be in India for the registration?
No, an attested power of attorney can be used.