Sobha Hennur NRI Corner: FEMA, TDS, PoA Guide, Bengaluru

Name: SOBHA HENNUR
Brand: SOBHA Limited
Price: 15600000 INR
Availability: InStock

The Address & The Vision

Buying from Abroad

This page is written for one audience: Non-Resident Indians and Overseas Citizens of India evaluating Sobha Hennur, the upcoming residential community that Sobha Limited is developing on Hennur-Bagalur Main Road in North Bengaluru. It sets aside the general project overview and focuses on what an overseas buyer actually needs to plan a compliant, remote transaction — funding channels, repatriation limits, tax deduction rules and the documentation that keeps a Power of Attorney valid across borders.

Funding a purchase at Sobha Hennur starts with choosing the right account. An NRE account holds funds that are freely repatriable and should be used for purchases funded by foreign income, while an NRO account is meant for India-sourced income such as rent or dividends, with repatriation from it capped at USD 1 million per financial year. Payment must use banking channels through inward remittance or an eligible NRE, FCNR or NRO account, not traveller's cheques or foreign currency notes, and every rupee paid toward the unit needs to be traceable back to one of these routes.

Because Sobha Hennur is a residential project, it falls squarely within what NRIs are permitted to buy under FEMA. NRIs and OCIs can generally purchase residential and commercial property in India without prior RBI approval, though agricultural land, plantation property and farmhouses follow stricter rules — a distinction that does not apply here since Hennur is a high-rise residential and retail development. Repatriation of any future sale proceeds is also easing: recent Union Budget changes allow NRIs to repatriate up to USD 1 million per financial year from the sale of up to two inherited or self-acquired residential properties, subject to tax clearance and Form 15CA/15CB filing.

Booking a unit without travelling to Bengaluru is routine for Sobha's overseas client base. A registered Power of Attorney, executed and notarised in the country of residence and attested at the Indian consulate, lets a trusted representative sign the agreement, complete KYC formalities and register the sale deed on the buyer's behalf. On the tax side, if the unit is later resold, Section 195 requires the buyer to deduct TDS at the rate applicable to the seller's actual capital gains, not the flat 1% that applies under Section 194IA for resident-to-resident sales, and any deduction on the full sale value beyond the actual tax due is recoverable by filing an Indian income tax return.

Sobha Limited's track record with organised, backward-integrated construction — the company's own joinery, glazing and concrete operations — is part of what lets an NRI commit to a pre-launch purchase on trust in specification rather than a physical walk-through. This page exists so that trust is backed by an equally clear understanding of the FEMA, banking and tax mechanics involved.

Configurations & Pricing

Choose Your Space

Starting from Rs 1.56 Cr onwards (indicative)

Configuration	Size	Starting Price
2 BHK Compact configuration suited to first-time NRI investors funding via NRE remittance	1250–1400 sq.ft.	Rs 1.56 Cr
3 BHK Mid-size family layout, the most commonly booked configuration among overseas buyers	1650–1950 sq.ft.	Rs 2.06 Cr
3.5 BHK 3 BHK plus study, suited to NRI families planning eventual return to Bengaluru	2100–2230 sq.ft.	Rs 2.63 Cr
4 BHK Larger format for NRI buyers consolidating funds across NRE and FCNR accounts	2350–2750 sq.ft.	Rs 2.94 Cr

Schedule a Site Visit

See the property in person. Our sales team will get in touch to coordinate a visit at your convenience.

About the Developer

SOBHA Limited

SOBHA Limited was founded in 1995 by P.N.C. Menon, an entrepreneur who had spent nearly two decades building an interior decoration business for palaces and commercial complexes in Oman before turning to Indian real estate. The company began as Sobha Developers Limited in Bengaluru, went public on the BSE and NSE in 2006 in an IPO that was oversubscribed 126 times, and was renamed SOBHA Limited in 2014. Three decades on, the company is headquartered in Bengaluru with a corporate presence in Dubai, is chaired by Ravi Menon, and has delivered more than 580 projects spanning roughly 27 Indian cities, alongside a significant Middle East footprint across the UAE, Oman, Bahrain and Brunei.

What distinguishes SOBHA from most listed Indian developers is its backward-integration model, a system in which design, concrete manufacturing, glazing, metalwork, interiors and finishing are all carried out in-house rather than outsourced to third-party contractors. This approach, refined since the early 2000s and studied as a Harvard Business School case, is built around dedicated manufacturing facilities in Bengaluru, including a large interiors and woodwork factory, a concrete products division producing high-strength blocks and precast components, and a glazing and metal works unit fabricating aluminium window and curtain-wall systems. The company reports that every unit passes through more than a thousand documented quality checkpoints before handover, a process made possible by owning the supply chain rather than depending on external vendors.

Portfolio breadth extends well beyond apartment towers. SOBHA's body of work in and around Bengaluru includes large-format developments such as Sobha Dream Acres across 81 acres and roughly 5,600 units, Sobha City spanning 39 acres, and Sobha Windsor with about 3,000 units, alongside newer launches like Sobha Neopolis, Sobha Ayana and Sobha Magnus. Outside its home market, the company has built a presence in Delhi-NCR through projects such as Sobha Altus, in GIFT City, Gujarat through Sobha Elysia, and in cities including Chennai, Pune, Coimbatore, Hyderabad, Kochi, Kozhikode, Thrissur, Trivandrum and Mysuru. Its contracting and manufacturing divisions also execute glazing, MEP, interiors and epoxy flooring work for corporate and hospitality clients beyond its own residential projects, and the group maintains an active development pipeline in Dubai.

At the center of the company's philosophy is the founder's original conviction that quality should be controlled directly rather than outsourced, a principle carried forward today under the leadership of Chairman Ravi Menon with P.N.C. Menon as Founder Chairman Emeritus. This translates into an ownership structure where SOBHA employs its own architects, engineers, technicians and factory workers rather than relying on a shifting base of subcontractors, and where sustainability practices such as recycling construction waste and sourcing PEFC-certified timber are built into daily manufacturing rather than treated as an add-on. For channel partners and buyers, the resulting proposition is a publicly listed, financially transparent developer whose scale and process can be verified through quarterly filings rather than promotional claims.

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Frequently Asked Questions

Can an NRI buy an apartment at Sobha Hennur without visiting Bengaluru in person?+

Yes. NRIs can complete the entire booking process for Sobha Hennur remotely through a registered Power of Attorney, digital documentation and payments routed through NRE, NRO or FCNR accounts, with the PoA holder handling site visits, agreement execution and registration on the buyer's behalf.

Which bank account should an NRI use to fund a purchase at Sobha Hennur?+

Funds for Sobha Hennur must move through recognised banking channels only, using an NRE account for foreign earnings, an NRO account for India-sourced income, or an FCNR fixed deposit, since cash and traveller's cheques are not permitted under FEMA.

Is Sobha Hennur RERA registered, and does that affect NRI purchases?+

Sobha Hennur is at the pre-launch stage and the Karnataka RERA registration has not yet been issued; NRI buyers, like resident buyers, should look for RERA registration before booking, as it applies equally regardless of the buyer's residency status.

Can NRIs repatriate their investment out of Sobha Hennur after resale?+

If the unit at Sobha Hennur is purchased using NRE or FCNR funds, sale proceeds can generally be repatriated, and where an NRO account is used, repatriation is capped at USD 1 million per financial year , subject to tax compliance and documentation.

What TDS applies if an NRI later resells a unit at Sobha Hennur?+

On resale by an NRI, the buyer must deduct TDS under Section 195 rather than the resident 1% rule, and depending on the holding period this works out to TDS at 20% on full sale consideration for long-term gains, or 30% plus surcharge and cess for short-term gains held under 24 months , with any excess later claimable as a refund through an Indian tax return.

How far is Sobha Hennur in Chikkagubbi from Kempegowda International Airport for NRI site visits?+

The site sits approximately 14 km from Kempegowda International Airport, reachable via Bagalur Road or Bellary Road, which keeps travel time manageable for NRIs flying in for site visits or document signing.

SOBHA HENNUR