Buying in Wave City From Abroad? Here's the Verification Checklist Most NRIs Skip
You can't drive past the project site on a Sunday. You can't "just go check" if construction matches the brochure. For NRI buyers, every decision about a Wave City property has to be made on paper — which means the paper has to be right. Here is the verification checklist that actually protects you, built around the documents and rules that matter most when you are buying from outside India.
Step 1: Verify RERA Registration Yourself — Don't Trust a Screenshot
Every authorised project in Uttar Pradesh must carry a RERA registration number in the format UPRERAPRJ######/MM/YYYY, where the date is the promoter's declared completion deadline. Live Wave City listings on our platform show this clearly — for example, SKA Imperia carries UPRERAPRJ900092/05/2026, Eden at Wave City carries UPRERAPRJ678818/09/2024, and Gaur NYC Residences carries UPRERAPRJ188811/08/2024.
Do not stop at the number printed in a brochure or PDF. Go to up-rera.in directly, search the registration number, and cross-check the promoter name, sanctioned plan, total units, and — critically — the complaints tab. A clean RERA filing with zero complaints is a far stronger signal than any sales pitch.
Step 2: Get the Power of Attorney Right, or Nothing Else Matters
Since you cannot be physically present for registration, you will need a Power of Attorney (POA) authorising someone in India to sign on your behalf. Three rules are non-negotiable:
- If executed outside India, the POA must be notarised and then attested by the Indian Embassy or Consulate in your country of residence — a local notary alone is not sufficient for an Indian sub-registrar to accept it.
- Use a specific POA limited to this one transaction, not a general POA covering all your affairs — specific POAs face far less scrutiny and carry far less misuse risk.
- The POA must be stamped in India within 3 months of receipt before it can be used at the sub-registrar's office.
Step 3: Know Which TDS Rule Applies to You
This is the single most expensive mistake we see NRI buyers make. If you are buying from a resident seller, the buyer deducts TDS at a flat 1% under Section 194-IA. But if you are buying a resale property from another NRI seller, Section 195 applies instead — and the buyer must deduct TDS at approximately 20% (plus applicable surcharge and cess) on the capital gains, not 1% on the sale value. Skipping this exposes the buyer, not the seller, to penalty and interest from the Income Tax Department. Always confirm the seller's residential status in writing before registration.
Step 4: Funding and Repatriation — What FEMA Actually Allows
- NRIs can purchase residential and commercial property in India through NRE or NRO accounts, or via inward remittance — but FEMA prohibits NRIs from buying agricultural land, farmhouses, or plantation property. If you are looking at plotted developments near Wave City, confirm the land-use category before booking.
- Sale proceeds can be repatriated abroad for up to two residential properties, provided the original purchase was funded through NRE/NRO accounts or foreign remittance — keep every remittance record from day one.
- Repatriation requires a CA-certified Form 15CB and a self-declaration Form 15CA filed with your bank before the funds move out of India.
Step 5: Yes, NRIs Can Take a Home Loan Too
Most Indian banks lend to NRIs at the same loan-to-value norms as resident buyers — up to 75% of property value on tickets above ₹75 lakh, on the same RERA-approved Wave City projects listed above. Repayment must flow through your NRE or NRO account. Expect to submit your overseas employment contract, the last three months of salary credits, and a passport copy with a valid visa or work permit. Getting pre-approved before you finalise a unit fixes your budget in advance and gives you real negotiating leverage with the builder, instead of negotiating against a financing timeline you don't control.
Step 6: Title Verification You Can Do Without Visiting
Request a certified copy of the Encumbrance Certificate (showing the property is free of loans, liens, or litigation) and, for resale properties, the chain of title for at least the last 12–13 years. A lawyer in India can pull both remotely and send certified copies for your records — do this before you wire any token amount.
Build This Checklist Into Your Offer, Not After It
The strongest negotiating position you will ever have is before you pay. Ask for the RERA number, the POA format the builder's legal team prefers, and the seller's residential status in your very first conversation — not after you have already sent a token advance.
Talk to a Wave City property expert who works with NRI buyers regularly, or browse RERA-verified listings with registration numbers you can check yourself today.