The report, titled Keys Beyond Borders and released on Thursday, found that overseas real estate now accounts for an average of 13% of respondents' wealth portfolios, compared with around 5% a decade ago. Domestic property accounts for another 32%, taking the combined share of real estate to 45%.
Data from the Reserve Bank of India's Liberalised Remittance Scheme (LRS) show that property-related remittances increased from $322.82 million in 2024-25 to $528.7 million in 2025-26. The increase came despite an approximately 2% decline in total LRS outflows. Property purchases accounted for around 1.8% of total outward remittances under the scheme.
The survey identified the UAE, Greece, Thailand, Portugal, Australia, the US, the UK, Bali in Indonesia, Canada and Malaysia among the destinations Indian buyers are considering for overseas property investments.
Residency and Golden Visa opportunities emerged as the leading broader considerations influencing purchase decisions, ranking ahead of investment returns among five major factors identified in the survey. Although rental income and capital appreciation were the most frequently stated reasons for buying overseas property, respondents also cited portfolio diversification and currency hedging, business expansion and tax benefits, children's education and lifestyle improvement.
Shishir Baijal, international partner, chairman and managing director of Knight Frank India, said overseas residential property was increasingly being considered as part of a broader wealth strategy. He emphasised that the findings reflect the intentions of resident Indians within the applicable LRS framework and do not represent the entirety of overseas property investment by Indians.
The report also cautioned that the survey is not representative of all Indian overseas property buyers. It includes respondents as well as intermediaries answering on buyers' behalf, and captures stated intentions that may not necessarily translate into completed purchases.
Apartments and condominiums dominate preferences among respondents considering overseas property investments. Around 69% prefer these property types, while 26% favour villas and townhouses. Penthouses account for 4% of preferences, and branded residences represent 1%.
Investment budgets are also substantial, with 85% of respondents planning to invest between $250,000 and $1 million in overseas property. About 76% are considering homes measuring 1,500-2,500 square feet. Within this range, 49% prefer properties measuring 2,000-2,500 square feet, while 27% favour homes measuring 1,500-2,000 square feet.
Business owners, traders and industrialists form the largest respondent group, accounting for 53% of the survey. Corporate executives and working professionals represent 30%, while first-generation entrepreneurs account for 11%. The share of working professionals has increased from 7% a decade ago.
The survey found that approximately 76% of respondents are aged 35-50, while 84% already own property overseas, indicating that many participants have existing exposure to international real estate.
However, the planned investment amounts must be considered alongside India's foreign exchange regulations. Under the Reserve Bank of India's Liberalised Remittance Scheme, resident Indians are generally permitted to remit up to $250,000 per individual per financial year for permitted transactions, including eligible overseas property purchases.
The $250,000 limit applies cumulatively across permitted transactions and is not a separate allowance exclusively for property purchases. Eligible family members may pool their remittances to purchase a property only when the applicable conditions, including co-ownership requirements, are satisfied.
Consequently, the survey's $250,000-$1 million investment range should not be interpreted as an amount that a single individual can automatically remit in one financial year. Buyers must also comply with the Foreign Exchange Management Act (FEMA), Indian tax requirements and the property ownership and tax laws of the destination country.
Lavanya Anand, event director at IREX, said buyers were increasingly assessing overseas property in the context of investment returns, global mobility and long-term family needs.
Georgia, Cyprus, Malta and Latvia are also attracting interest, partly because of their residency programmes. However, purchasing property does not automatically grant residency or citizenship. Eligibility depends on the specific rules governing the relevant country and programme.
The findings point to growing interest among Indian residents in overseas real estate for investment, diversification and family-related objectives. However, the gap between planned investment budgets and the annual remittance limit under the LRS highlights the importance of understanding applicable foreign exchange regulations and destination-country requirements before proceeding with a purchase.
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