I'm an NRI in Dubai. I own 2 properties in India. Won't be buying a third. Here's why.

Bought one in Hyderabad. One in Bangalore. Both tenanted. Both "doing well on paper."

Here's the honest math nobody told me before I bought.

The yield is embarrassing

Net rental yield after maintenance, society charges and property tax is 2 to 3%. My UAE savings account pays 4%. Cool.

Tenants hate NRI landlords

They have to deduct 31.2% TDS on rent and file it themselves. Most have no clue how to do this. Half just refuse to rent from you entirely. Found this out the hard way.

The mortgage paperwork is a joke

Back and forth for months. Documents, more documents, notarised POA, overseas bank statements, employment letters. By the time it's done you've aged 5 years.

The currency is quietly killing you

USD/INR was 83 two years ago. It's ≈ 95 today. That's 14% gone before you've even done anything.

The exit is a nightmare

NRO account, Form 15CA, Form 15CB, CA certificate, capital gains tax, then terrible forex spreads converting back to USD. Took months.

Look, my properties are up 30% in rupee terms. FD would've given me 7% annualised. Property won on paper. But for the illiquidity, the headache, the currency drag and the exit pain? Just not worth it for me.

Won't be doing a third.

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