Scouting Retirement Property In India From Canada: What Nris Are Buying, Where, And How Much It Actually Costs (2026)

While you have spent years in Canada, did you always have a version of retirement that looks different? Maybe it has a garden. Maybe it has a mountain view. Maybe it has India in it!

Well, you are not alone. 

Here is what the data actually looks like.

Insights into NRI Investment in Indian Real Estate

• According to the RBI Remittances Survey 2025 cited in India's Economic Survey 2025-26, India received USD 135.4 billion in remittances in FY2024-25, a 14 percent year-on-year increase and a new all-time record. Canada is specifically named as one of the top five advanced economies sending money to India, alongside the USA, UK, Singapore, and Australia.

• The United Nations Department of Economic and Social Affairs (UN DESA) confirmed India retained its position as the world's single largest remittance recipient in 2024, at USD 137 billion, representing over 15 percent of global remittance flows.

• A survey by ANAROCK and CII, reported by Business Standard, found that 78 percent of NRI respondents prefer real estate over all other investment classes in India, including stocks, fixed deposits, and mutual funds.

• Knight Frank India's 2024 Private Equity report, covered by Business Standard, found that NRI investments in Indian property surged nearly 35 percent in FY24 and were projected to cross USD 14 billion by 2025.

• According to Puravankara citing industry data, the NRI share of Indian property purchases has climbed from 7 to 10 percent in 2015-2018 to an estimated 18 to 20 percent in 2025. In the luxury segment, NRIs now account for nearly one in four transactions.

• From the Statistics Canada 2021 Census, almost one in five recent immigrants to Canada was born in India, making India the leading country of birth for recent immigration to Canada. As of 2026, the estimated Indian-origin population in Canada sits at approximately 2 million people, many of whom hold PR status and are approaching retirement age.

That last point matters. A large and growing segment of Canada's Indian diaspora is now in their 40s, 50s, and early 60s. They have decades of savings in Canadian dollars. They have family in India. And they are actively thinking about what retirement looks like.

This guide is for that person. The one who is not daydreaming anymore. The one who wants the real numbers.

City by city. Price by price. Rule by rule.

Before You Scout: The Rules Every Canadian NRI Must Know

Let us cover the legal ground first. Nothing derails a retirement dream faster than buying the wrong type of property.

What Can an NRI Actually Buy in India?

Under the Foreign Exchange Management Act (FEMA) and RBI guidelines, here is the short version:

No exceptions on the red list. You cannot buy agricultural land even if you plan to convert it later. You cannot do it through a company or in someone else's name. 

The penalty under Section 13 of FEMA is up to three times the amount involved, so this is not something to test.

Payment must go through banking channels: NRE, NRO, or FCNR accounts. No cash. No informal transfers.

The good news is that for apartments, villas, and independent houses, there is no RBI approval required and no cap on how many you can own.

One Special Note About Himachal Pradesh

Himachal Pradesh has an additional layer of restriction under Section 118 of the HP Tenancy and Land Reforms Act, 1972. Non-Himachalis (including NRIs) need state government permission to buy land. 

The safest route is buying completed built-up flats through HIMUDA (HP Housing and Urban Development Authority), which is explicitly exempt from this restriction, or buying built-up property within a municipal area. We have flagged this in the Himachal section below.

Source: 1acre.in HP Property Guide

The Big Picture: Why Canada-Based NRIs Are Buying Now

Three things are working in your favour right now as a Canadian dollar holder:

1. Currency advantage. The rupee has weakened against the CAD significantly over the past few years. Your Canadian dollars buy considerably more Indian property today than they did five years ago. A property priced at INR 1 crore (approximately CAD 160,000 to 170,000 at current exchange rates) is a very different conversation from what it would cost you in Toronto or even Mississauga.

2. Property prices in India are rising steadily and are not stopping.ANAROCK Research data cited by Gulf News shows average residential prices in India's top seven cities rose 21 percent year-on-year in 2024, from INR 7,080 per sq ft to INR 8,590 per sq ft. Business Standard, citing Magicbricks research, reported a further 9 percent YoY rise in Q3 2025. Waiting costs money.

3. RERA has changed the game. The Real Estate Regulatory Authority has made buying from abroad significantly safer than it was a decade ago. Builders must register projects, meet deadlines, and maintain escrow accounts. You can verify any project at RERA India.

4. Canada has a massive Indian-origin community that is aging into retirement. Per Immigration.ca analysis of IRCC data, a record 139,790 Indian citizens became Canadian permanent residents in 2023 alone. The cumulative Indian-origin population in Canada, now estimated at 2 million by Statistics Canada, represents a very large pool of people who will be making retirement decisions over the next decade.

The Scouting Trip: How to Actually Use Your Time in India

If you are flying in from Canada specifically to scout retirement property, do not wing it. Here is a practical structure.

How much time do you need? 

At minimum, three weeks. One week per region if you are comparing North India (Chandigarh, Himachal), the coast (Goa, Alibaug), and South India (Coimbatore, Pondicherry). If you are fairly sure of the region already, two weeks is workable.

What to do before you land?

• Shortlist three to five localities based on your non-negotiables (climate, hospital proximity, family proximity, budget)
• Connect with a local RERA-registered real estate agent in each city before you fly
• Open an NRE or NRO account in Canada if you have not already; you will need this for any eventual purchase
• Download the 99acres and MagicBricks apps to browse live listings

What to check on every property visit?

• RERA registration number (verify at the state RERA portal)
• Clear title and ownership history
• No pending litigation or encumbrance
• Occupancy certificate for completed properties
• Proximity to the nearest multi-specialty hospital

City by City: Where NRIs Are Buying and What It Costs

We have organised this from the most expensive to the most affordable, so you can find your bracket quickly.

1. Mumbai and the Mumbai Metropolitan Region (MMR)

Best for: Capital safety, prestige, and long-term appreciation 

Retirement vibe: Urban luxury, world-class healthcare, family visits easy via international airport

Mumbai is India's most premium property market. Limited land, high demand, and consistent appreciation. If your retirement involves culture, restaurants, sea views, and the comfort of city infrastructure, MMR delivers. Areas like Navi Mumbai, Thane, Goregaon, and Powai offer relatively better value than South Mumbai while still keeping you in the metro ecosystem.

Source: India Data Map, 2026; NoBrokerage

In Canadian dollars: A comfortable 2BHK in Navi Mumbai runs approximately CAD 125,000 to 400,000. A premium Bandra flat runs CAD 480,000 to CAD 1.3 million.

Best for retirement if: You have family in Mumbai, want urban infrastructure, and are not budget-sensitive.

2. Goa

Best for: Coastal lifestyle, expat community, relaxed pace 

Retirement vibe: Beachside living, good international connectivity, strong rental income if you rent out when not in India

Goa is one of the most popular retirement destinations for NRIs globally. The mix of beaches, a large English-speaking expat community, good food, and relatively relaxed culture makes it a strong choice. North Goa (Anjuna, Assagao, Candolim, Calangute) is more expensive and livelier. South Goa (Benaulim, Cavelossim, Palolem) is quieter and a touch more affordable.

Average residential land rates in Goa are between INR 4,800 and 5,500 per sq ft, while coastal areas can reach INR 20,000 per sq metre and above, according to Plots Goa.

Source: Gharpe, Goa Property Prices 2026

Important for NRIs: You can buy NA-converted residential land and built villas in Goa without special permission. You cannot buy agricultural land. Always verify the NA (Non-Agricultural) conversion status of any plot before signing anything.

In Canadian dollars: A retirement-friendly villa in South Goa runs approximately CAD 160,000 to 480,000. North Goa luxury pushes into CAD 800,000 and beyond.

3. Alibaug (Maharashtra Coast, near Mumbai)

Best for: Weekend home that becomes a retirement home, Mumbai proximity, coastal peace without Goa prices 

Retirement vibe: Green, quiet, sea breeze, mango farms, and two hours from Mumbai

Alibaug has quietly become one of the most interesting retirement property markets in India. What used to be Mumbai's quiet weekend escape is now a serious investment destination following the opening of the Atal Setu Trans Harbour Link and the expansion of the RoRo ferry service.

Properties near Mandwa, Zirad, and Awas appreciated 30 to 35 percent in the two to three years surrounding the MTHL's construction, according to Stheera. The broader residential market clocked approximately 13.8 percent year-on-year appreciation in 2024, with luxury villa prices averaging INR 10,000 per sq ft and above by 2025.

Source: 99acres Alibaug 2026; Stheera Alibaug Market Report

FEMA note: NRIs cannot buy agricultural farmland in Alibaug directly. Stick to NA-residential plots and completed villas with clean titles.

In Canadian dollars: A solid retirement villa in Alibaug (not sea-facing) starts around CAD 240,000 to 640,000. Coastal luxury is CAD 1.1 million and up.

4. Chandigarh and the Tri-City Region (Mohali, Panchkula, New Chandigarh)

Best for: Canadian Punjabi diaspora, planned infrastructure, clean city living, North India base 

Retirement vibe: Organised, green, excellent hospitals, close to family in Punjab and Haryana

For a large portion of Canadian NRIs, this is home. The Tri-City region of Chandigarh, Mohali, and Panchkula has become North India's most dynamic real estate market, and for good reason. It is India's first planned city. Wide roads, gardens, top-tier hospitals like PGI Chandigarh, and proximity to family in Punjab make it an obvious choice for Canadian Punjabis retiring in India.

GMADA revised its base rates upward by approximately 20 percent for 2025 to 2026, according to Farmer Estates. Flat prices in New Chandigarh (Mullanpur) average around INR 8,000 per sq ft, while similar property in Chandigarh proper can cost 30 to 50 percent more, per Omax New Chandigarh.

Source: 99acres Chandigarh 2026; 99acres Mohali 2026; Exact Housing

In Canadian dollars: A good 3BHK flat in Mohali runs approximately CAD 110,000 to 290,000. Chandigarh proper pushes CAD 480,000 to 960,000 for premium sectors. New Chandigarh hits the sweet spot: quality living at CAD 120,000 to 240,000.

Healthcare: PGI Chandigarh is one of India's best government hospitals. Fortis, Max, and GMCH are all present in the Tri-City region.

5. Himachal Pradesh: Kasauli, Shimla, Dharamshala, Manali

Best for: Hill station retirement, clean air, cooler climate, slower pace of life 

Retirement vibe: Mountain views, pine forests, no city chaos, ideal for health-focused retirement

This is the one that often does not make the top ten lists but absolutely should. Himachal Pradesh offers something no city can: clean air, cool temperatures, and the kind of quiet that actually helps people live longer.

Property prices vary significantly by location, as per BRIKitt's HP Investment Guide:

Hill station housing demand rose 8.2 percent year-on-year in the July to September 2025 period, led by Manali at 18.1 percent and Shimla at 11.1 percent appreciation, according to Business Standard citing Magicbricks research.

The Himachal rule you must know: Non-Himachali buyers, including NRIs, need government approval to buy land under Section 118 of the HP Tenancy Act. The safest route is HIMUDA-built apartments or completed properties within municipal limits. Do not buy bare land in HP without a lawyer who specifically knows this area of law. Source: 1acre.in

In Canadian dollars: A solid 2BHK in Dharamshala or Manali starts around CAD 80,000 to 145,000. Kasauli and Shimla premium properties run CAD 130,000 to 240,000 and above.

6. Pune

Best for: Balanced lifestyle, excellent healthcare, good climate year-round, proximity to Mumbai 

Retirement vibe: University city energy, green suburbs, one of the most liveable cities in India

Pune tops many NRI property lists for good reason. It contributed a substantial 13 percent to Maharashtra's GDP and saw a 75 percent surge in real estate values in 2023, according to NoBroker. The climate is arguably the best of any major Indian city: not as hot as Delhi, not as humid as Mumbai, not as cold as the north in winter.

Areas like Koregaon Park, Kalyani Nagar, Baner, Hinjewadi, and Kharadi are particularly popular with returning NRIs.

Source: NoBrokerage Top NRI Cities 2025

Rental yields in select Pune micro-markets touch 5 percent, among the highest in India, making it a good choice if you want your property to earn while you are still in Canada.

In Canadian dollars: A 2BHK in Baner or Hinjewadi runs approximately CAD 113,000 to 210,000. Premium Koregaon Park pushes CAD 240,000 to 480,000.

7. Coimbatore (Tamil Nadu)

Best for: Clean air, low cost of living, strong medical infrastructure, peaceful retirement communities 

Retirement vibe: Low-key, green, Tamil culture, excellent organised retirement townships

Coimbatore does not get the attention it deserves in Canada. But among people who actually research retirement in India carefully, it keeps coming up.

It has some of the lowest pollution levels of any major Indian city. It is close to Ooty and the Nilgiris for weekend escapes. It has a serious healthcare ecosystem. And it has proper organised retirement townships, not just apartments labelled as retirement-friendly.

Property is also genuinely affordable, with average apartment prices significantly below the national median of INR 12,895 per sq ft.

Typical Coimbatore retirement apartment: INR 4,500 to 7,000 per sq ft. A good 2BHK runs INR 40 lakh to 75 lakh.

In Canadian dollars: INR 40 lakh to 75 lakh translates to roughly CAD 64,000 to 120,000. This is genuinely retirement-grade property at a fraction of what it would cost anywhere in Canada.

8. Pondicherry (Puducherry)

Best for: Slow life, French colonial architecture, clean beaches, yoga and wellness culture 

Retirement vibe: Artsy, calm, culturally layered, very liveable

Pondicherry is an underrated gem for retirement. Clean streets (it consistently ranks among India's cleanest cities), beautiful French quarter architecture, a strong arts community, and beaches that are not as crowded as Goa. It also has lower cost of living than most coastal alternatives.

Property prices in Pondicherry are mid-range: apartments in town run INR 4,000 to 8,000 per sq ft, while villas and independent houses range from INR 70 lakh to INR 3 crore depending on size and location.

In Canadian dollars: A solid villa in Pondicherry runs approximately CAD 112,000 to 480,000. Apartments start around CAD 65,000.

9. Dehradun (Uttarakhand)

Best for: Hill town proximity, Himalayan backdrop, improved Delhi connectivity, nature-focused retirement Retirement vibe: Slow, scenic, schools and expat presence, gateway to Mussoorie and Rishikesh

Dehradun had the highest price appreciation of any hill destination in India at 30.9 percent year-on-year as of late 2025, according to Business Standard. New highways and the upcoming All India Institute of Medical Sciences (AIIMS) in Rishikesh have made Dehradun significantly more attractive for retirement.

Apartment prices in Dehradun run INR 5,000 to 9,500 per sq ft. A 2BHK runs INR 45 lakh to 85 lakh in most areas, with premium localities approaching INR 1.2 crore.

In Canadian dollars: INR 45 lakh to 85 lakh translates to approximately CAD 72,000 to 136,000. Premium properties run to CAD 192,000.

Full Price Comparison Table: Wealthiest to Most Affordable

CAD conversion based on approximate INR/CAD rate of 0.016. Exchange rates fluctuate. Verify current rates before making financial decisions.

What Are NRIs Actually Buying? A 2026 Picture

Based on research from ANAROCK's H1 2025 Homebuyer Sentiment Survey (conducted across 14 cities with over 8,200 respondents), Knight Frank India, and Puravankara's market analysis, here is what Canadian and global NRIs are most commonly buying in 2026:

• Ready-to-move apartments in gated communities.

The appeal is obvious. You do not have to manage construction from Canada. You can see exactly what you are getting. RERA compliance is already proven. These sell fastest in Pune, Bengaluru, Hyderabad, and the Chandigarh Tri-City.

• Luxury villas and villa plots in coastal markets.

Goa and Alibaug dominate here. The idea is typically: buy now, rent short-term to tourists to cover maintenance costs, retire into it in five to ten years. The RORO ferry and Atal Setu have made Alibaug particularly attractive for this strategy.

• Plots in planned townships near growing cities.

Particularly in Gurugram, Noida, and the Tri-City region. Plots outperform apartments for long-term capital appreciation in most Indian cities. A GMADA plot in New Chandigarh available at INR 15,000 per sq ft in 2015 is now commanding multiple times that value, according to Farmer Estates Mohali data.

• Retirement community units.

This is newer but growing fast. India's senior living market is expected to reach USD 12.5 billion by 2030, according to JLL India cited by GetBelong. These are purpose-built communities with healthcare, dining, recreational facilities, and community programming. Prices start from around INR 38 lakh in some developments.

• Hill station homes as second and future retirement homes.

Kasauli, Shimla, Dharamshala, Dehradun, and Mussoorie are all seeing demand from NRIs who want clean air and a slower pace.

The Tier-2 and Offbeat List: For the NRI Who Does Not Want to Follow the Crowd

These cities did not make the main list, but they should absolutely be on your radar if you want better value and less traffic.

Source: GetBelong Retirement City Guide; Godrej Properties Top Retirement Cities

Practical Checklist Before You Sign Anything

This is the list that saves people from expensive mistakes.

• Verify the RERA registration number at rera.india.gov.in
• Get an independent lawyer to review the title, not the developer's lawyer
• Check for Encumbrance Certificate (EC) from the Sub-Registrar's office
• Confirm no pending litigation or dues on the property
• For plots: verify NA conversion, zone classification, and development permissions
• Check the builder's track record on past project delivery
• Ensure payment goes through NRE/NRO/FCNR accounts; never cash
• Understand TDS implications: the buyer is responsible for deducting TDS from the seller's payment
• Consult a CA in India who specialises in NRI taxation before signing

Source: Aurum PropTech NRI Buying Guide; FEMA Rules NRI Property, Sheokand Legal

Frequently Asked Questions

Can a Canadian PR (not a citizen) buy property in India as an NRI?

Yes. Under FEMA, the NRI definition is based on residency outside India, not just citizenship. If you hold a Canadian PR card and have been residing outside India, you qualify as an NRI for property purchase purposes. OCI cardholders are also treated on par with NRIs for property matters.

Can I buy a farmhouse in Alibaug, Goa, or Coimbatore?

Farmhouses as a property type are restricted under FEMA for NRIs. However, the term "farmhouse" can sometimes refer simply to a large independent house on converted residential land. Always check with a lawyer whether the property is classified as agricultural or as residential. Only buy if it is NA-converted residential land with a clean title.

Can I take out a home loan in India as a Canadian NRI?

Yes. Many Indian banks including HDFC, SBI, ICICI, and Axis offer NRI home loans. The loan amount is typically up to 80 percent of the property value. Repayment must go through NRE or NRO accounts.

How do I manage the property when I am back in Canada?

Most reputed developers offer property management services. You can also appoint a local trusted person with a Power of Attorney (POA) to handle maintenance, rentals, and administrative matters. The POA must be notarised in Canada and either apostilled (under the Hague Convention) or attested by the Indian consulate before it is valid in India.

What are the tax implications when I sell the property later?

Capital gains tax applies in India. Short-term gains (property held for less than two years) are taxed at your slab rate. Long-term gains (held for more than two years) are taxed at 20 percent with indexation benefits. India and Canada have a Double Taxation Avoidance Agreement (DTAA), which means you can claim relief to avoid being taxed on the same gains in both countries. Consult a CA in India who handles NRI taxation.

Key Sources and References Used in This Piece

Every data point in this guide is traceable. Here are the primary high-authority sources:

All property prices are approximate and sourced from 99acres, MagicBricks, NoBroker, and industry research reports as of mid-2026. Property prices fluctuate. Exchange rates fluctuate. Always conduct independent due diligence and consult qualified legal and financial professionals before making any property purchase. 

Ready to Book Your Scouting Trip? Here Is Where EazyFares Comes In

You know the cities you want to visit. You have your shortlist. Now comes the flight.

If you are looking for cheap flights from Toronto to India or the best flight deals Toronto to India specifically for a multi-city scouting trip, EazyFares is worth calling before you go anywhere else.

EazyFares is a reputed travel agency that specialises in the Canada to India corridor. They carry a 4.9-star Google rating and a 5.0 on Facebook, earned from thousands of Indo-Canadian travellers who keep coming back because the prices are genuinely competitive and the service is human.

Here is what makes them different from just searching online:

• No hidden fees. The price you get is the price you pay.
• We know multi-city itineraries. If your scouting trip takes you to Chandigarh, then Goa, then Coimbatore, EazyFares can often structure that as one itinerary instead of three separate bookings that bleed money.
• Available 24/7. Flights from Canada to India operate across time zones. When you need to call someone at 11 PM because your connection changed, someone picks up.
• 500+ airline partners. We are not locked into one carrier. If Emirates is cheaper this week, you get Emirates pricing. If Air Canada has a sale, they will tell you.

Book affordable flights Toronto to India through EazyFares and get your scouting trip sorted before someone else puts an offer on that Mohali flat.

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