A clear guide to FEMA rules for NRIs and OCIs buying residential property in Lucknow. Covers permitted purchases, payment rules, RERA checks, and a comparison of three RERA-registered under-construction projects.
Can an NRI or OCI Buy Property in Lucknow?
Yes. The Reserve Bank of India (RBI) permits a Non-Resident Indian (NRI) or an Overseas Citizen of India (OCI) to purchase immovable property in India other than agricultural land, a farmhouse, or plantation property. For a global NRI or OCI cardholder, this means a residential apartment or a non-agricultural plot is generally permitted.
This article explains the core FEMA rules, mandated payment channels, and the crucial step of verifying a project on the Uttar Pradesh Real Estate Regulatory Authority (UP-RERA) portal. It also compares three RERA-registered under-construction residential projects in Lucknow with promoter details, locality, status, and a cover image recorded on Brickly. Projects are ordered by data completeness then alphabetically; no project has paid for inclusion.
Who Is an NRI or OCI Under FEMA?
The RBI’s FAQ on immovable property confirms general permission covers both NRIs and OCIs for residential purchases. Citizens of Pakistan, Bangladesh, Sri Lanka, Afghanistan, China, Iran, Nepal, or Bhutan need prior RBI approval—a restriction that does not apply to most NRI and OCI audiences in the UAE, UK, or US.
What Types of Property Can You Buy?
Under RBI’s general permission, an NRI or OCI can purchase:
- Residential property (apartment, villa, or plot in a non-agricultural residential layout)
- Commercial property
Agricultural land, a farmhouse, and plantation property are not permitted. Verify any plot in a Lucknow project is classified as non-agricultural residential land. The three projects listed—1OAK ATMOS, 1OAK NATURA, and AJIT ORO COUNTY—are RERA-registered residential developments.
Payment Rules: Banking Channel Only
The RBI mandates payment through banking channels or eligible NRE, FCNR(B), or NRO account funds. Travellers cheques and foreign currency notes are not accepted. Buyers in the UAE, UK, or US must:
- Use an NRE account for repatriable funds,
- Use an NRO account for local income or rupee funds, or
- Remit directly through proper banking channels to the seller’s account.
UP-RERA further advises using the project-designated collection account, a consumer-protection measure under the Real Estate (Regulation and Development) Act, 2016.
RERA Verification: The Non-Negotiable First Step
Before signing any agreement or transferring money, visit the UP-RERA portal at https://up-rera.in/. Enter the project’s RERA number and check:
- Registration status
- Promoter details
- Registered completion date (if recorded)
- Any recent orders or complaints
The three projects compared here list their RERA numbers for direct verification.
Three RERA-Registered Under-Construction Projects in Lucknow
These are the only approved, published Lucknow residential projects on Brickly with a recorded RERA number, promoter, locality, status, and cover image. All are under construction as of the last verified date. Confirmed possession dates are from supplied data; a past date does not imply current availability.
### Project Comparison Table
| Project | Locality | RERA Number | Status | Promoter | Configurations (Carpet Area) | Amenities (Selected) | | --- | --- | --- | --- | --- | --- | --- | | 1OAK ATMOS | Gomti Nagar Extension | UPRERAPRJ263280 | under construction | ONEOAK REALTORS INDIA PRIVATE LIMITED | 3 BHK (1600.00 sq ft), 4 BHK (2239.00 sq ft) | Swimming Pool, Gym, Yoga Center, Restaurants, Jogging tracks, Kids Play Area, Senior Citizen Area, CCTV Surveillance | | 1OAK NATURA | Sushant Golf City | UPRERAPRJ132075 | under construction | ONEOAK REALTORS INDIA PRIVATE LIMITED | 3BHK (1471.20 sq ft), 2BHK (908.00 sq ft) | Swimming Pool, Gym, Yoga Center, Restaurants, Jogging tracks, Kids Play Area, Senior Citizen Area, CCTV Surveillance | | AJIT ORO COUNTY | Jankipuram Extension | UPRERAPRJ716796 | under construction | ORO Group | 3BHK (772.00 sq ft), Plots (1234.00–2060.00 sq ft) | GYM, Guest Room, Home theatre, Salon, Basket Court, Kids Area |
*All projects are under construction. Registered completion dates are not available in the supplied data.*
Individual Project Details
### 1OAK ATMOS — Gomti Nagar Extension
Promoted by ONEOAK REALTORS INDIA PRIVATE LIMITED (RERA: UPRERAPRJ263280), this project spans 1.28 acre with 22 floors and 76 units. The confirmed possession date is 2023-12-30—a past date that does not indicate current availability; check the RERA portal for the latest status. Configurations: 3 BHK (1600.00 sq ft carpet area) and 4 BHK (2239.00 sq ft). Amenities include a swimming pool, yoga center, restaurants, jogging tracks, kids play area, senior citizen area, gym, and CCTV surveillance. More at 1OAK ATMOS.
### 1OAK NATURA — Sushant Golf City
Also by ONEOAK REALTORS INDIA PRIVATE LIMITED (RERA: UPRERAPRJ132075), this project is spread over 3.8 Acre with 14 floors and 272 units. The confirmed possession date is 2026-03-01. Offerings: 3BHK (1471.20 sq ft carpet area) and 2BHK (908.00 sq ft). Amenities mirror those of 1OAK ATMOS. Visit 1OAK NATURA.
### AJIT ORO COUNTY — Jankipuram Extension
Promoted by ORO Group (RERA: UPRERAPRJ716796), this 15.909-acre project has 2 floors and 205 units. The confirmed possession date is 2026-12-30. It offers a 3BHK apartment (772.00 sq ft carpet area) and plots ranging from 1234.00 to 2060.00 sq ft. Amenities: GYM, guest room, home theatre, salon, basket court, and kids area. See AJIT ORO COUNTY.
How to Select Among These Projects: Objective Criteria
Selection is based on data completeness: each project has a RERA number, verified promoter, recorded locality, construction status, and cover image. No price, return projection, or subjective assessment is used.
When evaluating, consider:
- RERA validity: Cross-check the RERA number on the UP-RERA website.
- Possession date: A past date like 2023-12-30 is historical; it does not confirm current availability.
- Promoter track record: ONEOAK has two projects, allowing comparison of configurations and localities. ORO Group offers both apartments and plots.
- Carpet area vs. super area: The supplied data lists only carpet area—the net usable area inside walls as defined under RERA. Do not compare with super built-up area from other sources.
The NRI Purchase Process: An Overview
- Project verification: Confirm RERA registration and promoter details.
- Payment compliance: Use only NRE, NRO, FCNR(B) accounts or direct banking channels.
- Agreement for sale: Execute a registered agreement under RERA.
- KYC documentation: Provide passport, visa, OCI card (if applicable), PAN, and address proofs.
- Possession and registration: Coordinate after completion; a confirmed date is not a guarantee of availability.
UP-RERA’s designated collection account applies at every payment stage.
Common Mistakes NRIs Make
- Skipping RERA verification: Cross-check the RERA number on the official UP-RERA portal before any payment.
- Using unapproved payment routes: Travellers cheques and foreign currency notes violate FEMA.
- Buying agricultural land: Verify land-use classification; agricultural land is not permitted under general permission.
- Assuming a past date means available inventory: A past possession date is a historical record, not a statement of unsold units.
Methodology
This article uses only approved facts and references. Three projects are included from the approved list: all have a recorded RERA number, promoter, locality, status, and cover image. Sorting is by data completeness then alphabetically; no paid priority applies. Regulatory facts are from the RBI’s public FAQ on NRI/OCI immovable property and the UP-RERA website. Project data is current as of the last verified date: 2026-09-06.
Limitations
Educational content only; not legal, tax, banking, or investment advice. No price, possession date, distance, rental yield, appreciation, infrastructure impact, or current availability is guaranteed. Always verify the live official record on the UP-RERA portal and seek transaction-specific professional advice. A past confirmed possession date does not imply inventory. The absence of a registered completion date is not a negative indicator. No tax rates, loan terms, or document formalities beyond stated guidance are provided.
For more NRI resources, visit the Brickly NRI page or explore NRI tools. For broader residential options, see projects in Lucknow.
Next Steps
Before acting, open the UP-RERA portal, enter the RERA number of any project, and verify registration and promoter details. Consult your bank about NRE, NRO, or FCNR(B)-to-RERA account transfers. The RBI and UP-RERA provide a clear compliance path.