Where your money goes
A brochure gives a price and a payment plan, not the account behind them. Money paid into the wrong account may have no legal protection.
Ask for: the protected project account, in writing, before any payment.
Property decision and ownership intelligence
Cross-border property due diligence, from choosing to owning.
NITARYA helps you choose the location and the project, checks the property you want to buy with an independent local lawyer, and keeps its records in order after you own it.Know what you are buying, before you pay.
For property in India, Sri Lanka, Thailand and the United Arab Emirates. Market guides to 11 countries.
Property evaluations start at US$349 · It starts with a free call
1,100+Projects on FileProjects on file
220Cities and Areas StudiedCities and areas
13,000+Statements With a Named SourceSourced statements
7 to 10Business Days: Decision Map DeliveredBusiness days
Buyer due diligence
Property Due Diligence Questions Every Buyer Should Ask
Question 01Can I Legally Own This Property?Ownership rights vary by country, region, and property type.
Foreign ownership rules, leasehold structures, local regulations, and title restrictions can significantly impact your rights. We review the legal framework before you proceed.
Question 02What Could Affect Future Value?Today's opportunity can become tomorrow's limitation.
Infrastructure changes, zoning restrictions, oversupply, environmental issues, and regulatory shifts can influence future outcomes. We identify factors that may not appear in sales presentations.
Question 03What Don't I Know Yet?The greatest risk is often the information you never receive.
Missing documents, unresolved disputes, unclear obligations, and unanswered questions can create costly surprises later. We identify facts, claims, and unknowns before a decision is made.
Risk made visible
Five findings a sales brochure leaves out
A brochure answers none of these. A document does, and you can ask for it.
Due diligence cannot remove every risk. It can make the material questions visible before you commit.
Whether the seller may sell
A project can be advertised before it is approved or registered. Until it is, the sale may not be valid.
Ask for: the approval or registration number, then check it with the authority yourself.
What you will actually own
Freehold, a lease and a share in a company can look the same in a brochure. For a foreign buyer the difference decides what can be sold, inherited or lost.
Ask for: the exact form of ownership, and the law that lets a foreigner hold it.
What sits behind the title
A deed that looks clean can carry an earlier claim, a mortgage or a dispute. None of that appears in a brochure.
Ask for: the title record, and a lawyer's search of what is registered against it.
Whether the promised income is real
Rental figures in a brochure are the seller's estimate. They can leave out empty months, running costs, and whether short lets are legal at all.
Ask for: last year's actual statements, and the licence the letting needs.
How we help
Choose. Check. Buy. Own.
One path from choosing a property abroad to owning it, with a real advisor from our team as your point of contact. Start with the step you need today.
1Step 1Choose
Explore & Decide
For a buyer who knows the goal but not yet the place or the project.
A dedicated advisor is your point of contact for the whole job.
What you get+
- The best area for you: 2 cities or 3 neighbourhoods, compared
- Up to 5 projects, ranked, with the price, payment plan and developer's record of each
- A tax guide for your case, and a 45-minute walkthrough
You receiveThe NITARYA Decision MapDelivered in 7 to 10 business days.
2Steps 1 to 4The complete service
Acquire & Own
For a buyer who wants one team from choosing a property to owning it.
Your point of contact stays throughout. A senior advisor joins for the checks and the purchase.
Included: Explore & Decide ($349) and your first year of Ownership Care ($799).
What you get+
- An independent local lawyer's written opinion, addressed to you
- A clear answer on the property you choose: go ahead, or do not
- Your Buying Plan, 90 days of support, and your Property Passport
You receiveThe Property Decision FileThe final part of the fee is charged only if you buy.
3Step 4Own
Ownership Care
For owners who bought through NITARYA.
One named contact who knows your property and replies within 2 business days.
What you get+
- You never miss a service charge, tax, insurance or lease date
- Every quarter we read your manager's statement and tell you if anything is wrong
- A yearly review and call: keep, rent, improve or sell
You receiveThe Ownership Care reviewThe first year is included in Acquire & Own.
Property evaluations start at US$349
Each package has a fixed fee, shown in full on its page. Prices are in US dollars, excluding taxes, and hold for India, Sri Lanka, Thailand and the United Arab Emirates. For any other country, talk to us first: you pay nothing until an advisor confirms we can cover it and how long it will take.
Where to buy
Countries we research, with a guide for each
Start with the ownership rules, official sources and location context that shape a property decision in each market.
Thailand
Buy property in Thailand with the ownership route clear.
Explore foreign condo ownership, the building quota, transfer evidence and location checks for buyers researching Bangkok, Phuket, Koh Samui and Pattaya.
Did you know?+
Did you know?
Thailand permits qualifying foreign ownership of condominium units, but foreign-held unit area in the building is generally capped at 49%.
Source: Thailand Department of Lands, Condominium Act (Thai text)
Dubai
Evaluate Dubai freehold property before reserving.
Understand designated ownership areas, developer and project checks, registration costs, payment obligations and the evidence behind rental assumptions.
Did you know?+
Did you know?
Foreign buyers can own freehold property in designated areas of Dubai, so the exact location and title route matter.
Source: Official UAE Government portal
India
Verify the project, promoter and local approval trail.
Bring RERA records, project disclosures, title questions, approvals, payment terms and state-specific obligations into one reviewable decision file.
Did you know?+
Did you know?
RERA requires many residential and commercial projects to register with the relevant authority, subject to statutory exemptions.
Source: India Ministry of Housing and Urban Affairs
Sri Lanka
You can own an apartment here. You cannot own the land.
Greece
Greece is open to foreign buyers. Two tax breaks expire in December.
Hong Kong
Foreign buyers pay no extra stamp duty now. You buy a lease, not the land.
United Kingdom
Foreigners can buy a UK home. The extra cost is tax, and it differs by nation.
Malaysia
Malaysia welcomes foreign buyers, above a minimum price.
Indonesia
A foreigner cannot own land in Indonesia. Know what you hold.
Vietnam
In Vietnam you buy 50 years, not forever.
Singapore
A foreigner can buy a condo freely. The tax adds 60%.
Photo credits
Sri Lanka: Sergei Gussev, CC BY 2.0, cropped and tinted. Greece: Ggia, CC BY-SA 3.0, cropped and tinted. Hong Kong: Béria Lima de Rodríguez, CC BY-SA 3.0, cropped and tinted. United Kingdom: Diliff, CC BY 3.0, cropped and tinted. Malaysia: CEphoto, Uwe Aranas, CC BY-SA 3.0, cropped and tinted. Indonesia: Gunawan Kartapranata, CC BY-SA 3.0, cropped and tinted. Vietnam: Diego Delso, CC BY-SA 3.0, cropped and tinted. Singapore: CEphoto, Uwe Aranas, CC BY-SA 3.0, cropped and tinted.
Guides & tools
Free, before you spend anything
The same guides our advisors use. Open any of them with your email. No payment, no card.
What is my next step?
Find my property
Answer a few questions and get your personal summary: your goal, country, budget and the right next step, with its price.
StartCan I own property there?
Ownership guide
How a foreigner buys and owns in each country, step by step, in plain words. UAE, Thailand, Sri Lanka, India, Malaysia, Singapore.
Open a guideWhich area, and what do homes cost there?
Compare the areas
Prices per square foot, rents, returns and sales for each area today, from the official land register. Dubai and India now.
CompareWhat will I pay in tax?
Tax guide
What you pay at home and abroad when you buy, rent out, sell or pass on a property, for ten home countries.
Open the guideCan I live there?
Residency guide
Every visa, long stay, permanent residence and citizenship route in India, Sri Lanka, Thailand and the UAE, with documents, costs and steps.
Open the guideWhat return would it make?
Rental yield calculator
Gross and net yield after vacancy, service charges, management and buying costs. Dubai today; more countries to come.
Calculate
Market insight
Building Permit Check in Thailand: A Buyer's Guide
How UK buyers can check a Thai building permit before paying a deposit: where to search, which documents to request, and what a permit does not prove.
Read insight
Market insight
Thailand LTR Visa Wealthy Global Citizen Guide
Thailand's Long-Term Resident (LTR) Visa for Wealthy Global Citizens: eligibility, investment thresholds, application documents, benefits and property purchase considerations.
Read insight
Market insight
10 Benefits of Investing in Overseas Property
Understand 10 benefits of overseas real estate investing, from rental income and diversification to currency exposure, taxes, residency and inheritance risks.
Read insightQuestions buyers ask
Straight answers before the next step.
Requirements vary by country, buyer and property. Treat these answers as a starting point, then confirm the facts for your transaction.
What does NITARYA cost?
Explore & Decide is US$349. Acquire & Own is a fixed fee set by the property's value; its page shows the table. Ownership Care is US$799 a year. Prices are in US dollars, excluding taxes, and hold for India, Sri Lanka, Thailand and the United Arab Emirates.
What is cross-border property due diligence?
It is a structured buyer-side review of the market, property, project, ownership route, documents, costs and unresolved questions before buying property across borders. NITARYA does the research and sets out the evidence, and shows what could not be confirmed. The formal legal opinion is then written by an independent local lawyer, addressed to you.
Who is behind NITARYA?
NITARYA is the brand of Nitarya Global LLP (LLPIN ACU-7196), registered in New Delhi, India. It was founded by Neerraj Jain, who has built and run businesses for over 15 years and started NITARYA after finding how hard it was to get figures he could trust when buying abroad himself. You can read about him on the About page and on LinkedIn.
How does NITARYA know its facts are right?
Every fact is traced to an official source (a land department, a regulator, a registry, a ministry), named and dated. A research associate checks it against a second source, local partners add what is true on the ground, and dated local news keeps it current. What we could not confirm is shown in the file, not left out.
When should I begin due diligence?
Ideally, begin before paying a reservation amount or signing a binding document. Earlier review gives you more room to compare options, ask for missing evidence and walk away if the decision no longer fits your goals.
What documents should a cross-border property buyer request?
The list depends on the country and property. It may include identity and authority documents, title records, project registration, approvals, payment schedules, draft contracts, service charge information, management terms and evidence supporting rental claims.
Does NITARYA sell or recommend property?
No project is promoted. The ranking rules are fixed before a shortlist is built, and the research team does not know what any seller pays. Where a developer or broker offers a commission, NITARYA may accept it. You stay free to buy from anyone, with or without NITARYA.
Who gives the legal opinion?
An independent local lawyer writes the legal opinion, addressed to you. Tax, valuation and engineering conclusions come from licensed specialists in the same way. NITARYA does the research those professionals work from, briefs them on your file and coordinates their work.
Can you review a property I have already selected?
Yes. Share the property, project, location, proposed ownership route, documents received and the commitment date. The review can then focus on the evidence that is available, missing or still needs specialist confirmation.
Can you help after I buy a cross-border property?
Yes, for clients who bought through NITARYA. Ownership Care keeps the documents, due dates and manager statements for your property in order. The first year is included in Acquire & Own.
Which countries does NITARYA currently cover?
Our packages are offered at published prices in India, Sri Lanka, Thailand and the United Arab Emirates. Our market guides also cover Greece, Hong Kong, Indonesia, Malaysia, Singapore, the United Kingdom and Vietnam. For those and other countries, talk to us first: an advisor confirms whether we can cover the country and how long the research will take, and you pay only after that.
Contact us
Talk to NITARYA about the decision in front of you.
Use the calendar to book a focused conversation about the property, market, ownership route or evidence you want NITARYA to review.
Or email contact@nitaryaglobal.com
Load the calendar when you're ready to choose a time.
The booking provider loads only after you ask for it, keeping the page fast and avoiding unnecessary third-party requests.
NITARYA briefing
Property intelligence, before you commit.
What changed in the rules, what the numbers say, and what we found in the documents, in the markets we cover. Written for people about to make a decision, not for people selling one.What changed in the rules, what the numbers say, and what we found in the documents.
- Rule changes that affect foreign buyers
- Market figures, with their sources
- The questions worth asking before you sign
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