NRI Property Management for Indians in Australia

Time vs IST

Sydney/Melbourne: 4 h 30 min ahead of IST (5 h 30 min during Australian daylight saving).

POA route

Notary + apostille

Indian mission

High Commission of India in Canberra and Consulates General in major cities including Sydney, Melbourne and Perth

Rent goes to

Your NRO account in India

Time difference and best call windows

Sydney/Melbourne: 4 h 30 min ahead of IST (5 h 30 min during Australian daylight saving). Brisbane: 4 h 30 min ahead all year. Perth: 2 h 30 min ahead all year.

From Sydney, 2 pm is 9:30 am IST (8:30 am during daylight saving); from Perth, the whole afternoon overlaps the Indian working day.

You can message us on WhatsApp at any hour; we reply in Indian working hours and schedule calls in your window.

Making a power of attorney in Australia

Australia is in the Hague Apostille Convention. Have the POA witnessed by a notary public, then get an apostille from the Department of Foreign Affairs and Trade (DFAT).

Where to go: High Commission of India in Canberra and Consulates General in major cities including Sydney, Melbourne and Perth.

A power of attorney executed abroad must be stamped (adjudicated) in India within three months of being received in India, and a POA that authorises sale of immovable property must be registered before the Sub-Registrar.

Full NRI POA guide →

Tax on Indian rent if you live in Australia

In India: Rent paid to a non-resident owner is subject to TDS. From FY 2026-27 this falls under section 393(2) of the Income-tax Act, 2025 (it replaced section 195 of the 1961 Act): there is no threshold, and the base rate is 30% plus applicable surcharge and 4% health & education cess. The tenant needs a TAN, files the TDS return and gives you the TDS certificate. You can apply for a lower or nil deduction certificate, and treaty (DTAA) relief may apply.

In Australia: Australian tax residents are taxed on worldwide income, including Indian rent, and can claim a foreign income tax offset for Indian tax under the India–Australia DTAA. Speak to a registered tax agent.

Getting rent to Australia

Rent from Indian property should be credited to your NRO account. Money can be moved from NRO to your NRE or foreign account within the FEMA limit of USD 1 million per financial year, after taxes, using Form 15CA (and Form 15CB from a chartered accountant where required).

Common situations for Australia-based owners

• Your afternoon is the Indian morning, the best time to reach banks, societies and municipal offices.
• Daylight saving applies in NSW, Victoria, ACT, Tasmania and South Australia but not Queensland or WA, so the gap with India changes by state.
• OCI cardholders can own and rent out residential property in India.

Services for owners abroad

Choose what you need; most owners start with tenant management and inspections.

• Rent collection & tenant management
• Inspection & maintenance
• Legal & documentation help
• Sale & purchase assistance
• Power of attorney (POA) guidance