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Assured means CONTRACTUAL — the obligation is owed by the developer or its SPV, not by Wyndham, Clarks, Royal Orchid or any bank. There is no deposit insurance and no regulator standing behind it. Capital is at risk.
You buy a specific villa or suite inside an operating five-star resort and receive a registered sale deed in your own name. A hotel brand — Wyndham, Trademark by Wyndham, Dolce by Wyndham, Regenta by Royal Orchid, Clarks — runs the property. In exchange for handing the unit to the operator, you receive a contractual annual rent of 8-10% of your purchase price, plus a block of free owner stay-nights. You own title, not a unit in a fund, and there is no listed price to check each morning.
Every AUD figure on this page is indicative only, converted at A$1 = Rs 57 as at 28 July 2026. The sale deed, the rent, the TDS and every remedy are denominated in Indian rupees. Your AUD return therefore moves with the exchange rate as well as with the developer's ability to pay. Check the live rate on the day you actually remit — a five-rupee move on a Rs 1 crore purchase is roughly A$14,000.
ResortWealth is an independent advisor, not a developer and not a bank. We are paid a channel-partner commission by the developer on a completed booking. We are not licensed in Australia, and nothing here is financial product advice, personal or general, under the Corporations Act — general advice also requires an AFSL, and superannuation, REITs and managed funds referred to on this page are financial products. For anything product-related in Australia, see an AFSL-licensed adviser; for tax, a registered tax agent in Australia and a chartered accountant in India.
All tax figures are FY 2025-26, illustrative, and change with slabs, surcharge and your own circumstances. Confirm every line with a qualified adviser in your country of residence and a CA in India before you sign anything.
Because the distance that makes ordinary Indian property miserable is the exact thing this structure removes. Australia's India-born population is now roughly 845,000 and is the fastest-growing large migrant group in the country; add New Zealand's roughly 290,000-strong Indian community, heavily concentrated in Auckland, and you have a very large group of people with parents in Jaipur, Pune, Kochi or Ludhiana and a job in Parramatta, Tarneit, Clayton or Mount Roskill.
The standard move — buy a flat in India — goes wrong in a predictable way from 10,000 km. You are chasing a tenant you have never met, arguing with a society committee over maintenance dues at 2am Sydney time, and paying for an empty unit for months at a stretch. A resort unit under an operator contract inverts that: there is one counterparty, one payment, and no tenant hunt. Nobody calls you about a leaking tap.
The travel maths matters too. Sydney-Delhi and Melbourne-Delhi run direct at roughly 12-13 hours; Udaipur, Goa, Coorg and Sakleshpur are all one connection beyond that. This is not a property you drop in on for a weekend. The 25 free owner nights at Regenta Pushkar or KAMAH Jawai, or 12 at Dolce Udaipur or Dolce Goa Mandrem, are genuinely useful for the once-a-year family trip when cousins fly in from three cities.
Be honest about what the nights are worth, though. Twenty-five nights at a Rs 12,000 rack rate looks like Rs 3 lakh of value, but you would never have paid rack rate and you would never have stayed 25 nights. Value them at what you would actually have spent — often Rs 60,000 to Rs 1 lakh. Buy this for the cash yield or do not buy it.
The ticket size is also small by Australian standards. With a Sydney median house price well above A$1.5 million, an entry of roughly A$125,000 (KAMAH Jawai, from ~Rs 71 lakh) to A$230,000 (Dolce Udaipur or Dolce Goa Mandrem, from ~Rs 1.31 crore) reads as a satellite holding rather than a life decision.
You are taxed in both countries, but not twice on the same income, provided you claim the credit correctly. Under Article 6 of the India-Australia DTAA, income from immovable property may be taxed in the country where the property sits — so India taxes first. Australia, which taxes its tax residents on worldwide income, then taxes the same rent and gives you a foreign income tax offset (FITO) for the Indian tax. Do not take your own residency for granted: whether you are an Australian tax resident is a facts-based question decided by the ordinary-resides, domicile, 183-day and Commonwealth-superannuation tests, and it is possible to be resident in both countries at once — in which case Article 4 of the India-Australia DTAA applies a tie-breaker. Settle your residency position with a registered tax agent before you model any of the numbers below. The catch is that the offset is capped at the Australian tax on that income. For most readers of this page the cap is not the binding constraint — Indian tax on this rent works out at roughly 22% of gross, while Australian marginal rates of 32%, 39% or 47% are higher, so you generally absorb the whole Indian credit and still owe a top-up here. The cap bites in the opposite case: where Australian tax on the income is unusually low or nil, the excess Indian tax is simply lost.
On the Indian side, rent paid to a non-resident attracts TDS under Section 195, commonly 31.2% (30% plus cess) before surcharge. You need a PAN: Rule 37BC does NOT cover rental income, so Section 206AA can apply — and, more practically, without a PAN you cannot file an Indian return or recover any excess withholding at all. You then file an Indian return. Section 24(a) gives a 30% standard deduction on the NET ANNUAL VALUE — gross rent less municipal taxes actually paid — so your final Indian liability is materially lower than the TDS withheld, and the excess comes back as a refund carrying interest under Section 244A. It is not an interest-free loan to the government, but it is a slow one.
That produces the honest net-yield formula: rate x (1 - 0.7 x effective tax rate). At 31.2%, an 8% property such as Wyndham Grand Jaipur Amer or Regenta Pushkar nets about 6.25% in rupee terms; a 10% property such as KAMAH Jawai or Dolce Goa Mandrem nets about 7.8%. Characterisation is not automatic — whether the receipt is house property income, business income or income from other sources depends on the contract's actual terms, and in revenue-share years (Clarks Pushkar after the initial five, for example) the 30% deduction may simply not be available.
On the Australian side, you declare the GROSS Indian rent as foreign source income, translated to AUD under the ATO's forex translation rules, and deduct your ACTUAL expenses. Australia does not recognise India's 30% standard deduction, so your Australian taxable amount is usually larger than your Indian one — which in practice means most middle and high earners absorb the whole FITO and still owe some top-up tax here. Note also the year mismatch: India runs 1 April to 31 March, Australia 1 July to 30 June, so one Indian financial year straddles two Australian ones.
This is general information, not tax advice. Your position depends on your residency, your other income and the treaty in force — confirm it with a qualified adviser in Australia and a CA in India before you commit.
Money goes out through the banking channel and nowhere else. Fund the purchase either by inward remittance from your Australian account or from an NRE or FCNR account. Never through cash, never through a relative's resident account, never through a friend settling it locally against a reverse payment here. Ask your Indian bank for the FIRC or foreign inward remittance advice on every single tranche and keep those documents permanently — they are the proof that lets you take capital out later.
On repatriation limits, get the rule right. Rule 21(2) of the FEM (Non-debt Instruments) Rules 2019 — the restriction to two properties — applies to RESIDENTIAL property only. Commercial and hospitality inventory is unrestricted. What actually governs your ability to repatriate is the funding route and the FIRC trail, not a property count.
Eligibility is separate from funding. NRIs and OCIs may buy this kind of property; a foreign citizen without OCI who is resident outside India generally cannot, without RBI approval. A foreign-citizen spouse of an NRI or OCI may in defined circumstances be a joint owner of one property, subject to conditions including the funding route and a subsisting marriage of at least two years. If your partner holds only an Australian passport, get this checked before you name joint owners on the deed.
Rent comes in the other direction. The operator or developer credits your NRO account, monthly or quarterly as the contract specifies, after deducting TDS. Rent is CURRENT INCOME and is repatriable from an NRO account WITHOUT the USD 1 million cap, subject to tax having been paid and Forms 15CA and 15CB from a chartered accountant. The USD 1 million per financial year cap — roughly Rs 8.5 to 9 crore — applies to CAPITAL items: sale proceeds, inheritance and gifts. Plan your exit around that, not your rent.
Budget the cost stack in two versions. Without GST, expect roughly 7-10% on top of the headline price (stamp duty, registration, legal, documentation). With GST, roughly 19-22%. GST runs at about 12% effective on under-construction non-residential property and is nil on a completed unit that already has an occupancy certificate. On KAMAH Jawai at ~Rs 71 lakh, that is roughly Rs 5-7 lakh of extra cost on a completed unit versus roughly Rs 13.5-15.5 lakh on an under-construction one — about A$9,000 to A$12,000 against A$24,000 to A$27,000.
One GST point owners frequently get wrong: since 10 October 2024, renting non-residential immovable property by an unregistered person to a REGISTERED person falls under reverse charge, meaning the registered operator discharges the GST. You should not be told to register and bear 18% yourself. If a seller tells you otherwise, push back and get it in writing from a CA.
Finally, mind the spread. Converting rupees to AUD through a retail bank typically costs 1.5-2.5%; specialist FX providers often quote 0.3-0.7%. On Rs 7.1 lakh of annual rent that is the difference between roughly A$85 and A$310 a year of pure friction. Over fifteen years it is real money.
This is an illiquid, unsecured, single-counterparty bet on one developer in a foreign legal system, and you should not buy it with money you may need. There is no exchange and no ready secondary market: exiting a resort unit can take a year or more, and often means selling back into the same developer's ecosystem at a price you do not control. The assured rent is a CONTRACTUAL promise from the developer or its SPV — not from Wyndham, Clarks, Royal Orchid or any bank, and not from any regulator. If that entity stops paying, your remedy is an Indian civil suit, arbitration or an insolvency process, run from 10,000 km away, in years rather than months. Currency risk is real and one-directional in a way that hurts: the rupee has historically drifted down against hard currencies, so a rupee income stream measured in AUD faces a quiet annual headwind before anything else happens. These units are NOT loan-eligible — no Indian home loan will fund them, so do not plan around leverage, and be very careful about drawing on Australian home equity to buy an unsecured foreign income stream. Under-construction inventory adds a further layer: your money is committed years before a single guest checks in, and RERA remedies are slower in practice than on paper. And distance itself is a risk — you cannot walk in unannounced, count cars in the car park, or lean on anyone in person. If you have nobody trustworthy in India and no appetite for a multi-year dispute, do not buy this. If it would be more than 10-15% of your investable assets, do not buy this. If you are buying mainly for the owner nights, do not buy this.
We are an independent advisor, not the developer. If this does not fit your situation we will say so — and point you at a fixed deposit or a REIT instead.
Probably the opposite, if you plan it. As a temporary resident you are generally exempt from Australian tax on foreign-source income under Subdivision 768-R, so the Indian rent may sit outside the Australian net entirely while your visa lasts — you still pay Indian tax and file there. The moment you stop being a temporary resident, worldwide taxation begins, and there is a useful provision: for CGT purposes you are generally treated as having acquired your non-Australian assets at market value on that date, which can reset your cost base upward. That timing is worth structuring deliberately. Confirm with a registered tax agent in Australia and a CA in India.
Different products, and the honest answer depends on whether you want cash or optionality. A Jaipur apartment is more liquid, can be loan-funded in India, and appreciates or does not on its own merits — but you must find tenants, chase rent, pay society dues and absorb vacancy from 10,000 km. The Wyndham Grand Jaipur Amer unit from ~Rs 1.10 crore (~A$193,000) pays a contractual 8%, which nets roughly 6.25% in rupee terms after Indian tax, is professionally run, and includes 25 owner nights — but it is NOT loan-eligible, is far harder to sell, and carries developer counterparty risk an apartment does not. Neither is safer in the abstract.
Assume not, unless a genuine SMSF specialist tells you otherwise in writing. The free owner stay-nights alone are likely fatal — a present-day benefit to a member cuts across the sole purpose test in section 62 of the SIS Act. Beyond that, overseas real property must be held in the fund's name, and Indian FEMA and registration rules deal with individual NRIs and OCIs, not with an Australian superannuation trust; the eligibility to buy is personal to you, and your SMSF is not an NRI. We do not advise on superannuation and cannot structure around this. Speak to an SMSF specialist and an AFSL-licensed adviser before you spend money on the idea.
On ~Rs 71 lakh (~A$125,000), gross rent is Rs 7.10 lakh (~A$12,450). TDS at 31.2% withholds about Rs 2.21 lakh. When you file in India, the Section 24(a) 30% deduction on net annual value brings the final liability to roughly Rs 1.55 lakh, so about Rs 66,000 returns as a refund with Section 244A interest — an Indian net near Rs 5.55 lakh, about 7.8%. Then Australia taxes the gross, less your actual deductions, giving FITO for the Indian tax. At a 39% marginal rate the all-in net is roughly A$7,600, about 6.1% on your AUD outlay, before FX spread. FY 2025-26, illustrative; confirm with your adviser and a CA in India.
You become an unsecured contractual creditor of an Indian company, and that is a slow place to be. Your remedies are a civil suit or the arbitration clause in your agreement, a RERA complaint if the project is still pre-completion, and NCLT insolvency proceedings if the entity fails outright. Realistic timelines run into years, and recovery is uncertain — you still own the registered unit, which is the point of taking a sale deed rather than a bond, but a villa inside a resort you cannot operate yourself is worth far less standing alone. You will need an Indian lawyer on retainer and, realistically, a trusted family member holding a specific power of attorney.
We do not forecast currencies and you should distrust anyone who does. What we can tell you is what the rate does mechanically. Your entry rate fixes the AUD cost base the ATO will use when you eventually sell, so it affects Australian CGT, not just your purchase price. And your income is permanently in rupees: if A$1 buys Rs 57 today and Rs 62 in five years, that Rs 7.10 lakh of rent becomes about A$11,450 instead of A$12,450 — roughly an 8% cut with nothing having gone wrong in India. Treat rupee drift as a standing headwind in your assumptions rather than something to time.
They are structurally different and we are not recommending between them. Superannuation is concessionally taxed at 15% in accumulation and can be tax-free in pension phase after 60 within caps, but it is preserved until a condition of release. A negatively geared Australian property uses leverage, deductible interest, the 50% CGT discount and familiar law, with land tax and vacancy risk. This asset has no leverage at all (NOT loan-eligible), no franking credits, no Australian wrapper — but a higher headline cash rate, rupee exposure and family usability. One neutral technical note worth knowing: NRE fixed deposit interest is exempt in India, which sounds attractive, yet Australia taxes it in full and there is no Indian tax to credit, so the exemption is worth nothing to you. For anything involving REITs, mutual funds or securities, speak to an AFSL-licensed adviser in Australia and a SEBI-registered investment adviser in India.
No — that restriction is being misapplied to you. Rule 21(2) of the FEM (Non-debt Instruments) Rules 2019 limits repatriation to two properties for RESIDENTIAL property; commercial and hospitality inventory is not caught. What determines whether you can repatriate is the funding route — inward remittance, NRE or FCNR — and whether you kept the FIRC trail. Your inherited Pune share follows its own path: inheritance proceeds are a CAPITAL item and sit inside the USD 1 million per financial year limit, roughly Rs 8.5-9 crore, with Forms 15CA and 15CB. Your resort rent, being current income, faces no such cap. Confirm with a CA in India.
Two systems have to agree, so write both sides down now. In India you need a properly executed will covering the Indian asset; OCI children can inherit and hold it, while a child holding only an Australian passport without OCI can typically inherit but may face RBI approval issues on repatriating sale proceeds. In Australia there is no inheritance tax, but CGT event K3 can apply where a non-taxable-Australian-property asset passes from a deceased Australian resident to a foreign-resident beneficiary, which can crystallise a gain in your final return. Get an Australian estate lawyer and an Indian succession specialist to work from the same document. Confirm with a qualified adviser in your country of residence and a CA in India.
The Indian half is identical — same FEMA eligibility, same Section 195 TDS, same NRO route, same repatriation rules. The New Zealand half differs. New Zealand taxes residents on worldwide income and gives foreign tax credits under the India-New Zealand DTAA, with its own limitation rules rather than Australia's FITO calculation. If you are a recent migrant, the four-year transitional resident exemption may put the Indian rent outside the New Zealand net for a while, which is worth checking before you assume anything. New Zealand has no general capital gains tax, but the bright-line rules can reach residential land held offshore, so get a specific opinion on how the unit is characterised. Confirm with a New Zealand tax adviser and a CA in India.
Share your number and an advisor will walk you through what actually reaches your account from Sydney — the tax, the paperwork, and whether this even suits you. We are independent, so we can say no.
