Islands for Sale in India
Table of contents
- Short answer
- Islands for sale in and near India right now
- How much does an island cost in India?
- Can you buy an island in India?
- The rule that can cost you the island: coastal regulation (CRZ)
- Where are the islands in India?
- What it is like to own an island in Kerala
- How to buy an island in India: step by step
- Costs of owning an island in India
- Buying an island abroad from India
- Risks and what to check
- Frequently Asked Questions
- Sources
Short answer
Yes, you can buy an island in India, but the choice is small. Almost all private islands for sale are river, lake and backwater islands in Kerala, with the odd one in coastal Karnataka.
Asking prices start at about ₹12 crore (US$1.3 million) for a 2.2-acre island near Kochi. Large islands of 55–100 acres are listed at ₹200–275 crore (US$21–29 million).
You cannot buy a whole island in Andaman & Nicobar or Lakshadweep. There, islands belong to the government and are only leased to hotel developers.
Before you buy, check the coastal zone rules (CRZ). They can ban building within 20 metres of the shore, which on a small island removes much of the usable land.
Islands for sale in and near India right now
FindIslands does not list any island in India yet. Below are the closest islands in our catalogue. You can also browse all islands for sale.
Islands for sale nearby
Selling an island in India? List it on FindIslands →
How much does an island cost in India?
India has no public record of island sales. The best guide is what sellers are asking today. These are the listings we found and checked, as of October 2026.
Prices in India are quoted in rupees (₹) and crore. 1 crore = 10 million rupees, about US$105,000. Dollar figures use ₹95 = US$1.
| Island | Location | Size | Asking price | Per acre | Listed on |
|---|---|---|---|---|---|
| Private island, Kumbalam | Vembanad Lake, Kochi, Kerala | 2.2 acres | ₹12 crore (~US$1.3M) | ~₹5.5 crore (US$580k) | Realty Kerala, May 2026 |
| Island near Cochin airport | Kakkanad, Kochi, Kerala | 55 acres | ₹275 crore (~US$29M) | ~₹5 crore (US$530k) | OLX, Oct 2026 |
| Waterfront island, Poothotta | Udayamperoor, Kochi, Kerala | 100 acres | ₹200 crore (~US$21M) | ~₹2 crore (US$210k) | OLX, Oct 2026 |
| Private island, Kodungallur | Moothakunnam, Kerala | 100 acres | ₹200 crore (~US$21M) | ~₹2 crore (US$210k) | OLX, Oct 2026 |
| Sea island, Mattu | Udupi, Karnataka | 3 acres | Price on request | — | Avani Corp, Nov 2024 |
The OLX listings are classified ads that we could not fully verify.
What this means for a buyer:
- Islands near Kochi cost about the same per acre as prime waterfront land, around ₹5 crore (US$530,000). Only the two 100-acre islands are cheaper per acre.
- Many “island” ads in India are just plots on an inhabited island, such as Perumbalam in Kerala or Chorao in Goa. They are not private islands.
- Existing legal buildings add a lot of value. The Kumbalam island comes with 14 registered houses. New buildings may not be allowed at all (see the coastal rules below).
What is the cheapest island in India?
The cheapest whole island we could confirm is the 2.2-acre Kumbalam island at ₹12 crore (US$1.3 million). Cheaper offers appear on social media, but we could not verify them.
Abroad, small islands can cost far less. Some in Panama have been listed for under US$50,000 (about ₹47 lakh).
Can you buy an island in India?
It depends on where the island is and who you are.
| Island type | Can you buy it? |
|---|---|
| River, lake and backwater islands (Kerala, Karnataka, Goa) | Yes, if the seller has clear title |
| Andaman & Nicobar | No. Government land is leased, not sold |
| Lakshadweep | No. Land is reserved for islanders; tourism islands go to developers |
A private island in Kerala is owned outright, like any other plot of land. In Andaman & Nicobar and Lakshadweep, the only option is a long government lease.
Foreigners cannot use an Indian company to get around the rules. Foreign investment in farmhouses and in land as real estate is not allowed. Talk to a lawyer before buying through a company.
Andaman & Nicobar and Lakshadweep
Andaman & Nicobar has 836 islands and rocks, but only 31 islands have people living on them. Most of the land is forest and belongs to the government.
The government leases land instead of selling it. Leases have usually run for 30 years. Large areas are tribal reserves, where outsiders cannot buy land without special permission and need a pass to enter.
In December 2025, resort sites on Long Island, Aves Island and Neil Island were awarded to hotel developers on 75-year leases. These are commercial projects, not purchases for private buyers.
Lakshadweep works the same way. Land belongs to the islanders and is protected by law. Tourism islands such as Kadmat are developed by hotel groups under government partnerships.
Can foreigners and NRIs buy an island in India?
- NRIs and OCI cardholders can buy property in India, but not agricultural land, farmhouses or plantations. Many backwater islands are coconut groves, so check how the land is classified.
- Foreigners living abroad cannot buy property in India without permission from the Reserve Bank of India (RBI).
- Foreigners who live in India (more than 182 days a year) can usually buy like residents.
- Citizens of some neighbouring countries, including Pakistan, Bangladesh and China, always need RBI permission, even if they live in India.
Owning an island does not give you a visa, residency or citizenship in India. India has no residency-by-investment scheme for property buyers.
The rule that can cost you the island: coastal regulation (CRZ)
India’s coastal rules (the CRZ Notification 2019) cover islands in backwaters and along the coast. On these islands you usually cannot build anything new within 20 metres of the shore. Existing local homes can be repaired.
On a small island, this strip takes up a big share of the land. On a round 1-acre island, only about a fifth is left to build on.
Some islands face even stricter rules because they are in protected wetlands. In 2020 the Supreme Court upheld the demolition of the Kapico resort on Nediyathuruthu island in Vembanad Lake, because it was built against these rules. The demolition began in 2022.
Before you buy, ask the state Coastal Zone Management Authority which rules apply to the island and whether each building is legal.
Where are the islands in India?
India has 1,389 islands, rocks and islets, according to the Survey of India. Most are offshore.
- Andaman & Nicobar: 649 islands and 187 rocks. Government land, leases only.
- Lakshadweep: 28 islands and 5 rocks. Protected land, leases only.
- Kerala backwaters: Vembanad Lake (Kochi, Alappuzha, Kumarakom), Kodungallur and Ashtamudi Lake (Kollam). Most private island listings are here.
- Coastal Karnataka: river and estuary islands around Udupi.
- Goa: river islands such as Chorao are inhabited. Listings there are plots, not whole islands.
How many private islands are there in India?
Nobody keeps an official count. Most private islands for sale are in Kerala.
What it is like to own an island in Kerala
- Getting there: by boat. Many backwater islands near Kochi are only a few minutes from a mainland jetty, so you need a boat and a place to moor it.
- Seasons: the best months are October to March. The southwest monsoon (June to September) brings very heavy rain, and more rain follows in October and November.
- Natural risks: floods and shore erosion. The 2018 Kerala floods were the worst in a century and hit the backwater areas hard. Check how high the water rose on the island.
How to buy an island in India: step by step
- Check the title. Ask for the title deed, a certificate showing there are no loans or claims on the land, and the village land records. Make sure they cover the whole island.
- Check the land type. Agricultural, plantation or wetland land limits what you can build. NRIs cannot buy agricultural or plantation land.
- Check the coastal rules. Ask which CRZ rules apply and get the legal status of every building in writing.
- Check access. Confirm the boundary on the survey map, how you reach the island, and any fishing or boat rights around it.
- Sign a sale agreement with a lawyer. Make all payments by bank transfer.
- Pay stamp duty and register the sale at the local Sub-Registrar’s office.
- Transfer the land records into your name. In Kerala this starts to happen automatically from November 2026, first in some villages.
Costs of owning an island in India
Taxes when you buy depend on the state:
| State | Stamp duty | Registration fee |
|---|---|---|
| Kerala | 8% | 2% |
| Karnataka | 5% plus small extra charges | 2% |
| Goa | 3–6%, depending on price | — |
| West Bengal | 5–6%, plus 1% above ₹1 crore (US$105,000) | 1% |
For example, a ₹12 crore (US$1.3 million) island in Kerala adds about ₹1.2 crore (US$126,000) in stamp duty and registration.
Running costs to plan for:
- A boat and a jetty, and their upkeep.
- Power: often there is no grid cable, so solar with batteries or a diesel generator. Our guide to island energy supply compares the options.
- Water: a borewell, rainwater tanks or a filter system.
- Protection of the shore against erosion and monsoon floods.
- A caretaker, because the island will be empty most of the year.
Buying an island abroad from India
Many Indian buyers look abroad, where there are more islands to choose from. Two limits apply.
How much money you can send. Under the Liberalised Remittance Scheme (LRS), each resident can send up to US$250,000 a year abroad, including for property. Above ₹10 lakh (about US$10,500), the bank collects 20% tax at source (TCS). This is not an extra tax: you get it back as a credit against your income tax.
What you can own. Most countries near India do not let foreigners own land outright.
| Country | Can an Indian own an island outright? | What you can get instead |
|---|---|---|
| Sri Lanka | No | Lease of up to 99 years |
| Maldives | No | Government lease, usually 50 years |
| Malaysia | Yes, with state approval | Usually a minimum price of RM1 million |
| Thailand | No | Lease of up to 30 years |
| Indonesia | No | Right of use for up to 80 years, with a residence permit |
| Philippines | No | Investor lease of up to 99 years |
| UAE | Only in freehold zones | Plots or homes on developed islands, not whole islands |
| Scotland, UK | Yes | Full ownership, no nationality limits |
If a lease is the only option, read our guide on freehold vs leasehold islands before you sign.
Scotland is one of the few places where anyone can own an island outright. Little Cumbrae in the Firth of Clyde was bought in 2009 for about £2 million by a Scottish couple of Indian origin. See our guide to islands for sale in Scotland.
Risks and what to check
- Title gaps: part of the island may belong to the government, a temple or the community.
- Illegal buildings: buildings without permission can be ordered demolished, as in the Kapico case.
- Land type: agricultural or plantation land limits who can buy it and what you can build.
- Floods and erosion: check the high tide line and how the shore has changed over the years.
- Access: check jetty rights and any fishing or boat rights around the island.
- Fake listings: most Indian island ads are on classifieds and social media. Check the seller and the title before you pay any deposit.
A local property lawyer should check the title, the land type and the coastal rules before you sign anything.
Frequently Asked Questions
Yes, if it is a privately owned river, lake or backwater island, mostly in Kerala. Islands in Andaman & Nicobar and Lakshadweep are not sold.
Asking prices run from about ₹12 crore (US$1.3 million) for a 2.2-acre island near Kochi to ₹200–275 crore (US$21–29 million) for islands of 55–100 acres. Add about 7–10% for stamp duty and registration.
The cheapest whole island we could confirm in October 2026 was listed at ₹12 crore, about US$1.3 million (2.2 acres, near Kochi).
No. The government leases land there, mostly to hotel developers, and does not sell whole islands.
1,389 islands, rocks and islets, according to the Survey of India.
NRIs and OCI cardholders can buy island land if it is not agricultural or plantation land. Foreigners living abroad need RBI permission.
No. Buying property in India does not give a visa, residency or citizenship.
Yes. You can send up to US$250,000 a year under the LRS. In most of Asia you will get a long lease rather than full ownership.
Prices are asking prices unless marked sold, not valuations. This guide is general information, not legal or tax advice.
Sources
- https://api.sci.gov.in/supremecourt/2013/24559/24559_2013_2_1502_19350_Judgement_10-Jan-2020.pdf
- https://www.keralaczma.gov.in/images/pdf/Notifications/CRZ%20Notification%202019%20with%20Amendments.pdf
- https://surveyofindia.gov.in/webroot/UserFiles/files/No.%20of%20Offshore%20Islands%20and%20Rocks%20-%20Islets%20of%20India.pdf
- https://indiacode.nic.in/bitstream/123456789/19311/1/pat_regualtion_1956.pdf
- https://www.theweek.in/wire-updates/business/2025/12/15/ces5-an-resorts.html
- https://www.rbi.org.in/scripts/BS_ViewMasDirections.aspx?id=10196
- https://rbi.org.in/Scripts/FAQView.aspx?Id=115
- https://www.realtykerala.com/listings/100346-private-island-for-sale-in-kumbalam-kochi
