(GURUGRAM) A US-based NRI has alleged he lost prime land in Sushant Lok‑I to a ₹10.7 crore Gurugram land fraud built on forged documents and impersonation, police said, in a case that has jolted overseas Indians who own property in India. Investigators say Manish Kumar, a resident of Punjab, led a scheme that used fake Aadhaar and PAN cards and a forged gift deed to pose as the owner’s fictitious brother, then pushed through a registration at the Wazirabad sub‑registrar’s office.
The plot, originally transferred to Gaurav Narula by his father in 1991, was later sold, with ₹7.71 crore traced to Kumar’s bank account. Kumar was arrested on August 28, 2025, and remains in police remand as the Economic Offences Wing‑I (EOW‑I) pieces together the roles of other suspects.
How the fraud was carried out
Police sources said the alleged gift deed—dated June 3, 2024—was central to the switch. The fraudsters allegedly:
- Created fake signatures on key documents.
- Used a staged appearance by an impersonator claiming to be Gaurav Narula.
- Produced a second impersonator posing as a non‑existent brother.
- Submitted paperwork that passed routine checks and was registered at the Wazirabad sub‑registrar’s office, enabling the subsequent sale.
The case has been registered under sections related to cheating, forgery, and impersonation. For many NRIs, the details read like a checklist of worst fears: property stolen despite clear title, overseas absence exploited, and official processes deceived with forged documents.
Discovery and investigation trail
According to sources familiar with the complaint, Narula—a US citizen since 1997 who has not visited India since 2020—discovered the transfer after a local contact flagged unusual activity tied to the plot. That alert triggered police involvement and a financial trail that led investigators to bank deposits in the accused’s name.
The EOW‑I is now:
- Examining possible links to brokers and document facilitators.
- Tracing funds beyond the ₹7.71 crore initially located in Kumar’s account.
- Mapping phone records and other digital traces to place individuals at key events.
- Forensically examining the forged documents.
- Expected to question sub‑registrar staff who handled the June 2024 registration.
Police warn recoveries could take time because of layered transactions and likely onward transfers. If the land has been resold multiple times, authorities may seek court orders to freeze further transfers while evidence is examined.
“Speed is everything,” say lawyers handling NRI property disputes. The moment an NRI suspects a forged transfer, filing an FIR and engaging an Economic Offences Wing unit can make a crucial difference.
Investigation status and immediate implications
- Arrest: Manish Kumar arrested on August 28, 2025; currently in police remand.
- Alleged proceeds: ₹7.71 crore traced to Kumar’s bank account.
- Key document: Alleged forged gift deed dated June 3, 2024, registered at the Wazirabad sub‑registrar’s office.
- Custody and charges: Case registered under cheating, forgery, and impersonation; EOW‑I, Gurugram Police leading the probe.
Why NRIs are especially vulnerable
Legal experts note common vulnerabilities for overseas owners:
- Reliance on power of attorney (PoA) holders, local caretakers, or relatives to handle documents and maintenance.
- Plots left vacant for years or outdated contact details with authorities.
- High land values in urban markets that make fraud lucrative.
- Sophisticated high‑quality fake IDs that can defeat basic verifications.
A single forged gift deed, if not caught, can trigger a chain of consequences that is hard and costly to reverse.
Practical steps overseas Indians can take right now
- Conduct regular title checks
- Verify ownership every few months using Haryana’s digital records.
- Have a local lawyer confirm there are no pending transfers or encumbrances.
- Use a cautious PoA model
- Keep PoAs narrow, registered, and time‑bound.
- Name only a trusted person and include explicit limits (no gifting or sale without written consent).
- Keep the property visibly secured
- Build boundary walls/fencing, put up signage with the owner’s name and contact, and ensure gates are locked.
- Hire a reputable caretaker or manager
- Use a professional property manager or a known local caretaker.
- Request time‑stamped photos or short videos on a fixed schedule.
- Leverage technology
- Install CCTV with cloud storage and motion sensors.
- Maintain a visit log for sharing with police if needed.
- Update official contacts
- Keep mobile number and email current with the sub‑registrar’s office and local authorities to receive alerts on filings.
- Lock down financial trails
- Route sale or lease funds through NRE/NRO/FCNR accounts for clear records tied to your PAN.
- Be tax‑ready
- Since July 23, 2025, NRIs face a flat 12.5% long‑term capital gains tax on property sales without indexation.
- Buyers must deduct TDS at rates up to 17.81% depending on sale value.
- If default TDS is too high, apply for a lower deduction certificate using Form 13 through the Income Tax Department: Income Tax Department – Form 13 (Section 197) application.
- Account for rental income TDS
- From 2025, TDS on certain rental payments to NRIs rose to 31.2%.
- Ensure tenants and banks apply correct rates and retain acknowledgments.
- Act fast on red flags
- Unknown surveyors at your plot, sudden broker interest, or missing signage should prompt immediate legal and police action.
- Consider title insurance
- Where available, title insurance can cover legal costs and some losses from ownership disputes.
Regulatory and legal context
- Under RBI norms and FEMA rules, NRIs are usually free to buy residential and commercial property in India, but they need Reserve Bank approval to buy agricultural land, plantations, or farmhouses.
- 2025 Union Budget tax changes introduced:
- Flat long‑term capital gains rate without indexation, affecting sale timing and pricing.
- Higher TDS on rentals and tighter buyer‑side compliance — these increase paperwork but create stronger transaction trails to deter benami deals and laundering.
For families and caretakers: practical risk reduction
- Create a simple call schedule with neighbors and an appointed local lawyer performing quarterly checks.
- Keep clear written agreements among heirs—wills, family settlements, or registered releases—to reduce room for forged “gift” deeds.
- Limit the circle of people with access (PoA holders, caretakers, brokers) and document exactly who may sign what.
Evidence and documentation: what police recommend victims keep
Police officials advise maintaining a clear file that includes:
- Copies of all historical title papers and mutation records.
- Utility bills and tax receipts.
- Correspondence with sub‑registrar offices.
- Time‑stamped photos, videos, and caretaker logs.
That bundle often decides whether a case moves quickly or stalls.
Expected next steps in the Gurugram case
EOW‑I’s typical actions include:
- Identifying suppliers of forged documents.
- Tracing fund flows beyond the initial ₹7.71 crore.
- Mapping phone records and digital trails to link individuals to events.
- Questioning sub‑registrar staff and freezing further transfers if necessary.
- Working with banks to flag suspect accounts and request seizures where warranted.
Longer‑term safeguards and policy moves
Authorities and states are piloting measures to strengthen registration security:
- Biometric verification at registration points.
- Stricter e‑KYC for deed execution.
- Extra scrutiny for gift deeds involving high‑value properties.
- Dedicated NRI cells within Economic Offences Wings in major cities.
- Greater data sharing between registrars and banks to reduce the window for moving sale proceeds.
Final takeaway
As the Gurugram land fraud case advances, investigators will be tested on how quickly they can unwind the forged‑documents trail and whether funds can be recovered before they vanish. For NRIs, the safest approach is to assume your property may be targeted and build layers of defense—legal, physical, digital, and financial—so that even a clever scheme hits a wall early. In markets where stakes run into crores, vigilance and fast action remain the surest protection.
This Article in a Nutshell
A US-based NRI’s prime Gurugram land in Sushant Lok‑I was allegedly stolen through a ₹10.7 crore fraud involving forged Aadhaar/PAN cards, fake signatures, impersonators, and a forged gift deed dated June 3, 2024, registered at Wazirabad. Investigators traced ₹7.71 crore to suspect Manish Kumar, arrested August 28, 2025, and the EOW‑I is tracing additional funds, mapping phone and digital records, forensically examining documents, and questioning sub‑registrar staff. The case highlights vulnerabilities NRIs face—vacant plots, broad PoAs, and sophisticated fake IDs—and urges rapid FIR filing, regular title checks, cautious PoA use, physical security, reputable caretakers, updated official contacts, routing funds via NRE/NRO/FCNR accounts, and consideration of title insurance. Recent tax changes (from July 23, 2025) include a flat 12.5% long‑term capital gains tax without indexation and higher TDS on rentals, increasing the importance of clear transaction trails.
