Gift deed
Gift & Settlement Deed Registration in Bengaluru
Known locally as Dana Patra (ದಾನ ಪತ್ರ). Drafted, verified and registered by Karnataka legal partners — fixed fee from ₹15,999 onwards*.
Serving Bengaluru and the surrounding belt: Hosur, Tumakuru, Ramanagara, Anekal, Devanahalli, Doddaballapura, Nelamangala, Hoskote, Chikkaballapura and Kolar.
The above charges do not include government fees, stamp duty, or any additional incidental / out-of-pocket expenses incurred at government offices.
Gift Deed stamp duty & registration charges in Bengaluru
Under the Karnataka Stamp Act, 1957. Most Bengaluru properties fall within BBMP (Bruhat Bengaluru Mahanagara Palike) limits.
A surcharge and cess apply on top of stamp duty — approximately 2% of duty within BBMP limits and approximately 3% in rural areas.
How a gift deed is registered in Bengaluru
- Confirm the donee qualifies as a 'family member' under the Karnataka Stamp Act — this single question decides whether you pay a fixed ₹5,000 or 5% of guidance value.
- Obtain a current Encumbrance Certificate and verify the donor's clear, marketable title.
- Draft the gift or settlement deed with an accurate schedule of property and an express clause of acceptance by the donee.
- Compute stamp duty on the Kaveri 2.0 portal and pay via e-stamping.
- Complete Pre-Registration Data Entry (PRDE) on Kaveri 2.0 and book an SRO appointment.
- Attend the Sub-Registrar Office with the donor, donee and two witnesses for biometric capture and execution.
- Collect the registered deed, then apply for khata transfer (e-Khata) — the transfer is not complete in municipal records until this is done.
Documents required in Bengaluru
- Khata certificate and khata extract
- Original title deed / mother deed establishing the donor's ownership
- Encumbrance Certificate covering at least the last 13 years (30 years recommended)
- Latest property tax paid receipt
- Proof of relationship between donor and donee, where a family concession is claimed
- Aadhaar and PAN of donor, donee and both witnesses
- Passport-size photographs of all parties
- Approved building plan and Occupancy Certificate, for built structures
- No Objection Certificate from a housing society, where applicable
Sub-Registrar Offices in Bengaluru
Gandhi NagarJayanagarBasavanagudiShivajinagarRajajinagarMalleswaramIndiranagarWhitefieldByatarayanapuraYelahankaK.R. PuramBommanahalliDasarahalliMahadevapuraKengeriYeshwanthpurBanashankariVarthurBegurAttibeleAnekalJalaHesaraghattaUttarahalliVijayanagarJigani
Local terms used in Bengaluru registration offices
Partition deed
Municipal property record of ownership
Encumbrance Certificate
Record of Rights, Tenancy and Crops — agricultural land
Registration
What goes wrong — Karnataka and Bengaluru specifics
The 'family member' definition is narrower than most people assume
The Karnataka Stamp Act concession covers husband, wife, son, daughter, daughter-in-law, father, mother, brother, sister and grandchildren. A nephew, niece, cousin or son-in-law falls outside it. Getting this wrong means paying 5% of guidance value instead of a fixed ₹5,000 — on a ₹1 crore property, a difference of more than ₹4 lakh.
Acceptance must occur during the donor's lifetime
Under Section 122 of the Transfer of Property Act, a gift is void unless the donee accepts it while the donor is alive and capable of giving. Deeds drafted without an express acceptance clause are a recurring cause of later challenge.
A gift deed is irrevocable once registered
Unlike a will, a registered gift deed cannot ordinarily be cancelled at will. Revocation is possible only on grounds agreed in the deed itself or under Section 126. Parents transferring property to children should consider whether a will, or a settlement deed retaining a life interest, better suits their intent.
Ancestral and coparcenary property carries additional constraints
Gifting undivided ancestral property without the consent of all coparceners exposes the transaction to challenge. This requires examination of the title chain before drafting, not after.
E-Khata is now a practical gate on the transaction
Since Karnataka moved khata records online, a mismatch between the registered deed and e-Khata records commonly blocks subsequent sale, mortgage or loan sanction. Khata transfer is part of the job, not an optional afterthought.
A-Khata vs B-Khata changes what is possible
Properties on B-Khata face restrictions on loans and further transfer, and a gift deed does not cure the underlying irregularity. In Bengaluru this must be established before drafting, since it changes the advice entirely.
Revenue-pocket layouts on the city fringe
Large parts of Sarjapur Road, Varthur, Anekal and the northern corridor contain revenue layouts on unconverted agricultural land. Gifting such property without DC conversion transfers a defect rather than resolving it.
BDA and BBMP jurisdictional overlap
Properties in transition between BDA and BBMP jurisdiction frequently show inconsistent khata records. Reconciling this before registration avoids a rejected khata transfer afterwards.
Gift Deed services across Bengaluru
WhitefieldElectronic City Phase 2Sarjapur RoadHSR LayoutYelahankaJayanagarIndiranagarKoramangalaBellandurJP NagarBannerghatta RoadKanakapura RoadMalleshwaramHennur RoadVarthurKengeri
Gift Deed FAQs — Bengaluru
What is the stamp duty on a gift deed to a family member in Bengaluru?
Within BBMP limits, gifting to a family member attracts a fixed stamp duty of ₹5,000 plus a ₹1,000 registration fee, with surcharge and cess of roughly 2% of the duty. It is a flat amount that does not scale with property value — which is why the family-member classification is the most consequential question in the transaction. Figures are indicative and were compiled in July 2026; confirm current rates before you execute.
Which Sub-Registrar Office in Bengaluru should I register at?
Registration is done at the SRO with jurisdiction over the property — Gandhi Nagar, Jayanagar, Basavanagudi, Whitefield, K.R. Puram, Bommanahalli, Mahadevapura, Yelahanka and around twenty others serve Bengaluru Urban. Karnataka's Anywhere Registration facility permits registration at any SRO within the district, though jurisdiction still governs which records are updated.
Can I gift a B-Khata property in Bengaluru?
It can be registered, but a B-Khata property carries restrictions on bank loans and onward transfer that the gift deed does not fix — the donee inherits the same limitation. We check khata status first and advise on regularisation before recommending the transfer proceed.
Do I need to transfer khata after registering a gift deed?
Yes, and it is not optional in practice. Until e-Khata reflects the donee, BBMP records still show the donor as owner, which obstructs any future sale, mortgage or loan. Khata transfer in Bengaluru typically takes 15–45 days after registration.
Is a gift deed better than a will for transferring property to my children in Bengaluru?
They serve different purposes. A gift deed transfers ownership immediately and is generally irrevocable; a will takes effect only on death and can be changed at any time. Bengaluru families transferring a self-acquired flat often prefer a gift deed for the low fixed duty and the certainty it gives — but it means surrendering control during your lifetime. A settlement deed retaining a life interest is sometimes the better middle path.
Can an NRI gift property located in Bengaluru?
Yes, subject to FEMA. An NRI or OCI may gift immovable property in India to a resident, NRI or OCI, though agricultural land, plantations and farmhouses are restricted. Registration can be completed through a properly executed and attested Power of Attorney where the donor cannot travel.