Gift deed
Register Your Khata Transfer in Bengaluru
Known locally as Khata Vargavane (ಖಾತಾ ವರ್ಗಾವಣೆ). Drafted, verified and registered by Karnataka legal partners — fixed fee from ₹7,499*.
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.
Khata Transfer stamp duty & registration charges in Bengaluru
Under the Karnataka Municipal Corporations Act, 1976. Most Bengaluru properties fall within BBMP (Bruhat Bengaluru Mahanagara Palike) limits.
Karnataka has moved khata to a fully online e-Khata record. Properties without a valid e-Khata face practical obstruction on sale, mortgage and loan sanction.
How a khata transfer is registered in Bengaluru
- Establish whether the property currently holds A-Khata, B-Khata or no khata at all — this determines whether transfer or regularisation is the correct route.
- Obtain the registered deed, prior khata extract, latest tax paid receipt and EC.
- File the khata transfer application with BBMP, online through the e-Khata system.
- Pay the khata registration fee, calculated on the stamp duty paid on the deed.
- Respond to any BBMP query or objection raised during scrutiny.
- Collect the updated khata certificate and khata extract in the new owner's name.
- Verify that the e-Khata record reflects the change, since the digital record is what banks now check.
Documents required in Bengaluru
- Prior khata certificate and khata extract
- BBMP property identification (PID) number
- Registered sale deed / gift deed / partition deed (certified copy)
- Previous owner's record extract
- Latest property tax paid receipt
- Encumbrance Certificate
- Aadhaar and PAN of the applicant
- Death certificate and legal heir certificate, where the transfer is by inheritance
- Affidavit and indemnity bond in the prescribed format
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
B-Khata property cannot simply be transferred to A-Khata
B-Khata records properties that deviate from approved plans or lack conversion. Mutation does not cure this — regularisation is a separate process, and banks generally will not lend against B-Khata. Establishing which you hold is the first step, not a detail.
e-Khata migration has surfaced legacy mismatches
Karnataka's move to e-Khata exposed discrepancies between paper khata records and registered deeds that had gone unnoticed for years. These now block transactions and must be reconciled.
Registration alone does not make you the recorded owner
This is the most widely misunderstood point in Indian property. A registered deed transfers title between the parties, but municipal and revenue records continue to show the previous owner until mutation completes. Banks, buyers and utilities rely on those records.
Unpaid dues block the application
Outstanding property tax, water charges or society dues attached to the property will stall a mutation application. These need clearing — and evidencing — before filing rather than after rejection.
A mismatch between deed and record is the usual cause of rejection
Differences in name spelling, property extent, survey number or boundary description between the registered deed and the existing record are the most common reason applications are returned. Reconciling them before filing avoids months of delay.
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.
Khata Transfer services across Bengaluru
WhitefieldElectronic City Phase 2Sarjapur RoadHSR LayoutYelahankaJayanagarIndiranagarKoramangalaBellandurJP NagarBannerghatta RoadKanakapura RoadMalleshwaramHennur RoadVarthurKengeri
Khata Transfer 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.