Gift deed
Register Your Partition Deed in Bengaluru
Known locally as Vibhaga Patra (ವಿಭಾಗ ಪತ್ರ). Drafted, verified and registered by Karnataka legal partners — fixed fee from ₹25,999 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.
Partition Deed stamp duty & registration charges in Bengaluru
Under the Karnataka Stamp Act, 1957. Most Bengaluru properties fall within BBMP (Bruhat Bengaluru Mahanagara Palike) limits.
Duty is computed per share and capped per share, so a four-way family partition attracts up to four capped amounts rather than a single percentage of the whole property.
How a partition deed is registered in Bengaluru
- Establish whether the property is ancestral / coparcenary or self-acquired and jointly held — the rules and who must consent differ.
- Trace the full title chain and identify every living co-sharer and legal heir, including daughters as coparceners.
- Obtain a surveyor's plan showing the proposed physical division and confirm each share is independently usable and accessible.
- Compute the value of each share being separated, since duty is charged on the separated shares rather than the whole.
- Draft the partition deed with a precise schedule for each share, then compute and pay duty via Kaveri 2.0.
- All co-sharers attend the Sub-Registrar Office together for execution and biometric capture.
- Apply for separate mutation of each divided share so every sharer holds an independent record.
Documents required in Bengaluru
- Khata certificate and khata extract
- Original title deed / mother deed and the full prior chain
- Encumbrance Certificate for at least 30 years
- Latest property tax paid receipt
- Death certificate and legal heir certificate, where partition follows an inheritance
- Approved plan, and a surveyor's plan showing the proposed division
- Aadhaar and PAN of every co-sharer and both witnesses
- Consent or relinquishment from any sharer not taking a physical share
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
Each divided share needs its own khata
A partition is not operationally complete in Karnataka until each sharer holds a separate khata. Bengaluru's e-Khata system requires the divided portions to be independently identifiable, and a partition drafted without regard to khata bifurcation stalls at that step.
Every co-sharer must join, or the deed is open to challenge
A partition that omits a coparcener or legal heir — including one who is a minor, absent or estranged — is vulnerable to being reopened. Identifying the complete set of sharers is the substance of the work, not a formality.
Daughters are coparceners in their own right
Following the 2005 amendment to the Hindu Succession Act and the Supreme Court's 2020 decision in Vineeta Sharma, daughters are coparceners by birth with the same rights as sons, regardless of whether the father was alive in 2005. Partitions drafted on the older understanding are a live source of litigation.
Oral and unregistered family arrangements do not bind
Families frequently rely on an oral partition or an unregistered memorandum. These do not convey title in immovable property and will not be accepted by banks or buyers. A registered instrument is what makes the division effective against third parties.
Each separated share needs its own mutation
Registration divides the property on paper. Until each sharer's portion is separately mutated in municipal or revenue records, none of them holds a clean, independently marketable title.
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.
Partition Deed services across Bengaluru
WhitefieldElectronic City Phase 2Sarjapur RoadHSR LayoutYelahankaJayanagarIndiranagarKoramangalaBellandurJP NagarBannerghatta RoadKanakapura RoadMalleshwaramHennur RoadVarthurKengeri
Partition 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.