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Sale Deed Template
A sale deed transfers ownership of immovable property. Must be registered at the sub-registrar office within 4 months. Stamp duty + 1% registration fee applies — use our state-wise stamp duty calculator.
SALE DEED
This Sale Deed is executed at Bangalore on 2026-05-17
BETWEEN
Suresh Kumar, resident of 14, Sector 22, Noida, hereinafter
called "the SELLER / VENDOR",
AND
Ramesh Kumar, resident of 12, Sector 14, Gurgaon, hereinafter
called "the BUYER / PURCHASER".
WHEREAS the Seller is the absolute owner in possession of the property
described as: Flat No. A-501, Sunshine Apartments, Bangalore measuring 1200 sq ft built-up area along with 1 car parking (hereinafter referred to as "the Property").
AND WHEREAS the Seller has agreed to sell and the Buyer has agreed to
purchase the Property for a total consideration of
₹12000000 (Rupees One Crore Twenty Lakh only).
NOW THIS DEED WITNESSETH:
1. In pursuance of the said agreement and in consideration of the sum
of ₹12000000 (Rupees One Crore Twenty Lakh only) paid in full by the
Buyer to the Seller, the receipt whereof the Seller hereby
acknowledges, the Seller hereby grants, sells, conveys and transfers
the Property to the Buyer absolutely and forever.
2. The Seller covenants that the Property is free from all encumbrances,
liens, claims, demands, and prior agreements.
3. The Buyer shall be entitled to mutate the Property in his/her name
in all relevant municipal and revenue records.
4. The Seller shall hand over peaceful vacant possession of the
Property to the Buyer on execution and registration of this deed.
IN WITNESS WHEREOF the parties have executed this Sale Deed on the
date and place above mentioned.
_____________________________ _____________________________
Suresh Kumar Ramesh Kumar
(SELLER) (BUYER)
Witness 1: ____________________ Signature: ____________________
Witness 2: ____________________ Signature: ____________________
NOTE: This deed must be registered at the local sub-registrar office,
along with payment of stamp duty and registration charges per state
schedule. Use our Stamp Duty Calculator to estimate cost.How it works
A sale deed is the primary instrument that transfers ownership of immovable property from seller to buyer under section 54 of the Transfer of Property Act, 1882. Section 17 of the Registration Act, 1908 mandates registration with the Sub-Registrar within 4 months of execution (extendable by another 4 with penalty). Stamp duty is paid before registration as per the relevant State Stamp Act schedule, plus a 1% registration fee in most states.
Worked example
A buyer purchases a flat in Pune for ₹85 lakh. Maharashtra stamp duty at 6% (5% basic + 1% metro cess) = ₹5,10,000; registration fee 1% capped at ₹30,000. Total registration cost ₹5,40,000. The sale deed is executed on ₹500 e-stamp paper plus the duty challan, signed before two witnesses, and registered at the local Sub-Registrar office (e.g. Haveli-1). After registration the buyer applies for mutation in the corporation records (BMC / PMC) within 3 months.
When to use this
- Resale of an apartment, plot, shop or commercial unit between individuals
- Transfer between family members (gift deed is often cheaper — check state)
- Settling a builder-buyer agreement after possession
- Conveying property as part of a will / succession arrangement
Compute exact registration cost with the state-wise stamp duty calculator. If you are buying property worth > ₹50 lakh, also use the TDS on property (section 194-IA) calculator.
FAQ
Is a sale deed valid without registration?
No, for immovable property > ₹100. Section 17 of Registration Act 1908 mandates registration; an unregistered sale deed is inadmissible as evidence and doesn't transfer title.
Can a sale deed be in any language?
Most states require local language or English. Some states (Maharashtra, Karnataka, Tamil Nadu) accept English with the understanding that translations may be needed for court. Bilingual documents are safest.
How long does sale deed registration take?
Typically same-day at the sub-registrar office. Booking a slot in advance (online in most states) makes it 1-2 hours. Document then comes back with registration number in 7-15 days.