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Gift deed format generator for land, plots and houses

A gift deed transfers land or a house to a family member for free, out of love and affection, and in India it only works if it is written on stamp paper, signed by the donor, attested by two witnesses and registered at the sub-registrar. Fill in the donor, the donee and the property below and this tool writes a complete gift deed format with the clauses sub-registrars expect — acceptance, possession, title, mutation and irrevocability — that you can download in Word and take to a deed writer or lawyer.

Free · No sign-up · Runs privately in your browser· Figures checked 28 October 2026

Jump to the gift deed

Where and when

The deed is executed at the sub-registrar's office where the property is.

Donor (giving the property)

Donee (receiving the gift)

The property

Boundaries

Side 1

Side 2

Side 3

Side 4

Terms

Witnesses

Two adults who are not the donee. They sign at registration.

Witnesses

Witness 1

Witness 2

Live preview30 blanks to fill

GIFT DEED

This Deed of Gift is made and executed at [place] on [date]

BY

[Donor's name], S/o [parent's name], aged about [age] years, ID [ID no.], resident of [address], hereinafter called the "DONOR" (which expression shall include the Donor's heirs, legal representatives and assigns);

IN FAVOUR OF

[Donee's name], S/o [parent's name], aged about [age] years, ID [ID no.], resident of [address], the son of the Donor, hereinafter called the "DONEE" (which expression shall include the Donee's heirs, legal representatives and assigns).

WHEREAS

1. The Donor is the absolute owner in possession of the agricultural land described in the Schedule below (the "Property"), having acquired it by inheritance, and the Property stands recorded in the Donor's name in the revenue / municipal records.

2. The Donee is the son of the Donor, and out of natural love and affection for the Donee, the Donor wishes to gift the Property to the Donee.

NOW THIS DEED WITNESSES AS FOLLOWS:

1. GIFT. Out of natural love and affection, and without any monetary consideration, the Donor hereby gifts, transfers and conveys to the Donee all the Donor's right, title and interest in the Property, together with all rights, easements and appurtenances attached to it, to hold and enjoy as absolute owner.

2. ACCEPTANCE. The Donee hereby accepts this gift, as shown by the Donee signing this Deed below.

3. POSSESSION. The Donor has today delivered actual, physical possession of the Property to the Donee.

4. TITLE. The Donor declares that the Property is free from all encumbrances, charges, mortgages, liens, attachments and litigation, that the Donor has full right to gift it, and that no other person has any claim over it. The Donor shall indemnify the Donee against any loss arising from a defect in the Donor's title.

5. RECORDS. The Donee may get the Property mutated / transferred in the Donee's name in the revenue, municipal and other records on the basis of this Deed, and the Donor shall sign any paper needed for that purpose.

6. IRREVOCABLE. This gift is made voluntarily, without coercion or undue influence, and is irrevocable.

7. VALUE. For the purpose of stamp duty, the market value of the Property is [₹ value].

SCHEDULE OF THE PROPERTY

   Type: agricultural land
   Village / locality: [village]
   Tehsil: [tehsil]
   District: [district], [state]
   Khasra / survey / plot no.: [number]
   Khewat / khata no.: [number]
   Area: [area]
   Boundaries:
   North: [as per revenue record]
   South: [as per revenue record]
   East: [as per revenue record]
   West: [as per revenue record]

IN WITNESS WHEREOF the Donor and the Donee have signed this Deed on the date and at the place first written above, in the presence of the witnesses below.


DONOR: _______________________
[Donor's name]


DONEE (in acceptance of the gift): _______________________
[Donee's name]


WITNESSES:

1. Signature: ____________________
   Name: [Witness 1]
   Address: [address]

2. Signature: ____________________
   Name: [Witness 2]
   Address: [address]

Anything in [square brackets] still needs filling. Nothing you type leaves this page.

A draft to take to a lawyer or deed writer — not legal advice. A gift of land must be on stamp paper of the right value, signed by the donor, attested by two witnesses and registered at the sub-registrar (Transfer of Property Act, s.122–123), and the donee must accept it in the donor’s lifetime. Stamp duty and wording differ by state; many states charge less for gifts within the family.

How to use it

  1. Enter where and when the deed will be signed, and the type of property: farmland, plot, house or flat.
  2. Add the donor and the donee as named in their ID, their relationship, and whether either lives abroad.
  3. Describe the property exactly as the land record does: khasra or survey number, khata, area and boundaries, plus how the donor got it.
  4. Download in Word or copy it, have a deed writer put it on stamp paper of the right value, and register it with both parties and two witnesses present.

What must a gift deed contain to be valid?

Under Sections 122 and 123 of the Transfer of Property Act, 1882, a gift of land or a building must be made by a registered document, signed by the donor and attested by at least two witnesses. It must be voluntary, without any payment, and the donee must accept it while the donor is alive and still able to give.

The deed should name both parties in full with their relationship, describe the property exactly as the land record does, state that it is given out of natural love and affection with no consideration, record the donee's acceptance and the handing over of possession, and give the market value for stamp duty. This generator includes every one of those parts.

How much stamp duty is payable on a gift deed?

Stamp duty on a gift deed is set by each state and is charged on the property's market or circle-rate value, not on any price. Many states charge a much lower rate, or a small fixed amount, when the gift is to close family such as a spouse, child, grandchild, parent or sibling, while gifts to others pay the same rate as a sale.

Registration fees are separate, usually about 1% of the value, often with a cap. Check your state's current rate with the stamp duty calculator or the sub-registrar before buying stamp paper, because the paper must be of the correct value on the day.

Can a gift deed be cancelled or challenged later?

A registered gift deed is generally irrevocable. Section 126 of the Transfer of Property Act allows it to be revoked only on a condition both sides agreed in the deed, or on grounds that would set aside a contract, such as fraud, coercion or undue influence.

Most challenges come from other family members claiming the donor was pressured, or that the property was ancestral and not the donor's alone to give. A clear recital of how the donor got the property, independent witnesses, and a record of the donor's free will make the deed much harder to attack.

Gift deeds involving NRIs and OCI card holders

An NRI can gift Indian property to a relative in India, and can receive a gift of a house, flat or plot from a relative. Under FEMA, an NRI or OCI card holder cannot receive agricultural land, a plantation or a farmhouse as a gift without RBI approval — they can only inherit it. The tool warns you if you pick that combination.

A donor who lives abroad can sign on a visit, or authorise someone in India through a registered power of attorney that specifically allows the gift. The donee's acceptance should also be in writing, so the donee normally signs too.

What to do after the gift deed is registered

Collect the registered deed, then apply for mutation in the donee's name at the tehsil or the state's online portal, and update property tax and electricity records for a house. Until the mutation is done, the land record still shows the donor.

A gift from a relative is not taxable income for the donee under the Income-tax Act's relative exemption. When the donee later sells, the donor's original cost and holding period count toward the capital gain.

Questions people ask

The legal essentials are the same everywhere because they come from the Transfer of Property Act, but stamp duty, the stamp paper value and some local wording differ. Use this format as the base and let a local deed writer adjust it for your sub-registrar.

Yes, for land or a building. Section 123 of the Transfer of Property Act and Section 17 of the Registration Act require a gift of immovable property to be made by a registered document. An unregistered gift deed does not transfer the property.

Yes. Fill in the details and press Word to download a .doc file that opens in Microsoft Word or Google Docs, so a deed writer can adjust it before printing on stamp paper.

Not entirely. A father can gift his self-acquired property freely, but joint-family (ancestral) property belongs to all coparceners, including daughters since 2005, so he can only deal with his own share. Check the nature of the property before drafting.

Two adults of sound mind who see the donor sign. They should not be the donee. Neighbours, friends or relatives who are not receiving anything are good choices, and they attend the registration with ID.

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