INDIAN LEGAL DOCUMENT DRAFTS

Property Sale Deed Format India – Flat, House & Plot (Free Draft)

Draft a sale deed for a flat, house or plot with title recitals, payment details, TDS, possession, indemnity and a full property schedule with boundaries. Amounts are written in words automatically and the TDS figure is calculated for you.

Last reviewed: 30 October 2026 · LawLine Editorial Team

Property & TenancyStatute: Transfer of Property Act, 1882 (Sections 54, 55); Registration Act, 1908 (Sections 17(1)(b), 23, 49); State Stamp Act; Income-tax TDS on transfer of immovable property

A sale deed is the document that actually transfers ownership of immovable property from seller to buyer. Under Section 54 of the Transfer of Property Act, a sale of property worth ₹100 or more can be made only by a registered instrument, so the deed must be stamped and registered at the Sub-Registrar office where the property is located.

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Vendor (Seller) Full NameParties

Vendor Age, Parent/Spouse Name & AddressParties

Vendor PANParties

Purchaser (Buyer) Full NameParties

Purchaser Age, Parent/Spouse Name & AddressParties

Purchaser PANParties

How the Vendor Acquired TitleProperty Schedule

Property Description (survey/khata no., address, area)Property Schedule

Boundaries (North / South / East / West)Property Schedule

Total Sale Consideration (₹)Commercial & Financial

Guidance / Circle Value of Property (₹)Commercial & Financial

Payment Details (advance and balance, with bank reference)Commercial & Financial

Place of ExecutionTerms & Execution

Sub-Registrar OfficeTerms & Execution

Key clauses and fields

Full identity of vendor(s) and purchaser(s) with PAN

Title recitals: how the vendor acquired the property

Sale consideration with payment-wise bank details

TDS deducted by the purchaser where applicable

Transfer of absolute ownership and delivery of possession

Vendor covenants: clear title, no encumbrance, no litigation

Indemnity against defects in title

Schedule of property with survey/khata number, area and four boundaries

State Stamp Duty & Registration Guide

State Stamp Acts

Stamp Paper Denomination:Article 25 — about 5% of market value (plus metro cess/LBT in some cities, e.g. 6% in Mumbai); 1% concession for women buyers in eligible cases

Registration Requirement:Compulsory; fee 1% capped at ₹30,000

Note: Ready reckoner value applies; verify on IGR Maharashtra

Advocate Customization & Sub-Registrar Filing

Need tailored clauses or help with execution? Obtain advice from an appropriately qualified professional and independently verify their credentials and fees.

Draft for reviewTransfer of Property Act, 1882 (Sections 54, 55); Registration Act, 1908 (Sections 17(1)(b), 23, 49); State Stamp Act; Income-tax TDS on transfer of immovable property

Print on:Stamp / e-stamp paperPlain paper (review draft)SizeBlank top space for stampmmSignature line on every page

Click into the document to change any word. Stamp mode leaves the top of page 1 blank for the printed stamp, uses a wide left margin and numbers every page. Buy the correct stamp value for your state before printing.

ILLUSTRATIVE DOCUMENT PREVIEW

NOT A GOVERNMENT CERTIFICATE OR PAID STAMP

Obtain any required stamp from an authorised channel

SALE DEED

This Sale Deed is executed at Chennai on this ____ day of ____________, 20____ by and between:

Ramesh Kumar Iyer, aged about 58 years, son of Late K. Subramanian Iyer, residing at No. 14, 3rd Cross Street, Besant Nagar, Chennai – 600090, holding PAN ABCPI1234K (hereinafter called the "VENDOR", which expression shall, unless repugnant to the context, include his/her heirs, executors, administrators, legal representatives and assigns) of the ONE PART;

AND

Priya Nair, aged about 34 years, daughter of Mr. Suresh Nair, residing at No. 7, Lake View Road, Velachery, Chennai – 600042, holding PAN BCDPN5678L (hereinafter called the "PURCHASER", which expression shall, unless repugnant to the context, include his/her heirs, executors, administrators, legal representatives and assigns) of the OTHER PART.

WHEREAS:
A. The Vendor purchased the Schedule Property from Mr. A. Venkatesh under a sale deed dated 12 March 2011, registered as Document No. 1234/2011 in Book I at the office of the Sub-Registrar, Adyar, and the property has since been mutated in the Vendor's name in the Greater Chennai Corporation property tax records.
B. The Vendor is the absolute owner in lawful possession of the property described in the Schedule below ("Schedule Property") and has full right and authority to sell it.
C. The Vendor has agreed to sell, and the Purchaser has agreed to purchase, the Schedule Property free from all encumbrances for a total consideration of ₹75,00,000 (Rupees Seventy Five Lakh only).

NOW THIS DEED OF SALE WITNESSES AS FOLLOWS:

1. CONSIDERATION
1.1 In consideration of ₹75,00,000 (Rupees Seventy Five Lakh only) paid by the Purchaser to the Vendor as follows:
    ₹7,50,000 paid as advance by NEFT (UTR HDFC0000123456) on 5 October 2026; balance ₹66,75,000 paid on the date of this deed by Demand Draft No. 456789 drawn on State Bank of India, Adyar Branch, after deduction of TDS of ₹75,000
1.2 The Vendor acknowledges receipt of the full consideration (including tax deducted at source, if any) and that nothing further is due from the Purchaser.
1.3 No part of the consideration has been paid or received in cash in contravention of Sections 269SS / 269ST of the Income-tax Act or the corresponding provisions in force.

2. TAX DEDUCTED AT SOURCE
The Purchaser has deducted tax at source of ₹75,000 (Rupees Seventy Five Thousand only) (1% of ₹75,00,000 (Rupees Seventy Five Lakh only), being the higher of the consideration and the stamp duty value) and shall deposit it using Form 26QB and furnish Form 16B to the Vendor within the time allowed by law. The Vendor acknowledges that the amount so deducted forms part of the consideration.

3. CONVEYANCE
The Vendor hereby sells, conveys, transfers and assigns unto the Purchaser the Schedule Property, together with all rights, easements, privileges and appurtenances attached to it, TO HAVE AND TO HOLD the same absolutely and forever.

4. POSSESSION AND DOCUMENTS
4.1 The Vendor has this day delivered vacant and peaceful physical possession of the Schedule Property to the Purchaser.
4.2 The Vendor has handed over the original title deeds and the latest property tax, electricity and water receipts listed in the Annexure.

5. VENDOR'S COVENANTS
The Vendor declares and covenants that:
(a) the Vendor has a clear and marketable title to the Schedule Property;
(b) the Schedule Property is free from all encumbrances, mortgages, charges, liens, attachments, court proceedings, acquisition notices and claims of any kind;
(c) all property tax, maintenance and utility dues up to the date of this deed have been paid;
(d) the Vendor has not entered into any agreement, power of attorney or other arrangement concerning the Schedule Property with any other person.

6. INDEMNITY
If the Purchaser is deprived of the Schedule Property or any part of it because of any defect in the Vendor's title or any act of the Vendor, the Vendor shall indemnify and keep the Purchaser indemnified against all losses, costs and expenses, in addition to the rights of the Purchaser under Section 55 of the Transfer of Property Act, 1882.

7. MUTATION AND FURTHER ASSURANCE
The Purchaser may get the Schedule Property mutated in his/her name in the revenue, municipal, electricity and society records. The Vendor shall sign any further document required for this purpose.

8. STAMP DUTY AND REGISTRATION
Stamp duty and registration fees on this deed are borne by the Purchaser. The guidance/circle value of the Schedule Property is ₹72,00,000 (Rupees Seventy Two Lakh only). This deed shall be presented for registration at the office of the Sub-Registrar, Adyar, Chennai.

SCHEDULE OF PROPERTY
Flat No. B-302, Third Floor, "Sea Breeze Apartments", Door No. 21, Kalakshetra Road, Thiruvanmiyur, Chennai – 600041, in Survey No. 145/2B, Thiruvanmiyur Village, Mylapore-Triplicane Taluk, with a super built-up area of 1,250 sq. ft., together with an undivided share of 480 sq. ft. in the land and one covered car park.

Bounded by:
North: Kalakshetra Road; South: Property of Mr. S. Raghavan; East: 20 ft. private passage; West: Plot No. 22

IN WITNESS WHEREOF the Vendor and the Purchaser have signed this Sale Deed on the date and place first mentioned above, in the presence of the witnesses below.

VENDOR                                     PURCHASER
_______________________                    _______________________
Ramesh Kumar Iyer                            Priya Nair

WITNESSES:
1. Name & address: ____________________   Signature: __________
2. Name & address: ____________________   Signature: __________

ANNEXURE — Original documents handed over: ____________________________

Draft ID: LAWLINE-SALE-DEEDDraft for review by an advocate; stamp duty, registration and TDS must be verified for the State and date of execution

Sale deed vs agreement to sell

An agreement to sell is only a promise to sell in the future. Section 54 of the Transfer of Property Act says such a contract does not, by itself, create any interest in the property. Ownership passes only when the registered sale deed is executed.

In Suraj Lamp & Industries v. State of Haryana (2011), the Supreme Court held that "sales" through a general power of attorney, agreement to sell and will do not transfer ownership. Only a registered conveyance does.

Checks to make before you sign

Most property disputes come from skipping basic title checks. Do these before you pay the balance amount.

Trace the chain of title deeds for at least 30 years and match names, survey numbers and areas.
Get an encumbrance certificate for the same period from the Sub-Registrar.
Check the latest property tax receipt, mutation records and, for land, the revenue record (patta, 7/12, khatauni or RTC).
For flats, check the approved building plan, occupancy/completion certificate, RERA registration and a society NOC.
If a bank loan exists, get the loan closure letter and the original documents released before registration.
Search court records for any pending suit or lis pendens on the property.

TDS on property purchase

When the sale consideration or the stamp duty value is ₹50 lakh or more, the buyer must deduct TDS at 1% (agricultural land is excluded). Since 1 October 2024 the higher of the two values is used, and the ₹50 lakh limit is tested on the total consideration even when there are several buyers or sellers.

Deposit the TDS with Form 26QB within 30 days from the end of the month in which it was deducted, and give the seller Form 16B. A higher rate applies if the seller has no valid PAN. If the seller is a non-resident, different rules apply and you need a TAN.

Registration process

Buy stamp paper or an e-stamp of the right value. Book a slot at the Sub-Registrar office. Both parties and two witnesses go with original ID, PAN and photographs. Many States take biometrics and record the session on video.

The deed must be presented within four months of execution (Section 23, Registration Act). Under Section 49, an unregistered sale deed cannot transfer title and cannot be used as evidence of the sale.

After registration

Collect the registered deed. Apply for mutation in municipal and revenue records, and transfer the electricity, water and society membership. Keep the TDS challan and Form 16B, because the seller needs them to claim credit and work out capital gains.

Frequently asked questions

Is registration of a sale deed compulsory?

Yes. A sale of immovable property worth ₹100 or more can be made only by a registered instrument (Section 54 TPA, Section 17(1)(b) Registration Act).

On what value is stamp duty paid?

On the higher of the sale price and the State guidance or circle value. Rates differ by State and sometimes by buyer category, such as women buyers.

When does the buyer deduct 1% TDS?

When the consideration or the stamp duty value is ₹50 lakh or more, for property other than agricultural land. The TDS is paid through Form 26QB.

Can I pay part of the price in cash?

Receiving ₹20,000 or more in cash for an immovable property transaction is prohibited and attracts penalty. Pay through banking channels and record each payment in the deed.

What is the time limit to register after signing?

Four months from the date of execution under Section 23 of the Registration Act.

Does a GPA or will sale transfer ownership?

No. The Supreme Court held in Suraj Lamp & Industries (2011) that only a registered sale deed transfers title.

Related formats

Official sources

This page gives general information, not legal advice. Forms, fees and timelines are set by each State and can change — confirm on your State portal before applying.

Most property disputes start with an unchecked title or an unregistered document. You can property title verification, compare options through our AI Property Legal Analyser, or go straight to sale deed registration. Always cross-check rules on the e-Courts case status services and the Department of Land Resources before you act.