Property Transfer in Nepal: Sale, Gift, Family & Inheritance

Property transfer routes in Nepal

Property can change legal ownership through several routes. The correct deed and procedure depend on whether value is paid, a family gift is intended, common property is partitioned, an owner has died or a court order is being implemented.

Quick answer

Use a sale deed for a genuine purchase, a lawful gift instrument for a genuine gratuitous transfer, a partition deed for division among legally entitled coparceners, Namasari or succession documents after death, and the prescribed implementation process for a court order or settlement. Verify title, consent, tax, valuation and restrictions for every route and complete registration and Dakhil Kharij at the competent Land Revenue Office.

Sale or Rajinama

A sale transfers property for consideration. Confirm title and buyer eligibility, document the real price and payment, allocate taxes and charges, obtain required consent or company authority, and register the sale deed.

The agreement and deed should address deposit, conditions, mortgage discharge, possession, included structures, original documents, default and refund. Do not disguise the sale as a gift to reduce charges.

Gift or Bakaspatra

A gift is a voluntary transfer without sale consideration through the legally appropriate instrument. Verify donor ownership, capacity and free consent, recipient eligibility, family-property implications, tax or fee treatment and any condition or retained right.

An elderly or vulnerable donor should receive independent explanation. Preserve evidence of understanding and avoid a document produced through pressure or deception.

Family transfer and relinquishment

Transfers between spouses or relatives can involve gift, relinquishment, settlement, partition or another form depending on the legal purpose. Relationship-based fee concessions are governed by current provincial schedules and evidence requirements.

Do not select a family label merely because it is cheaper. The deed must match the actual change in rights.

Partition

Partition divides common family property among coparceners. Under the Civil Code, husband, wife, father, mother, son and daughter are recognised as coparceners subject to the chapter, and coparceners have equal partition rights within that framework.

Prepare a complete inventory, identify debts and prior partition, include every necessary coparcener and protect minors. A partition is different from succession after death and from a gift of private property.

Inheritance and Namasari

After an owner dies, first identify legal heirs and the actual estate share. Obtain death, relationship, citizenship and property evidence and complete the applicable Namasari or record-transfer process.

Disputed heirship, missing heirs, debts, foreign heirs or common-family property can require additional court and legal steps. One heir cannot safely transfer the entire property before entitlement is established.

Court judgment or settlement

A court judgment, partition decision or court-approved settlement can provide the legal basis for record change, but the Land Revenue Office still verifies the order against its register and performs the applicable Dakhil Kharij or registration work.

Use certified final documents and check appeal, stay or implementation status.

Exchange and other transfers

An exchange, mortgage, release, lease, government allocation, company restructuring or trust-related event has its own deed, approval and tax treatment. Do not force it into a standard sale template.

Transfer by company

Verify that the company owns the asset and may transfer it under its objects, governance and financing documents. Obtain board or shareholder approval as applicable, identify the authorised signatory, clear tax and mortgage issues, and assess related-party or foreign-investment requirements.

Power of attorney

A specific power can authorise a representative to sign or appear where current law and office practice permit. It should identify the property, transaction, price or authority, receipt powers and limits.

For a document signed abroad, confirm Nepali mission, diplomatic legalisation, translation and registration requirements. A general or expired power may be rejected and can create fraud risk.

Foreign buyer or recipient

Nepal restricts transfer of immovable property to foreigners without Government approval, subject to applicable NRN provisions. Nationality, citizenship status, source of funds and intended holding structure require review before any agreement or payment.

Using a nominee to hide foreign beneficial ownership creates serious legal risk.

Taxes and charges

The transfer can involve registration fee, service charge, capital-gains or income tax, local tax, mortgage-release charge and document expense. Rates vary with province, local level, deed type, value and relationship.

Use the current provincial schedule and official calculation. A historical rate from another province is not reliable.

Post-transfer steps

After registration: 1. verify deed, receipts and Dakhil Kharij; 2. collect the updated Lalpurja or ownership record; 3. check kitta, area, share and spelling; 4. update municipal property tax; 5. transfer utilities and building records; 6. update mortgage, company or insurance records; 7. take documented possession; and 8. store certified copies securely.

Choosing the correct route

Ask whether value is paid, who owns the property, whether it is private or common, whether the transferor is alive, which persons must consent, whether a dispute or debt exists, and what legal result the parties genuinely want.

Review note

This guide was reviewed on 21 July 2026. Deed forms, charges, valuations and office requirements should be checked for the property location and transfer date.