Kaagazaat

Hotel / Resort Lease

At a glance

Price: ₹1,499 · GST included
Stamp duty: A lease exceeding one year, or reserving a yearly rent — which a hotel lease of any real term does — is charged ad valorem under Article 35 of the Indian Stamp Act, 1899 as applied to Himachal Pradesh by the Indian Stamp (Himachal Pradesh Amendment) Act, 1952, computed on the rent and rising with the Term.
Registration: Compulsorily registrable (s.107, Transfer of Property Act, 1882; s.17(1)(d), Registration Act, 1908, extended to Himachal Pradesh by the Himachal Pradesh Act 2 of 1969).
Witnesses: The Transfer of Property Act does not itself require attestation, but the registering office expects two witnesses, adults and not parties to the Deed, with photo identification.

₹1,499

GST included

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Also called

Resort Lease Agreement
Hospitality Property Lease
Hotel Operating Lease
होटल पट्टा विलेख

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You can fill this one in on this site, and read the whole draft on screen before you decide anything about it. It is a carefully drafted template; it is not advice about your own facts.

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Why you need it

When you need it

An owner is leasing a building in Himachal Pradesh — already built or purpose-built — to an operator to run as a hotel or resort, for a term of years, at a rent or a minimum-assured-rent-plus-revenue-share. This is a larger and more capital-intensive arrangement than `himachal_homestay_guest_house_lease`: more rooms, a longer term to justify the operator's fit-out spend, and its own licensing (hotel registration, a bar licence if liquor is served, fire and food-safety approvals) that a homestay does not usually carry. Not for a family home let out a few rooms at a time — see `himachal_homestay_guest_house_lease` or `himachal_homestay_registration_affidavit` for that. Not for a management contract where the owner keeps operating the hotel and only engages a brand or manager — that is a services agreement, not a lease, and this deed assumes the Lessee takes exclusive possession and runs the establishment in its own right.

See stamp duty, registration and witnesses

What follows is written for Himachal Pradesh. It states the position there rather than describing how it varies, so the amounts below are the ones that apply — worth confirming at the sub-registrar’s office, because rates change. If the property is anywhere else in India, none of this is yours.

Stamp duty

A lease exceeding one year, or reserving a yearly rent — which a hotel lease of any real term does — is charged ad valorem under Article 35 of the Indian Stamp Act, 1899 as applied to Himachal Pradesh by the Indian Stamp (Himachal Pradesh Amendment) Act, 1952, computed on the rent and rising with the Term. Where rent includes a revenue-share component, expect the registering office to ask how the ad valorem base is computed on a variable rent — confirm this before the deed is engrossed, because this template does not resolve it. The exact current rate table could not be confirmed with confidence here; confirm it on the Himachal Pradesh Revenue Department's NGDRS portal or at the Tehsildar's office before the stamp is purchased.

Registration

Compulsorily registrable (s.107, Transfer of Property Act, 1882; s.17(1)(d), Registration Act, 1908, extended to Himachal Pradesh by the Himachal Pradesh Act 2 of 1969). Present before the Tehsildar or Naib-Tehsildar exercising the powers of Sub-Registrar for the Tehsil or Sub-Tehsil in which the premises lie, within four months of execution (s.23), with a further four months available on a fine under s.25. Running the premises as a hotel or resort separately requires registration under the Department of Tourism's Registration of Hotels framework administered under the Himachal Pradesh Tourism Development and Registration Act, 2002, and, if liquor is to be served, an excise licence under the applicable Himachal Pradesh excise law. Neither of those registrations is granted by this Deed, and the Lessee should not open for business on the strength of this Deed alone.

Notarisation

Not an alternative to registration where registration is compulsory. Use a notary for the surrounding papers — board resolutions, a title or vacant-possession confirmation, and any power of attorney used to execute or present this Deed, which needs authentication under s.33 of the Registration Act, 1908 before execution.

Witnesses

The Transfer of Property Act does not itself require attestation, but the registering office expects two witnesses, adults and not parties to the Deed, with photo identification.

Talk to a lawyer about this document₹3,539 including GST (₹2,999 + 18% GST), per documentRequest Stamp Paper

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HOTEL / RESORT LEASE DEED

This Lease Deed (this "Deed") is made at Manali on 1 April 2026.

BETWEEN

Thakur Estates Private Limited, an individual, of The Ridge, Shimla, Himachal Pradesh 171001, PAN AABCT1234K, acting through X, X (the "Lessor");

AND

Highland Retreats Private Limited, a company incorporated under the Companies Act, 2013, of SCO 14, Sector 8, Chandigarh 160009, PAN AAFCH2345M (the "Lessee").

The Lessor and the Lessee are each a "Party" and together the "Parties".

RECITALS

A. The premises described in Schedule I are referred to as the "Premises". The Premises are situated at Mauza Manali, Tehsil Manali, District Kullu. The Lessor is the absolute owner of the premises.

B. The Land on which the Premises stand is recorded in the revenue record as Non-agricultural (Gair Mumkin) land, as recorded in the jamabandi, being the site of the constructed building described above.

C. The Lessee is an agriculturist within the meaning of that Act.

D. The Lessee has requested a lease of the Premises to operate a hotel or resort, and the Lessor has agreed to grant one on the terms set out below.

E. The Parties intend this Deed to create a lease within the meaning of s.105 of the Transfer of Property Act, 1882, transferring to the Lessee the right to exclusive possession of the Premises for the Term, and not a licence, management contract or franchise.

NOW THIS DEED WITNESSES as follows.

GRANT AND TERM

1.1 The Lessor grants to the Lessee, and the Lessee takes, a lease of the Premises for a term of 9 years commencing on 2 April 2026 and expiring on 3 April 2026 (the "Term"), with the right to exclusive possession of the Premises for the Term.

1.2 The Premises comprise 38 guest rooms together with the facilities described in Schedule II.

1.3 The Lessor shall deliver possession of the Premises to the Lessee on the Commencement Date with sanctioned electricity and water connections available.

1.4 Rent-free fit-out period: The Lessee may occupy the Premises from the Commencement Date to carry out its fit-out. No Rent is payable for the first 120 days from the Commencement Date.

RENT

2.1 Rent structure: A fixed monthly rent as stated below, with no revenue share.

2.2 The Lessee shall pay the Lessor ₹3,25,000 (Rupees Three Lakh Twenty Five Thousand only) per month, in advance, on or before the seventh day of each calendar month.

2.4 The Rent (or minimum guaranteed rent) shall increase by 10% of the then-current figure at the end of every 12 months.

2.5 If Rent is not paid within seven days of its due date, the Lessee shall pay interest at 18% per annum on the overdue amount from the due date until payment.

SECURITY DEPOSIT

3.1 The Lessee shall pay the Lessor, on or before the Commencement Date, ₹19,50,000 (Rupees Nineteen Lakh Fifty Thousand only) as an interest-free refundable security deposit.

3.2 The Lessor may deduct from it only unpaid Rent or other charges, the reasonable documented cost of damage beyond fair wear and tear, and any amount payable on early termination under clause 8.

3.3 The Lessor shall refund the Security Deposit, less permitted deductions supported by a written statement, within 30 days of handover of vacant possession.

Questions about this document

Does the Hotel / Resort Lease need stamp paper or stamp duty in Himachal Pradesh?

Does the Hotel / Resort Lease need registration in Himachal Pradesh?

Running the premises as a hotel or resort separately requires registration under the Department of Tourism's Registration of Hotels framework administered under the Himachal Pradesh Tourism Development and Registration Act, 2002, and, if liquor is to be served, an excise licence under the applicable Himachal Pradesh excise law. Neither of those registrations is granted by this Deed, and the Lessee should not open for business on the strength of this Deed alone.

What does the Hotel / Resort Lease cost on Kaagazaat?

₹1,499, GST included.

Launch period: downloads are free for now. The prices shown apply once payments open.

Does the Hotel / Resort Lease need witnesses?

The Transfer of Property Act does not itself require attestation, but the registering office expects two witnesses, adults and not parties to the Deed, with photo identification.

Often needed with this document

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