Stamp Duty and Registration Charges in Karnataka (2026): Complete Guide for Homebuyers
Anurag Sodani • June 11, 2026
Karnataka uses a slab-based stamp duty system: 2% for properties valued below ₹20 lakh, 3% for ₹20–45 lakh, and 5% for properties above ₹45 lakh, with an additional cess and surcharge on the duty amount. Registration fees were revised in August 2025 from 1% to 2% of the property value, applicable across all transaction types. Stamp Duty and Registration Charges in Karnataka are as follows:
Key Takeaways
- Stamp duty slabs: 2% (below ₹20 lakh), 3% (₹20–45 lakh), 5% (above ₹45 lakh), plus cess and surcharge
- Registration fee: 2% of property value (revised from 1% effective 31 August 2025)
- Registration portal: Kaveri Online Services (kaveri.karnataka.gov.in)
- Major concessions: No gender-based stamp duty concession; possible relief for MSMEs and senior citizens on specific schemes
- Total cost: Can reach approximately 7.5% to 7.6% of property value for homes above ₹45 lakh
Introduction
Bengaluru’s property market — spanning Whitefield, Sarjapur Road, Hebbal, and the older neighbourhoods around the city centre — is one of India’s most active. But whether you are buying in Bengaluru, Mysuru, Mangaluru, or Hubballi, the state charges the same statutory fees on top of your property price: stamp duty and registration charges.
Karnataka follows a slab-based stamp duty system, which means the percentage you pay depends on the value of your property. Combined with a recent doubling of the registration fee, the total statutory cost has changed meaningfully for 2026 buyers. This guide breaks down the slabs, shows worked examples, and explains the registration process through the Kaveri Online Services portal.
What is Stamp Duty?
Stamp duty is a state government tax levied on the transfer of immovable property, paid on the document — typically the sale deed — that records the transaction. In Karnataka, it is governed by the Karnataka Stamp Act.
A sale deed on which the correct stamp duty has not been paid has limited legal standing; it cannot generally be used as evidence in court, and the registering authority can refuse to accept it for registration until the shortfall is made up, often along with a penalty.
For the Karnataka government, stamp duty is one of the largest sources of non-tax revenue and provides a dated, verifiable record of property transaction values across the state.
What are Registration Charges?
Registration charges are the fee paid to the Sub-Registrar’s office for the act of recording your sale deed in the official government registry. This is separate from stamp duty, which is the tax on the document itself.
Registration of a sale deed is mandatory under the Registration Act, 1908, for property transactions above the statutory threshold. Once registered, the document becomes part of the permanent public record, establishing your legal ownership for future transactions, mortgages, or inheritance.
In August 2025, Karnataka doubled its registration fee from 1% to 2% of the property value — the first such revision since 2003 — making this an important update for anyone budgeting for a 2026 purchase.
Latest Stamp Duty and Registration Charges in Karnataka (2026)
| Component | Charges |
|---|---|
| Stamp Duty | Slab-based: 2% (property value below ₹20 lakh), 3% (₹20 lakh to ₹45 lakh), 5% (above ₹45 lakh) |
| Registration Fee | 2% of property value for all transaction types (revised from 1%, effective 31 August 2025) |
| Transfer Duty | Not separately levied as a distinct line item in Karnataka |
| Metro Cess | Not applicable as a distinct metro cess; urban cess is bundled into the cess/surcharge below |
| Local Body Charges (Cess & Surcharge) | Cess of approximately 10% of the stamp duty amount, plus a surcharge of around 2% (urban/BBMP areas) or 3% (rural areas) of the stamp duty amount |
| Other Applicable Charges | Minor charges for e-stamping and document scanning at the Sub-Registrar Office |
Note: These slabs and the cess/surcharge structure apply uniformly across Karnataka, including Bengaluru, Mysuru, Mangaluru, Hubballi, and Belagavi. Always verify the applicable slab and any BBMP-specific surcharge using the Kaveri Online Services calculator before registration.
Stamp Duty Calculation Example
Property Value ₹25 Lakh
- Stamp Duty Slab: 3% (since value is between ₹20 lakh and ₹45 lakh)
- Stamp Duty: ₹25,00,000 × 3% = ₹75,000
- Cess (10% of stamp duty): ₹75,000 × 10% = ₹7,500
- Surcharge (2% of stamp duty, urban): ₹75,000 × 2% = ₹1,500
- Registration Fee (2%): ₹25,00,000 × 2% = ₹50,000
- Total Payable: approximately ₹1,34,000
Property Value ₹45 Lakh
- Stamp Duty Slab: 3% (at the upper boundary of the ₹20–45 lakh slab)
- Stamp Duty: ₹45,00,000 × 3% = ₹1,35,000
- Cess (10% of stamp duty): ₹1,35,000 × 10% = ₹13,500
- Surcharge (2% of stamp duty, urban): ₹1,35,000 × 2% = ₹2,700
- Registration Fee (2%): ₹45,00,000 × 2% = ₹90,000
- Total Payable: approximately ₹2,41,200 (around 5.36% of property value)
Property Value ₹75 Lakh
- Stamp Duty Slab: 5% (since value exceeds ₹45 lakh)
- Stamp Duty: ₹75,00,000 × 5% = ₹3,75,000
- Cess (10% of stamp duty): ₹3,75,000 × 10% = ₹37,500
- Surcharge (2% of stamp duty, urban): ₹3,75,000 × 2% = ₹7,500
- Registration Fee (2%): ₹75,00,000 × 2% = ₹1,50,000
- Total Payable: approximately ₹5,70,000 (around 7.6% of property value)
Notice how Rohan, who is comparing two apartments in Bengaluru — one valued at ₹44 lakh and another at ₹46 lakh — finds that crossing the ₹45 lakh threshold pushes his stamp duty slab from 3% to 5%. This single lakh difference in property value can change his total statutory outgo by tens of thousands of rupees, which is why checking the guidance value and slab boundary carefully matters before signing the agreement.
Factors Affecting Stamp Duty in Karnataka
- Gender: Karnataka does not provide any stamp duty concession based on the buyer’s gender. The slab rates apply equally to men, women, and joint owners.
- Property type: Sale deeds, gift deeds, and exchange deeds have different stamp duty structures. Gift deeds to family members attract a fixed nominal stamp duty rather than the slab-based percentage.
- Urban vs rural: The stamp duty slabs themselves are uniform statewide, but the surcharge differs — approximately 2% of the stamp duty in urban (BBMP) areas versus approximately 3% in rural areas.
- Apartment vs plot: Both are subject to the same slab structure, but guidance values per square foot for apartments and per square yard for plots can vary widely within the same locality, affecting which slab applies.
- New property vs resale: The slab-based stamp duty and the 2% registration fee apply equally to new and resale transactions, calculated on the higher of the sale consideration or guidance value.
- Municipal jurisdiction: Whether a property falls within BBMP limits, a smaller municipal corporation, or a rural panchayat affects the surcharge percentage applied on top of the base stamp duty.
Property Registration Process in Karnataka
- Document preparation: Draft the sale deed with accurate property details and the agreed consideration value, cross-checked against the guidance value.
- Stamp duty payment: Calculate the applicable slab, cess, and surcharge using the Kaveri portal’s stamp duty calculator, then generate and pay for the e-stamp.
- Slot booking: Book an appointment at your jurisdictional Sub-Registrar Office through the Kaveri Online Services portal.
- Registration office visit: Buyer, seller, and witnesses must be present at the Sub-Registrar Office on the appointment date with original identity and address proofs.
- Biometric verification: All signatories undergo biometric verification as part of the identity confirmation process.
- Registration completion: The Sub-Registrar verifies the documents and stamp duty payment, then registers the sale deed within four months of execution as required by law.
- Document collection: The registered sale deed is made available for download or collection through the Kaveri portal after registration.
Documents Required for Property Registration
| Document | Purpose |
|---|---|
| Sale deed (original + copies) | Primary instrument being registered |
| Identity proof (Aadhaar, PAN, Passport) | Verification of buyer and seller identity |
| Address proof | Confirmation of current residence |
| Property tax receipts | Proof of current tax payment status |
| Encumbrance Certificate | Confirms property is free of prior legal liabilities |
| Previous title documents | Chain of ownership for resale properties |
| Approved building plan | Confirms construction is sanctioned (for built-up properties) |
| Passport-size photographs | Required for all parties at the Sub-Registrar Office |
| Loan Sanction Letter (if applicable) | Required by the Sub-Registrar when the property is being mortgaged simultaneously with registration for a home loan |
Online Property Registration Portal in Karnataka
Karnataka’s property registration services are centralised on Kaveri Online Services (kaveri.karnataka.gov.in), the official platform of the Department of Stamps and Registration.
- Stamp duty calculator: Calculate stamp duty, cess, surcharge, and registration fee based on the property value and slab.
- Guidance value search: Look up the official guidance value (circle rate) for any locality in Karnataka, also cross-referenced with the Bhoomi portal for land records.
- E-stamping and online payment: Generate e-stamps and pay stamp duty and registration fees digitally.
- Encumbrance Certificate: Apply for and download the EC online to verify a property’s legal history before purchase. Our Encumbrance Certificate guide explains how to interpret this document.
- Slot booking: Reserve your appointment at the Sub-Registrar Office to streamline your registration day.
Common Mistakes to Avoid During Property Registration
- Undervaluing the property: Declaring a transaction value below the guidance value does not reduce stamp duty — the Sub-Registrar charges on the higher figure, and deliberate undervaluation can attract a penalty.
- Incomplete documents: Missing even one required document on registration day can result in a cancelled appointment and a fresh slot required — causing delays and added cost.
- Skipping the Encumbrance Certificate check: An EC reveals any mortgage, court attachment, or prior sale that may compromise your ownership. Never skip this step.
- Not booking a slot in advance: Walking into a Sub-Registrar Office without a prior appointment through Kaveri Online Services often results in long waits or being turned away on busy days.
- Assuming the home loan covers registration charges: Most lenders disburse funds for the property cost only. Stamp duty, cess, surcharge, and registration charges must be paid from your own funds — plan for this separately.
- Missing the slab boundary: Karnataka’s slab system means crossing the ₹20 lakh or ₹45 lakh threshold changes your stamp duty rate significantly. Confirm your property’s guidance value and which slab applies before signing the agreement.
Home Loan for Property in Karnataka
If you are financing your Karnataka property purchase with a home loan, remember that most lenders calculate eligibility based on the property’s cost excluding stamp duty and registration charges. These charges need to be planned for separately.
A home loan from HomeFirst India can cover up to 90% of the property value for eligible buyers, with documentation support throughout the process. Before visiting the Sub-Registrar Office, check your home loan eligibility and use a home loan EMI calculator to understand your monthly outflow alongside your upfront statutory costs.
Frequently Asked Questions
What is the stamp duty and registration charge in Karnataka in 2026?
Stamp duty follows a slab system: 2% below ₹20 lakh, 3% between ₹20–45 lakh, and 5% above ₹45 lakh, plus cess and surcharge on the duty. Registration fee is 2% of the property value, revised from 1% in August 2025.
Why did Karnataka increase the registration fee in 2025?
Effective 31 August 2025, the Karnataka government revised the registration fee from 1% to 2% of the property value — the first revision since 2003 — applicable to residential, commercial, and plotted property transactions.
Do women get a stamp duty discount in Karnataka?
No. Karnataka does not currently provide any gender-based stamp duty exemption. Rates are the same for all buyers regardless of gender.
What is the guidance value and how does it affect stamp duty?
The guidance value is the government-notified minimum value for a property in a given locality. Stamp duty is calculated on whichever is higher — the actual sale consideration or the guidance value — to prevent undervaluation.
Are there concessions for MSMEs or senior citizens in Karnataka?
Certain notified schemes may offer stamp duty reductions for MSMEs on commercial property purchases, and some concessions may be available to senior citizens. These are scheme-specific and should be verified on the Kaveri portal at the time of registration.
Can I claim Section 80C deduction on stamp duty paid in Karnataka?
Yes, stamp duty and registration charges paid on a new residential property purchase are eligible for deduction under Section 80C of the Income Tax Act, up to the overall limit of ₹1.5 lakh, but this benefit does not apply to resale properties, commercial property, or standalone plots.
What is the stamp duty for a gift deed in Karnataka?
A gift deed to a family member typically attracts a fixed nominal stamp duty depending on the local body category, while a gift to a non-family member attracts the standard 5% stamp duty plus 2% registration on the property value.
Official Government Resources
- Kaveri Online Services – Karnataka: The official portal of the Department of Stamps and Registration, Government of Karnataka, for stamp duty calculation, e-stamping, EC search, guidance value lookup, and Sub-Registrar Office slot booking.
Conclusion
Karnataka’s slab-based stamp duty system means your percentage rate depends directly on your property’s value, and the 2025 increase in registration fees to 2% has made the total statutory cost noticeably higher for 2026 buyers — reaching approximately 7.5% to 7.6% for homes above ₹45 lakh. Always check the guidance value for your locality, calculate your exact slab using the Kaveri portal, and budget for cess and surcharge on top of the base duty. Use the home loan EMI calculator to plan your monthly repayments alongside these one-time registration costs.
