Stamp Duty and Registration Charges in Bangalore (2026): The Full Cost Explained
Stamp duty and registration fees are the largest costs on top of the price of a home in Bangalore. This guide sets out the Karnataka rates in force in 2026, shows how the total is worked out on a few sample prices, and lists the steps and documents that keep registration day free of surprises.
The Rates in 2026
Karnataka charges stamp duty in three bands linked to the value of the property. A cess and a surcharge are then added, both worked out as a share of the duty rather than of the property value. The registration fee comes on top as a flat percentage.
- Stamp duty of 2% for property valued up to Rs. 20 Lakhs
- Stamp duty of 3% for property valued above Rs. 20 Lakhs and up to Rs. 45 Lakhs
- Stamp duty of 5% for property valued above Rs. 45 Lakhs
- A cess and surcharge on the duty, which add roughly a tenth of the duty amount in city limits
- A registration fee of 2% of the property value
The registration fee was 1% for more than two decades. Karnataka raised it to 2% from 31 August 2025, so any budget prepared before that date is now short by 1% of the value.
Which Value Is Taxed
Duty and fees are charged on the higher of two figures: the price in the sale deed and the guidance value fixed by the state for that location. The guidance value is a minimum rate per sq ft or per sq m set for each area and type of property. When the agreed price is lower than the guidance value, the buyer still pays on the guidance value.
Guidance values are revised from time to time, and a revision can raise the cost of a deal that is already agreed but not yet registered. The rate for the exact property and survey number shows on the state's Kaveri registration portal. That figure is worth checking before the price is fixed and again shortly before registration.
Worked Examples
The table below applies the 2026 rates to three sample prices, taking the price as equal to or above the guidance value. Cess and surcharge are shown as about 10 to 12 percent of the duty, so the totals are close estimates rather than exact bills.
| Property value | Stamp duty | Cess and surcharge (about) | Registration fee | Total (about) |
|---|---|---|---|---|
| Rs. 40 Lakhs | Rs. 1.2 Lakhs (3%) | Rs. 12,000 to Rs. 14,400 | Rs. 80,000 | Rs. 2.1 Lakhs |
| Rs. 1 Crore | Rs. 5 Lakhs (5%) | Rs. 50,000 to Rs. 60,000 | Rs. 2 Lakhs | Rs. 7.5 to Rs. 7.6 Lakhs |
| Rs. 2 Crore | Rs. 10 Lakhs (5%) | Rs. 1 Lakhs to Rs. 1.2 Lakhs | Rs. 4 Lakhs | Rs. 15 to Rs. 15.2 Lakhs |
For a home above Rs. 45 Lakhs, the statutory cost works out to a little over 7.5 percent of the value. Before the fee rise in August 2025, the same purchase cost about 1 percent less. The EMI calculator helps set these figures beside the down payment and the monthly loan cost.
Costs That Come on Top
Stamp duty and registration are not the only charges at closing. A few others belong in the same budget, depending on the type of purchase:
- GST on a flat bought while under construction, at 5% of the price, or 1% for homes in the affordable category
- Legal fees for the title search and for drafting the sale deed
- Loan processing fees and the lender's legal and valuation charges
- Khata transfer charges and any pending property tax that the seller has not cleared
Banks generally leave stamp duty and registration fees out of the cost they lend against. These charges are usually paid from the buyer's own savings, along with the down payment.
Steps on Registration Day
Registration in Bangalore runs through the Kaveri 2.0 system, which handles the document entry, the fee calculation and the appointment at the sub-registrar office. Since January 2026, stamp duty can also be paid through a digital e-stamp generated on the same portal. The usual order is shown below:
- Confirm the guidance value and settle the deed value at or above it.
- Prepare the sale deed with the property description matching the khata and survey records.
- Enter the deed details on Kaveri, pay the duty and fee, and book a sub-registrar slot.
- Attend with the seller and two witnesses, all carrying original photo identity proof.
- Collect the registered deed, then apply for the khata transfer in the buyer's name.
Common Reasons for Delays
Most hold-ups on registration day come from small mismatches in the papers. Names that are spelt differently across the deed and identity documents are a frequent cause. A deed value below the guidance value, or a property description that does not match the khata, can also stop the process.
A short check of every document a day or two before the appointment avoids most of these problems. Buyers looking at homes in areas such as Whitefield can ask us for a cost sheet that includes these charges before booking.
