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Table of Contents
- 1. Current Stamp Duty Rates in Karnataka 2026
- 2. Registration Charges Breakdown
- 3. Stamp Duty for Different Property Types
- 4. How to Calculate Total Cost (With Examples)
- 5. Stamp Duty for Women Buyers
- 6. Online Payment Process — Kaveri Portal
- 7. Stamp Duty Exemptions & Reductions
- 8. Documents Required for Registration
- 9. Frequently Asked Questions
1. Current Stamp Duty Rates in Karnataka (2026)
Stamp duty in Karnataka is governed by the Karnataka Stamp Act, 1957. The rates are applied on the higher of the actual sale consideration or the government guidance value (also known as circle rate) of the property.
on Property Value
on Property Value
(Including Surcharge & Cess)
| Component | Rate | Applied On |
|---|---|---|
| Stamp Duty | 5% | Higher of sale price or guidance value |
| Surcharge on Stamp Duty | 2% (BBMP) / 3% (BMRDA) | On stamp duty amount |
| Cess | 10% of stamp duty | On stamp duty amount |
| Registration Fee | 1% | Higher of sale price or guidance value |
| Total (BBMP area) | ~6.6% | On property value |
What is Guidance Value?
Guidance value (circle rate) is the minimum property value set by the Karnataka government for each locality. It's updated periodically. Even if you buy a property below guidance value, stamp duty is calculated on the guidance value. You can check the guidance value for any locality on the Kaveri Online Services portal.
2. Registration Charges Breakdown
Registration charges are separate from stamp duty and are paid to the Sub-Registrar Office (SRO) for officially recording the property transfer in government records. Here's the complete cost breakdown:
| Charge | Amount | Notes |
|---|---|---|
| Registration Fee | 1% of property value | Mandatory for all property transfers |
| User Charges | ₹150 – ₹500 | For scanning, data entry at SRO |
| Betterment Charges | Varies by area | Applicable in some BBMP zones for infrastructure development |
| Legal Fee (Optional) | ₹5,000 – ₹15,000 | For lawyer to verify documents and attend registration |
3. Stamp Duty for Different Property Types
Stamp duty rates in Karnataka vary based on the type of property transaction. Here's a comprehensive breakdown:
| Property / Transaction Type | Stamp Duty | Registration Fee | Total (Approx.) |
|---|---|---|---|
| Residential Property (Sale Deed) | 5% | 1% | ~6.6% |
| Commercial Property (Sale Deed) | 5% | 1% | ~6.6% |
| Agricultural Land | 5% | 1% | ~6.6% |
| Gift Deed (Family) | ₹1,000 – ₹5,000 | 1% | Nominal + 1% |
| Gift Deed (Non-Family) | 5% | 1% | ~6.6% |
| Lease Agreement (11+ months) | 1% of total rent | 1% | ~2% |
| Power of Attorney (GPA) | ₹500 – ₹1,000 | ₹500 | Nominal |
| Partition Deed | ₹1,000 per share | 1% | Nominal + 1% |
| Joint Development Agreement | 3% (on land value) | 1% | ~4.6% |
Gift Deed — A Common Tax Planning Tool
Property transfers between close family members (spouse, children, siblings, parents) through a gift deed attract only a nominal stamp duty of ₹1,000–₹5,000 instead of the standard 5%. This is commonly used for intergenerational property transfers. However, the recipient may still be liable for capital gains tax if they sell the property later — consult a CA for tax implications.
4. How to Calculate Total Cost — With Examples
Let's calculate the exact stamp duty and registration charges for different property values in Bangalore (BBMP limits):
Example 1: ₹80 Lakh Apartment in Whitefield
| Component | Calculation | Amount |
|---|---|---|
| Stamp Duty (5%) | ₹80,00,000 × 5% | ₹4,00,000 |
| Surcharge (2% of SD) | ₹4,00,000 × 2% | ₹8,000 |
| Cess (10% of SD) | ₹4,00,000 × 10% | ₹40,000 |
| Registration Fee (1%) | ₹80,00,000 × 1% | ₹80,000 |
| User Charges | Approximate | ₹300 |
| Total | ₹5,28,300 |
Example 2: ₹1.2 Crore Villa in Sarjapur Road
| Component | Calculation | Amount |
|---|---|---|
| Stamp Duty (5%) | ₹1,20,00,000 × 5% | ₹6,00,000 |
| Surcharge (2% of SD) | ₹6,00,000 × 2% | ₹12,000 |
| Cess (10% of SD) | ₹6,00,000 × 10% | ₹60,000 |
| Registration Fee (1%) | ₹1,20,00,000 × 1% | ₹1,20,000 |
| User Charges | Approximate | ₹500 |
| Total | ₹7,92,500 |
Example 3: ₹55 Lakh Apartment in Electronic City
| Component | Calculation | Amount |
|---|---|---|
| Stamp Duty (5%) | ₹55,00,000 × 5% | ₹2,75,000 |
| Surcharge (3% of SD — BMRDA) | ₹2,75,000 × 3% | ₹8,250 |
| Cess (10% of SD) | ₹2,75,000 × 10% | ₹27,500 |
| Registration Fee (1%) | ₹55,00,000 × 1% | ₹55,000 |
| User Charges | Approximate | ₹300 |
| Total | ₹3,66,050 |
5. Stamp Duty for Women Buyers
Unlike states such as Delhi (4% for women vs 6% for men), Haryana, Rajasthan, and Punjab that offer stamp duty concessions for women buyers, Karnataka currently does not provide any stamp duty reduction based on gender.
The stamp duty rate remains 5% for all buyers regardless of gender.
How Women Buyers Can Still Save
- Home Loan Rate Concession: Most banks (SBI, HDFC, ICICI, Bank of Baroda) offer 0.05% lower home loan interest rate when a woman is the primary borrower or co-borrower. On an ₹80 lakh loan over 20 years, this saves approximately ₹55,000-₹65,000
- Joint Ownership Tax Benefits: When husband and wife are joint owners with a joint home loan, both can independently claim Section 24(b) deduction (₹2 lakh each) and Section 80C deduction (₹1.5 lakh each) — effectively doubling the tax benefit
- First-Time Buyer Benefits: If either spouse is a first-time buyer, additional deductions under Section 80EEA may apply
Advocacy for Change
Real estate industry bodies including CREDAI Karnataka and FKCCI have periodically demanded stamp duty concessions for women buyers in Karnataka. While no concession exists as of March 2026, buyers should check the latest state budget announcements as this could change in future budgets.
6. Online Payment Process — Kaveri Portal
Karnataka has digitized its property registration process through the Kaveri Online Services portal. Here's the step-by-step process:
Step-by-Step Registration Process
- Create Account: Register on the Kaveri Online Services portal with your Aadhaar-linked mobile number
- Login & Select Service: Choose "Document Registration" from the services menu
- Enter Property Details: Fill in property type, area, survey number, locality, and built-up area
- Enter Party Details: Add buyer(s) and seller(s) information — name, Aadhaar, PAN, address, and photo
- Upload Documents: Upload the draft sale deed (PDF), ID proofs, property documents, and photographs
- Auto-Calculate Duty: The system auto-calculates stamp duty based on guidance value. If the sale price is higher, enter that amount
- Make Payment: Pay stamp duty + registration charges via net banking, debit card, credit card, or UPI
- Book SRO Slot: Select your preferred Sub-Registrar Office and appointment date/time
- Visit SRO: Both buyer and seller visit the SRO on the appointed date with original documents and 2 witnesses
- Biometric Verification: Aadhaar-based biometric verification of all parties
- Document Execution: Sub-Registrar verifies documents, executes the deed, and provides a registration number
- Collect Registered Document: The registered sale deed is available for download on the portal within 3-5 working days
Tips for Smooth Registration
Book SRO slot early: Popular SROs (especially in IT corridors) have long wait times. Book your slot 7-10 days in advance.
Ensure Aadhaar-mobile linkage: Biometric verification requires your Aadhaar to be linked to your mobile number. Verify this at any Aadhaar centre before registration day.
Carry physical copies: Even though the process is online, carry 2 printed copies of the sale deed, original ID proofs, and property documents to the SRO.
7. Stamp Duty Exemptions & Reductions
While stamp duty applies to most property transactions, certain scenarios offer exemptions or reduced rates:
| Scenario | Stamp Duty Rate | Conditions |
|---|---|---|
| Gift Deed (Close Family) | ₹1,000 – ₹5,000 | Transfer between spouse, children, siblings, parents |
| Inheritance / Will | Nil | Property transfer through registered will after death |
| Court Order / Decree | Nil or Nominal | Property transfer via court decree (e.g., divorce settlement) |
| Government to Government | Exempt | Transfers between government entities |
| Charitable / Religious Trust | Reduced rates | Property acquired for charitable purposes (with conditions) |
| Amalgamation / Merger | Reduced | Company mergers approved by NCLT |
Tax Deduction on Stamp Duty
Stamp duty and registration charges paid for a residential property qualify for tax deduction under Section 80C of the Income Tax Act:
- Maximum deduction: ₹1.5 lakh per year (shared with other 80C investments)
- Available only in the year of purchase/registration
- Applies to residential properties only (not commercial)
- Both stamp duty and registration charges are eligible
8. Documents Required for Property Registration
Ensure you have these documents ready before your SRO appointment to avoid delays:
Buyer Documents
- Aadhaar Card — Original + 2 photocopies (mandatory for biometric verification)
- PAN Card — Original + 2 photocopies
- Passport-size Photographs — 4 recent photos of each buyer
- Address Proof — Aadhaar, passport, or utility bill
- Home Loan Sanction Letter — If applicable
Property Documents
- Sale Deed (Draft) — Prepared by lawyer, printed on stamp paper or e-stamp
- Previous Sale Deed — Chain of ownership documents
- Khata Certificate & Extract — From BBMP/BDA/local authority
- Encumbrance Certificate (EC) — Last 13-30 years, from SRO
- Tax Paid Receipts — Latest property tax receipts
- RERA Certificate — If buying from a developer (mandatory for under-construction)
- Occupancy Certificate (OC) — For ready-to-move properties
- Building Plan Approval — From BBMP/BDA
- NOC from Society/Developer — If resale in a gated community
Seller Documents
- Aadhaar Card — Original (for biometric verification)
- PAN Card — Original
- Original Title Deed — Proving ownership
- Identity of 2 Witnesses — Aadhaar + photos of 2 witnesses
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9. Frequently Asked Questions
The base stamp duty rate is 5% of the property value (or guidance value, whichever is higher). With surcharge (2% for BBMP, 3% for BMRDA) and cess (10% of stamp duty), the effective rate is approximately 5.6% for BBMP properties. Adding 1% registration fee, the total comes to approximately 6.6%.
Registration charges are 1% of the property value (higher of sale price or guidance value). For a ₹1 crore property, registration charges would be ₹1 lakh, in addition to stamp duty of approximately ₹5.6 lakh — totalling around ₹6.6 lakh.
No, Karnataka does not currently offer stamp duty concessions for women buyers. The rate is 5% regardless of gender. However, women can benefit from 0.05% lower home loan interest rates from most banks and double tax benefits through joint ownership with a joint home loan.
Through the Kaveri Online Services portal: register an account, fill property and party details, upload documents, pay via net banking/debit card/UPI, book an SRO slot, and visit the SRO for biometric verification and document execution. The registered deed is available for download within 3-5 working days.
Guidance value is the minimum property value set by the Karnataka government for each locality. Stamp duty is calculated on the higher of the actual sale price or guidance value. If you buy for ₹80 lakh but the guidance value is ₹90 lakh, stamp duty applies on ₹90 lakh. Check guidance values on the Kaveri Online portal.
Yes, stamp duty and registration charges for residential property can be claimed under Section 80C of the Income Tax Act, up to ₹1.5 lakh per year (shared limit with PPF, ELSS, etc.). This deduction is available only in the year of purchase. It applies to residential properties only.