Stamp duty and registration charges in Bangalore (2026): what you will actually pay

The short answer: for most homes in Bengaluru, budget roughly 7.5% of the property's value for stamp duty and registration. That is 5% stamp duty, a small cess and surcharge on top of the duty, and a 2% registration fee, which Karnataka doubled from 1% on 31 August 2025. Both are charged on the higher of your agreed price and the government's guidance value. A builder's first sale of a flat priced up to ₹45 lakh attracts a lower duty of 2% or 3%.

These are the two biggest costs on top of the price, and they have to be paid before the Sub-Registrar will register the sale. Here is how they work.

Stamp duty rates in Karnataka

Stamp duty on a sale (a "conveyance") is set by the Karnataka Stamp Act. For homes in Bengaluru the rates are:

In practice, almost every home our clients look at falls in the 5% band. The lower rates are meant for affordable new flats and don't apply to resale homes or plots.

Cess and surcharge

On top of the duty itself, properties in Bengaluru carry a cess and a surcharge, calculated as a percentage of the stamp duty (not of the property's price). They are commonly quoted as 10% and 2% of the duty, which takes 5% stamp duty to an effective rate of about 5.6%. Published figures for these vary, so use the calculator on the Kaveri portal or ask your lawyer for the exact amount on your property.

Registration fee: now 2%

The registration fee is what the Department of Stamps and Registration charges to record the sale. It was raised from 1% to 2% of the property's value from 31 August 2025. Some older guides and calculators still show 1%, so check the date on anything you read. Small additional charges apply for scanning and filing.

Price or guidance value: whichever is higher

Duty and fees are calculated on the higher of two figures: the price in your sale deed, and the guidance value, which is the minimum value the state sets for each area. In most of Bengaluru the market price is above the guidance value, so you pay on the price. Where the agreed price is below the guidance value, you pay on the guidance value. You can look up the guidance value for a locality on the IGR Karnataka website.

Don't be tempted by a lower "registration value" with the balance paid separately. It's illegal, it leaves you exposed if the deal goes wrong, and it makes your capital gains bigger when you sell.

Worked examples

These assume a resale flat, or a new flat above ₹45 lakh, at 5% stamp duty with a cess and surcharge of 12% of the duty, and a 2% registration fee. They are estimates. Your lawyer will confirm the exact figure.

The other costs to budget for

• GST on under-construction homes: 5% of the price (1% for homes that qualify as affordable housing). There is no GST on a completed home that already has its occupancy certificate, or on a resale.
• The sale agreement: the agreement to sell, signed before the sale deed, also carries stamp duty. Ask your lawyer how it is being stamped.
• Legal fees for the title check and drafting, and the home loan's processing fee and its own documentation charges.
• Khata transfer: after registration, the municipal record has to be moved into your name. See how e-khata works.
• Maintenance deposit and corpus for apartments, and car park and clubhouse charges if they are billed separately.

How you pay

Stamp duty and registration fees are paid online through the Karnataka government's Kaveri registration system, usually by your lawyer or document writer when they book the Sub-Registrar appointment. Keep the receipts with your sale deed: you will need them for your tax return and when you sell.

If you claim the deduction for stamp duty and registration under the income tax rules, keep a copy of the payment proof. Ask your chartered accountant whether you are eligible.

On registration day

The sale is registered at the Sub-Registrar's office for the area, at an appointment booked through Kaveri. Expect:

• Both buyer and seller present (or their Power of Attorney holders), with original ID and PAN, and passport photos.
• Two witnesses with their ID.
• Photos and fingerprints taken at the counter for each party.
• The stamp duty and fee receipts, the final sale deed, and supporting documents such as the e-khata and, for an NRI seller, proof of TDS.

Once registered, the deed is scanned and returned, and the details flow to the municipal records for the khata transfer.

Common mistakes

• Budgeting with the old 1% registration fee.
• Forgetting that a home loan doesn't usually cover stamp duty and registration: you pay these from your own funds.
• Not checking the guidance value when the agreed price is low, and getting a surprise at the counter.
• Leaving the khata transfer until years later.

What we recommend

• Add about 7.5% to the price for stamp duty and registration, and more for an under-construction home with GST.
• Get the exact figure from your lawyer before you agree the final price, especially if the price is close to the guidance value.
• Never agree to a lower declared price with cash on the side.
• Keep every receipt with the sale deed.

Before you get to registration, make sure the paperwork is clean. Our documents checklist covers what to ask for.