Stamp Duty and Registration Charges in Bangalore (2026): What You Will Actually Pay

In Bangalore, stamp duty and registration charges on a sale deed come to 7.6% of the property value within city limits (GBA, earlier BBMP) and 7.65% for panchayat properties. The buyer usually pays it, and it is calculated on the sale price or the government guidance value, whichever is higher.

Rates checked on 30 September 2026 by Gayathri Sriram, Advocate. We update this page when the government changes the rates.

That one line answers most searches. The rest of this guide covers what catches buyers out: which value is used, the TDS most people forget, what to carry on registration day, and what happens after. There is a calculator below to work out your own figure.

Registration charges in Bangalore at a glance

Property value	Bangalore city (GBA / BBMP), 7.6%	Panchayat area, 7.65%
Rs 50 lakh	Rs 3,80,000	Rs 3,82,500
Rs 80 lakh	Rs 6,08,000	Rs 6,12,000
Rs 1 crore	Rs 7,60,000	Rs 7,65,000
Rs 1.5 crore	Rs 11,40,000	Rs 11,47,500

These figures cover stamp duty and registration charges together, paid to the government. They do not include TDS, which is a separate deduction explained below.

Calculate your registration charges

Sale price or guidance value: which one is used

Guidance value is the minimum value the State Government fixes for a property for the purpose of calculating stamp duty and registration charges. Every area, street and property type has one.

Stamp duty and registration charges are worked out on whichever is higher, your sale price or the guidance value:

• If your price is above the guidance value, the charges are calculated on your price.
• If the guidance value is above your price, the charges, and the TDS, are calculated on the guidance value, not on what you are paying.

Guidance values in Karnataka were last revised through a notification dated 8 September 2023, with the new values in force from 1 October 2023. There has been no revision since. You can look up the guidance value for a specific property on the Kaveri portal before you agree a price.

Flat, site or house: is the charge different?

The rate is the same for a flat, a site and a house. What differs is the value it is charged on, because guidance values differ by property type and location.

• Flat: the value covers the super built-up area together with the undivided share of land (UDS) and the car parking. In practice, most flats that get registered are those with an occupancy certificate.
• Site: the value is the land. In Bangalore city a verified e-Khata is needed to register a sale, so check it early. Our e-Khata guide explains how.
• Panchayat property: the total is 7.65% instead of 7.6%.

TDS: the part most buyers forget

If the property is worth Rs 50 lakh or more, the buyer must deduct 1% TDS from the payment to the seller and deposit it with the income tax department. Like stamp duty, it is calculated on the higher of the sale price and the guidance value.

TDS is not an extra cost to the buyer. It comes out of the seller’s money. But the buyer is responsible for deducting and depositing it on time, and missing it creates trouble later, so plan it along with your registration.

Worked example: an Rs 80 lakh flat in Bangalore

Say you are buying a flat in Bangalore city for Rs 80 lakh, and the guidance value is lower than your price.

Item	Amount
Stamp duty and registration charges (7.6% of Rs 80 lakh)	Rs 6,08,000
TDS you deduct from the seller’s payment (1%)	Rs 80,000

Now say the guidance value for that flat is Rs 90 lakh. The charges are then worked out on Rs 90 lakh: Rs 6,84,000, and the TDS becomes Rs 90,000.

For an Rs 40 lakh site in a panchayat area, the charges are Rs 3,06,000 (7.65%), and there is no TDS because the value is below Rs 50 lakh.

How registration day works at the sub-registrar office

Which sub-registrar office you go to depends on the zone and region where the property is located. Registration in Karnataka now runs through Kaveri 2.0, and most of the work happens before you reach the office.

1. Upload the documents on Kaveri 2.0 with the details of the buyer, the seller and the property.
2. Wait for the application to be approved by the sub-registrar’s office.
3. Pay the stamp duty and registration charges online.
4. Book a slot at the sub-registrar office.
5. Attend in person: the buyer, the seller and two witnesses. Everyone signs, and photographs and biometrics are taken at the counter.

On the day itself, registration usually takes 30 to 60 minutes.

Documents to carry (originals)

• Aadhaar and PAN of the buyer and the seller
• Two witnesses, each with their Aadhaar
• e-Khata of the property
• Encumbrance Certificate (see our EC guide)
• Previous title deeds
• Latest property tax receipt
• Occupancy certificate, for a flat
• The bank’s demand draft, if you are buying with a home loan

Names should match Aadhaar exactly. A small spelling difference can hold up the registration.

What usually causes delays

Two things come up most often right now: server issues on Kaveri, and in loan cases, delays in the bank issuing the demand draft. Build in a little slack, and confirm with your bank well before your slot.

After registration: EC, khata and property tax

Once the sale deed is registered, the EC, khata and property tax records move into the buyer’s name, usually within 30 to 60 days.

For the khata, the automatic transfer starts only when both the buyer and the seller complete their Aadhaar e-KYC on the e-Aasthi portal. It is not guaranteed in every case, so check e-Aasthi about 30 days after registration. If the khata still shows the seller’s name, apply for the transfer yourself.

Concessions: women, first-time buyers and family gifts

• Women buyers: there is no stamp duty concession for women in Karnataka. Some websites still mention one; it does not apply.
• First-time buyers: no concession either.
• Gifts within the family: a gift deed between close family members attracts a concessional stamp duty. The amount varies as per the government guidelines in force, so check the current figure before you plan a transfer this way.

“Being aware of the basic things adds real value to your transaction. You are not just buying a property. You are buying your dreams.” Gayathri Sriram, Advocate

Frequently asked questions

What are the registration charges in Bangalore? Stamp duty and registration charges together come to 7.6% of the property value in Bangalore city (GBA / BBMP) and 7.65% for panchayat properties. They are calculated on the sale price or the guidance value, whichever is higher.

Is stamp duty the same for a flat, a site and a house in Bangalore? The rate is the same. What differs is the value it is charged on, because guidance values differ by property type and location. For a flat, the value covers the super built-up area, the undivided share of land and the car parking.

Who pays the stamp duty, the buyer or the seller? The buyer usually pays the stamp duty and registration charges. If the property is worth Rs 50 lakh or more, the buyer also deducts 1% TDS from the payment to the seller.

Can I pay stamp duty and registration charges online? Yes. Both are paid online through Kaveri 2.0 after your application is approved and before you book your slot at the sub-registrar office.

What if the guidance value is higher than the price I am paying? Then stamp duty, registration charges and TDS are all calculated on the guidance value, not on your price.

Is there a stamp duty concession for women buyers in Karnataka? No. Karnataka does not offer a stamp duty concession for women or for first-time buyers.

How long does property registration take in Bangalore? The visit to the sub-registrar office usually takes 30 to 60 minutes, once your documents are uploaded and approved on Kaveri 2.0 and the charges are paid.

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If you are registering a property in Bangalore soon, message Aakarshanam Associates on WhatsApp. Gayathri will give you an overview of your transaction, tell you what to carry and what to check, and set out the next step.