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Buyer Guide · 7 min read

Stamp Duty, Registration & Khata Guide — Karnataka 2026

How Karnataka's slab-based stamp duty works, what guidance value means, the Kaveri Online registration process, and why Khata status matters for Bengaluru buyers.

Karnataka's registration costs work differently from Tamil Nadu's flat-rate system — stamp duty is charged on a slab basis depending on property value, with an urban surcharge and cess added on top in municipal areas. Because these slabs and add-on percentages are revised from time to time, this guide explains the structure so you know what to expect — always confirm exact current figures on the Kaveri Online portal before budgeting for registration.

How Karnataka's Stamp Duty Structure Works

ComponentWhat it coversRoughly applies to
Stamp Duty (slab-based)Charged on the higher of guidance value or sale price, at a rate that rises in slabs as property value increasesEvery property transaction
Registration ChargeA flat percentage added on top of stamp duty, payable to the Sub-RegistrarEvery property transaction
Surcharge & CessAdditional urban-local-body surcharge and cess layered on the stamp duty component, typically higher within BBMP/municipal limits than in rural areasProperties within municipal/BBMP limits

Exact slab thresholds, percentages, and surcharge/cess rates change periodically — use the Kaveri Online Services calculator (kaverionline.karnataka.gov.in) for the current figures on your specific property value before finalising a budget.

Guidance Value — Karnataka's Minimum Property Valuation

Karnataka's Department of Stamps and Registration publishes a Guidance Value — the minimum value the government assigns per locality/street for registration purposes. Stamp duty is always calculated on the higher of the guidance value or your actual agreed sale price, so it's worth checking the guidance value for your target locality on the Kaveri Online portal before you negotiate a price, since a large gap between market price and guidance value can sometimes signal a valuation the Sub-Registrar may scrutinise more closely.

A Khata vs B Khata — Why It Matters for Bengaluru Buyers

A Khata
Issued by BBMP for properties that fully comply with building bye-laws, approved layouts, and zoning regulations. A Khata properties are eligible for bank home loans, building/trade licences, and are generally the safer choice for resale value.
B Khata
Issued for properties with some irregularity — unauthorised construction, land-use conversion still pending, or layout not yet BBMP-approved. Banks are typically far more cautious lending against B Khata properties, and some don't finance them at all. B Khata can sometimes be converted to A Khata once the underlying issue (e.g. conversion, betterment charges) is resolved.

Always ask for the Khata certificate and confirm its type directly with BBMP before booking a Bengaluru property, especially if you plan to finance the purchase with a home loan.

Registration Process — Step by Step

1
Check guidance value
Look up the guidance value for your property's locality on the Kaveri Online Services portal — stamp duty is charged on whichever is higher, guidance value or sale price.
2
Verify Khata status (Bengaluru)
For BBMP-limit properties, confirm A Khata or B Khata status and RTC/property tax payment history before proceeding.
3
Prepare documents
Sale deed drafted by a lawyer, Encumbrance Certificate, PAN and Aadhaar of buyer and seller, passport photos, and witness ID proofs.
4
Pay stamp duty & registration fee
Calculate and pay via the Kaveri Online portal or an authorised bank counter, based on the current slab rate for your property value.
5
Book Sub-Registrar appointment
Schedule a slot online for deed execution — both parties (or an authorised POA holder) must attend in person with original IDs.
6
Attend registration & collect deed
The Sub-Registrar verifies documents, captures biometrics, and registers the deed — usually the same day or the next working day.
FAQ

Karnataka Registration Questions Answered

What is the stamp duty rate for property purchase in Karnataka in 2026?+
Karnataka uses a slab-based stamp duty structure rather than a single flat rate: properties above ₹45 lakh attract the highest slab, mid-range properties (roughly ₹21–45 lakh) attract a middle slab, and lower-value properties attract the lowest slab, plus a flat 1% registration charge. Urban local body surcharge and cess are added on top. Because these slab thresholds and surcharge/cess percentages are revised periodically, always confirm the exact current figures on the Kaveri Online Services portal (kaverionline.karnataka.gov.in) or with your Sub-Registrar office before budgeting.
What is 'Guidance Value' in Karnataka and how is it different from stamp duty?+
Guidance Value is Karnataka's government-notified minimum property value per area (the equivalent of Tamil Nadu's 'guideline value'), set by the Department of Stamps and Registration. Stamp duty and registration charges are calculated on whichever is higher — the guidance value or your actual agreed sale price. You can check the current guidance value for a specific locality on the Kaveri Online portal before finalising a deal.
What is the difference between A Khata and B Khata in Bengaluru?+
A Khata is BBMP's certificate confirming a property fully complies with municipal building bye-laws and zoning regulations — it's required to get a building/trade licence, bank loan against the property, or in some cases to register the property at all. B Khata is issued for properties with some irregularity (unauthorised construction, revenue land conversion pending, etc.) and carries restrictions — banks are typically far more cautious about lending against B Khata properties, and resale can be harder. Always confirm Khata status before booking a Bengaluru property.
How do I get an Encumbrance Certificate (EC) in Karnataka?+
An EC lists all registered transactions (sales, mortgages, loans) against a property for a chosen period, confirming it's free of undisclosed liabilities. In Karnataka, you can apply for an EC online via the Kaveri Online Services portal or in person at the Sub-Registrar office where the property is registered. As with Tamil Nadu, request an EC covering at least 13 years of history before finalising a purchase.
Can I complete property registration online in Karnataka?+
Karnataka's Kaveri Online Services portal lets you calculate stamp duty and registration fees, check guidance value, and book a Sub-Registrar appointment online. However, the actual deed execution and biometric verification still requires both parties (or an authorised Power of Attorney holder) to be physically present at the Sub-Registrar office.
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