Full guide
Register a Property Sale Deed in Karnataka: the complete guide
When you buy a house, flat, site or land in Karnataka, the sale deed must be registered with the Sub-Registrar to make you the legal owner. Most of the work now happens on the Kaveri 2.0 portal run by the Department of Stamps and Registration, and the office visit is short. This guide is for first-time buyers, sellers and families who want a clear checklist before they pay the stamp duty.
Who needs this
Any transfer of immovable property worth more than ₹100 has to be registered under the Registration Act. That covers flats, independent houses, sites, commercial units and agricultural land. Both the seller and the buyer need to take part, along with two witnesses. If you are buying with a home loan, your bank will also want the registered deed before it releases the full amount.
Documents explained
Draft sale deed. Your lawyer or the builder prepares it. You upload an unsigned draft on Kaveri for approval. After approval, you cannot change the parties, the property schedule, the type of document or the price, so check it carefully first.
Property records. Kaveri fetches the seller’s details from the property database, so the record must already be in the seller’s name:
- Bengaluru (BBMP / GBA area): e-Khata
- Other cities and towns: e-Aasthi or municipal khata
- Village houses and sites: e-Swathu (Form 9 or Form 11) from the gram panchayat
- Agricultural land: RTC (Pahani) and mutation from Bhoomi; part sales may need an 11E sketch
Encumbrance certificate (EC). Shows past registered transactions and any mortgages. Download it from Kaveri Online Services and check it carefully before paying the seller.
ID proofs. Aadhaar and PAN of all buyers and sellers. Aadhaar is used for e-KYC and fingerprints at the office.
Witnesses. Two adults who are not party to the sale, with Aadhaar.
TDS challan. If the price is ₹50 lakh or more, the buyer deducts 1% TDS and pays it online with Form 26QB.
Power of attorney. If someone signs for an owner, the registered GPA or special power of attorney must be uploaded.
Step-by-step process
- Check the property. Verify the EC, khata or RTC, approved plan and tax receipts. Look up the guidance value for the area on Kaveri; duty is calculated on the guidance value or the sale price, whichever is higher.
- Register on Kaveri 2.0. Sign up on the Kaveri portal with a mobile number and email.
- Enter details. Choose sale deed, fetch the property, add buyers, sellers and witnesses, and upload the draft.
- Sub-Registrar review. The Sub-Registrar checks the market value and approves or returns the application, normally within 24 hours. They can correct the market value but cannot rewrite your deed.
- Pay online. Pay stamp duty, cess, surcharge and registration fee through net banking, card or UPI.
- Book a slot. Choose any Sub-Registrar office in the district. Rescheduling is free, though you may have to wait 24 hours to change a slot.
- Office visit. All parties and witnesses attend with originals. Biometrics and photos are captured and the deed is signed.
- After registration. Download the digitally signed deed. Then apply to the local body or Bhoomi to change the khata or RTC to your name.
Fees and timelines
| Charge | Rate |
|---|---|
| Stamp duty | 5% of value |
| Cess | About 0.5% of value |
| Surcharge | About 0.1% in urban areas |
| Registration fee | 2% of value |
| Extra consenting witness | ₹100 each |
| Officer visiting you at home | ₹1,000 |
The registration fee was raised from 1% to 2% from 31 August 2025, so the total cost is roughly 7.6% of the value in cities. Check the Kaveri fee calculator before paying, as the department occasionally announces concessions on small apartments or for women buyers.
Common problems and fixes
- Property not found on Kaveri. The e-Khata, e-Swathu or RTC is not yet linked or is in someone else’s name. Get the record corrected with the local body first.
- Market value raised by the Sub-Registrar. If you selected the wrong guidance value field, the office sends it back. Pay the difference and resubmit.
- Party missing on the day. Reschedule the slot, or the office keeps it pending and gives you an endorsement.
- Fingerprint failure. Older sellers sometimes fail biometric checks. Ask about iris or OTP options, or update Aadhaar biometrics in advance.
- Change of mind before registration. Stamp duty paid can be refunded if the registration is cancelled before it is completed.
Frequently asked questions
Can I register at any Sub-Registrar office?
Karnataka allows registration at any Sub-Registrar office within the same district, and the slot is chosen online.
Does a home loan cover stamp duty?
Usually not. Banks lend on the property cost, so plan to pay stamp duty and fees from your own savings.
Who pays stamp duty, the buyer or the seller?
By custom the buyer pays stamp duty and registration charges unless the agreement says otherwise.
Do I need a separate khata after registration?
Yes. Registration records the transfer, but you still have to apply to BBMP, the municipality, gram panchayat or Bhoomi to change the property record to your name.
Is there a helpline for Kaveri problems?
The department lists a helpline number and support email on the IGR Karnataka website for Kaveri issues.