Stamp duty and registration charges in Bangalore (2026): the real cost
Stamp duty in Bangalore is 2–5% by slab, plus a registration fee that doubled to 2% in August 2025. The full 2026 cost of registering a property, with a table.
PropWatch Editorial8 min read
On a flat in Bangalore, stamp duty and registration charges are the second-biggest cheque you write after the property itself, and most buyers under-budget for them. As of 2026 the all-in statutory cost runs to about 7.6% of the property value for a flat above ₹45 lakh — and it went up in 2025, when the state doubled the registration fee. Stamp duty in Bangalore is charged on a slab from 2% to 5%, the registration fee is now 2%, and a cess and surcharge sit on top. Here is what you actually pay, with the numbers.
What you pay in 2026 — the slab
Karnataka charges stamp duty on a slab tied to the property's value, the same across Bangalore and the rest of the state. The registration fee is a flat 2% on top, and in BBMP urban limits a cess and surcharge add roughly half a percentage point more.
| Property value | Stamp duty | Registration fee |
|---|---|---|
| Up to ₹20 lakh | 2% | 2% |
| ₹20 lakh to ₹45 lakh | 3% | 2% |
| Above ₹45 lakh | 5% | 2% |
For most Bangalore flats, which sell above ₹45 lakh, that means 5% stamp duty plus 2% registration plus cess and surcharge — an all-in figure of roughly 7.6% of the value. On the value below those thresholds the lower slab applies, which is why smaller plots and older units cost proportionately less to register.
The registration fee doubled to 2% in August 2025
The big recent change is the registration fee. For years it was 1% of the property value. On 29 August 2025 the Karnataka government notified an increase to 2%, effective 31 August 2025, and it applies to all immovable-property registrations — resale, new construction and plotted development alike. The move came as the state faced a shortfall in stamp-duty and registration revenue against its annual target. In practical terms it pushed the total transaction cost from about 6.6% to about 7.6% of the property value — roughly one extra percent that lands entirely on the buyer.
A worked example: a ₹80 lakh flat
Take a flat with a registration value of ₹80 lakh — that is, the higher of its sale price and guidance value. The statutory cost breaks down like this:
| Component | Rate | Amount on ₹80 lakh |
|---|---|---|
| Stamp duty (above ₹45 lakh slab) | 5% | ₹4,00,000 |
| Registration fee | 2% | ₹1,60,000 |
| Cess and surcharge (BBMP urban, approx.) | ~0.55% | ~₹44,000 |
| Total statutory cost | ~7.6% | ~₹6,04,000 |
That ₹6 lakh is over and above the price of the flat, the brokerage, the GST on an under-construction unit, and the legal and home-loan processing fees. Budget for it from the start; buyers who treat it as an afterthought end up short at the registration counter.
Guidance value — the floor you cannot go below
Guidance value is the minimum value the Karnataka government notifies for a property in a given area, location by location. It exists precisely to stop under-valuation. When you register, the sub-registrar computes duty on whichever is higher — your actual consideration or the notified guidance value for that street or layout. You can check the guidance value for an address on the Kaveri Online Services portal before you negotiate, so you know the floor your stamp duty will be calculated on.
No gender concession in Karnataka
Several Indian states give women buyers a stamp-duty discount of one to two percentage points to encourage registration in a woman's name. Karnataka does not. A flat registered in a woman's name, a man's name or jointly attracts the same stamp duty and registration fee. If a broker tells you registering in your wife's name will cut the duty, that is true in Delhi or Maharashtra — not in Bangalore.
How and where to pay
- Check the guidance value for the property's location on the Kaveri Online Services portal.
- Calculate the duty and fee on the official IGR Karnataka stamp-duty calculator, using the higher of sale price or guidance value.
- Pay stamp duty and the registration fee online through Kaveri or at a designated bank.
- Book a registration slot and complete registration of the sale deed at the jurisdictional sub-registrar's office.
- Pull a fresh encumbrance certificate afterwards to confirm the transaction is recorded.
The rates here are current for 2026, but stamp-duty slabs, the registration fee and guidance values are all revised periodically — the registration fee jumped within the last year. Before you budget a specific transaction, confirm the live figure on the IGR Karnataka calculator for your property's value and location. The counter charges what the portal says on the day you register, not what a year-old blog post says.
SourceDepartment of Stamps and Registration, Karnataka — Stamp Duty and Registration Fees
SourceClearTax — Stamp duty and registration charges in Karnataka
SourcePropWatch — Sale deed vs conveyance deed: the difference every buyer should know
SourcePropWatch — Encumbrance certificate online in Karnataka: how to get one on Kaveri
SourcePropWatch — B-Khata to A-Khata in Bangalore: who qualifies, and what it costs
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