On a sale deed in Karnataka you pay four things at the sub-registrar office: stamp duty at 5 %, 3 % or 2 % depending on the property's value; a surcharge of 2 % or 3 % calculated on that duty; a cess of 10 % of the duty; and a registration fee of 1 % of the value. For a property above ₹45 lakh in a city that comes to 5.60 % duty plus 1 % registration — 6.60 % of the value, so ₹3,96,000 on a ₹60 lakh site.
The value is the higher of the price you agreed and the guidance value the state publishes for that location and property type. Every figure below is as notified under the Karnataka Stamp Act and checked on the Kaveri portal on 12 September 2026; the portal shows the exact amount for your deed at pre-registration, and that figure prevails over anything in an article, including this one.
The slab rates
| Value of the property (higher of price and guidance value) | Stamp duty |
|---|---|
| Up to ₹20 lakh | 2 % |
| ₹21 lakh to ₹45 lakh | 3 % |
| Above ₹45 lakh | 5 % |
The slab applies to the whole value, not marginally. A ₹46 lakh property pays 5 % on all of it, not 3 % on the first ₹45 lakh. This is why deals hover around ₹45 lakh in some markets, and why an under-declared price still lands you on the guidance-value slab if that is higher.
Surcharge and cess: charged on the duty, not the value
This is the detail most quotes get wrong. The surcharge and cess are percentages of the stamp duty you just calculated, not of the property value. Inside a city corporation, city municipal council or town municipal council the surcharge is 2 % of the duty; in a gram panchayat area it is 3 %. The cess is 10 % of the duty everywhere.
| Component | City / town | Gram panchayat |
|---|---|---|
| Stamp duty (above ₹45 lakh) | 5.00 % of value | 5.00 % of value |
| Surcharge | 2 % of duty = 0.10 % | 3 % of duty = 0.15 % |
| Cess | 10 % of duty = 0.50 % | 10 % of duty = 0.50 % |
| Effective stamp duty | 5.60 % | 5.65 % |
| Registration fee | 1.00 % | 1.00 % |
| Total at the SRO | 6.60 % | 6.65 % |
Worked example: ₹60 lakh site in Vijayapura city
- 1Agreed price ₹58 lakh; Kaveri guidance value for the layout works out to ₹60 lakh. Duty is charged on ₹60 lakh.
- 2Stamp duty at 5 % = ₹3,00,000.
- 3Surcharge at 2 % of the duty = ₹6,000.
- 4Cess at 10 % of the duty = ₹30,000.
- 5Registration fee at 1 % of ₹60 lakh = ₹60,000.
- 6Total payable: ₹3,96,000 — 6.60 % of the value the SRO recognises, and 6.83 % of the price actually paid.
Use the stamp duty calculator on this site to run your own numbers with the urban or rural surcharge applied automatically.
How to pay stamp duty and registration fee on Kaveri
- 1Check the guidance value for the property on Kaveri Online (no login needed) and compare it with the agreed price; the higher one is the base.
- 2Log in to Kaveri Online Services and start pre-registration data entry for the sale deed: parties, property description, consideration.
- 3The portal computes duty, surcharge, cess and registration fee on the higher value and shows the total.
- 4Pay online through the portal's payment gateway or generate the e-stamp. Save the receipt and the challan number.
- 5Book an appointment slot at the SRO with jurisdiction over the property (use the SRO finder if unsure).
- 6On the day, the parties and witnesses sign; the sub-registrar verifies the payment against the challan and registers the deed.
Deeds that are not a sale
The slab rates above are for conveyance — an outright sale. Gift deeds to family members, partition deeds among co-owners, release deeds, and mortgage deeds each carry their own, generally much lower, rates fixed by the Act. A gift to a non-family member, on the other hand, is charged like a sale. Do not apply the sale-deed rate to any of these; ask the SRO or check the article in the Act's schedule for the specific instrument.
Mistakes that cost money at registration
- Budgeting the bare 5 % and discovering the surcharge, cess and 1 % fee on the day — a ₹96,000 surprise on a ₹60 lakh deal.
- Assuming duty is on the price paid. If guidance value is higher, the difference is charged on the guidance value; if the price is higher, on the price.
- Paying stamp duty on one SRO's slot and presenting at another. Duty is fine, but the deed is refused for want of jurisdiction.
- Treating "corner site" premium as optional: many SROs add a premium to guidance value for sites on two roads, and duty follows.
Frequently asked questions
What is the total stamp duty and registration charge in Karnataka?
For a sale deed above ₹45 lakh: 5 % duty, plus 2 % (urban) or 3 % (rural) surcharge and 10 % cess both calculated on the duty, plus 1 % registration fee — 6.60 % in a city or town and 6.65 % in a gram panchayat area. Lower slabs of 3 % and 2 % apply below ₹45 lakh and ₹20 lakh.
Is stamp duty in Bengaluru different from the rest of Karnataka?
The slab rates are state-wide. Bengaluru properties fall under the urban surcharge (2 % of duty) like every other city corporation, so the effective rate is the same 5.60 %.
Is there a discount on stamp duty for women in Karnataka?
Not on sale deeds. Unlike some states, Karnataka does not have a general concession for female buyers; the same slabs apply to everyone.
Can I pay stamp duty in cash at the SRO?
Payment is made through Kaveri Online (online payment or e-stamp) before the appointment; the SRO verifies the challan. Cash is not the normal route.
What happens if I under-declare the price?
Duty is charged on the guidance value regardless, and a deed registered below guidance value can be referred for valuation and additional duty later. It also depresses your own cost basis for capital gains when you sell.
Does the registration fee have slabs too?
No. The registration fee is a flat 1 % of the value on which duty is charged.
Also searched as: stamp duty karnataka · registration charges karnataka · stamp duty and registration charges in karnataka · stamp duty bangalore · karnataka stamp duty 2026 · registration fee karnataka property
This guide is general information about Karnataka land records, not legal advice. Records, fees and procedures change. Verify the current position for your specific property with the relevant department before acting on anything here.