Department of Stamps and Registration
Kaveri 2.0 · kaveri.karnataka.gov.in · Kaveri Online EC · Kaveri portal
Kaveri Online Services (kaveri.karnataka.gov.in) is the Department of Stamps and Registration's portal — the registration side of Karnataka property, where Bhoomi is the revenue side. Every registered deed, mortgage, release and lease since computerisation is searchable here, and it is the only place the Encumbrance Certificate (EC) and a certified copy of a registered document come from.
This page walks through each service in the order a buyer needs them — guidance value, EC, certified copy, SRO and registration appointment — with the steps as the portal presents them after the Kaveri 2.0 redesign, what the two EC forms mean, and what Kaveri cannot tell you about a property.
Shubham Tiwadi·Partner, Anashwar Property Solutions·Reviewed 26 Aug 2026
Every registered transaction on a property for a chosen period. Search free, apply for the signed copy.
Get the ECThe department's copy of a sale deed, gift deed, mortgage or release, with the registration endorsements.
Get the Certified CopyThe minimum value the government assigns per area and property type; stamp duty is calculated on the higher of this and the sale price.
Get the Guideline ValueWhich Sub-Registrar Office a village, ward or layout falls under. The EC must be searched at the right SRO.
Get the SRO LocatorPre-registration data entry, stamp duty and fee payment, and a slot at the SRO. The deed is still signed in person.
Transactions before computerisation are in the SRO's physical index books and are searched manually on application.
Get the Old ECStep by step
Open kaveri.karnataka.gov.in and log in. A new user registers with a mobile number, email and OTP.
Under services choose Encumbrance Certificate, then Search. Select the District and the Sub-Registrar Office the property falls under (use Know Your SRO if unsure).
Enter the property: village or ward, and the survey number, site number, or flat number with the layout or apartment name — whichever the earlier deed uses.
Set the period. For a purchase, at least 13 years back; for a bank, whatever it specifies. Run the search and check the transactions listed are the right property.
Apply for the certified EC, pay the fee online, and download the signed PDF once the SRO approves it. Form 15 lists transactions; Form 16 means none were found for that period.
Open kaveri.karnataka.gov.in — guidance value needs no login.
Choose Know Your Property Valuation / Guidance Value.
Select District, SRO, and the village, ward or road the property is on, then the property type (site, agricultural, apartment, commercial).
The notified rate per unit appears. Multiply by the extent to get the value stamp duty is charged on, unless the sale price is higher.
Log in, choose Certified Copy, and select the SRO where the deed was registered.
Enter the document number and year from the EC or from the deed's registration endorsement; if you have neither, search by party name and year.
Pay the copying fee. The SRO scans and signs the copy; download it from your applications list.
Do it yourself on the official portal: Kaveri Online Services (Department of Stamps and Registration)
| Form 15 | An EC with entries — every registered deed, mortgage, release or lease on the property in the period, with the parties, document number and value. |
|---|---|
| Form 16 (Nil EC) | No registered transaction found for that property in that period at that SRO. Also what you get when the search description was wrong — check before relying on it. |
| Application pending | Submitted and paid; waiting for the SRO to verify and sign. Usually same day, longer at busy urban SROs. |
| Rejected | The SRO could not match the property description. Re-apply with the description exactly as on the last registered deed. |
| Document number / year | The registration identity of a deed (e.g. 1234/2019 at SRO Vijayapura). It is how you order the certified copy. |
Show who the Revenue Department records as the holder. That is the RTC on Bhoomi; a registered sale deed does not update it until mutation is done.
Show unregistered agreements, oral partitions or possession. If it was never registered it is not on Kaveri.
Show transactions registered at a different SRO. Land that moved between SRO jurisdictions needs an EC from each.
Confirm a property has a khata or is converted. That is e-Swathu, e-Aasthi or the NA order.
Search before computerisation. Older transactions are in manual index books at the SRO.
No. The search shows results on screen; the Encumbrance Certificate is the signed Form 15 or 16 the SRO issues after you apply and pay. Banks and buyers need the signed one.
For a purchase, 13 years is the customary minimum (limitation period) and 30 years for a thorough title check. Banks state their own requirement in the loan checklist.
Either the period does not cover the sale, the property description differs from the deed (survey vs site number, old village name), or the sale was registered at another SRO. Correct the search rather than trusting the Nil.
Kaveri 2.0 is the current version of the same portal, with online payment and slot booking added. The URL is the same.
Yes. Enter the property on the EC or certified-copy page; we search at the correct SRO, apply, and deliver the signed PDF on WhatsApp.
Shubham Tiwadi is a partner at Anashwar Property Solutions in Vijayapura. His team operates the retrieval systems that pull Karnataka land records directly from the Bhoomi, Kaveri Online and e-Aasthi portals, and handles title verification for buyers across Vijayapura district.