Stamp Duty Bangalore 2026: Rates, Registration Fee and a Worked Example

Stamp duty in Bangalore in 2026 is 5% for homes above ₹45 lakh, plus a 10% cess and a 2% surcharge on that duty. That makes about 5.6% of the value. On top, Karnataka doubled the registration fee to 2% from 31 August 2025. So the total is about 7.6%. On a ₹1 crore home, as an example, that means about ₹7.6 lakh.

Stamp duty and registration fee in Karnataka, as of September 2026

Two separate charges apply when you register a home in Bengaluru. Stamp duty goes to the state under the Karnataka Stamp Act, 1957. The registration fee goes to the state under the Registration Act, 1908. You pay both at the sub-registrar office on the day the sale deed is registered.

The big change came in August 2025. By a notification dated 29 August 2025, the Karnataka government raised the registration fee from ₹10 to ₹20 per ₹1,000 of value. In plain terms, that is a rise from 1% to 2%. It applies to deeds registered on or after 31 August 2025. Deccan Herald reported the rise, and lender guides note it was the first since 2003.

A word of caution on the cess. Most guides we checked, including lender guides from Godrej Capital and news reports, use the 10% cess and 2% surcharge above. A few guides describe the cess in other ways. The Kaveri 2.0 stamp duty calculator run by the Karnataka Stamps and Registration Department gives the final figure. Use it, or ask the sub-registrar, before you arrange the money.

Lower slabs for smaller homes

Karnataka also has lower stamp duty rates for lower-value homes. Guides we checked list 2% for homes up to ₹20 lakh and 3% for homes from ₹20 lakh to ₹45 lakh. These slabs came in as relief for first sales of smaller flats.

Sources differ on the exact conditions, such as whether the relief covers only the first sale of a new flat. If your home falls under ₹45 lakh, confirm the rate with the sub-registrar or a property lawyer. For most 2 and 3 BHK homes along Sarjapur Road, the 5% rate is the one that applies.

Karnataka does not give women buyers a lower rate. As of September 2026, men, women and joint buyers pay the same stamp duty and the same 2% registration fee.

Guidance value vs agreement value

Karnataka charges stamp duty in Bengaluru on the higher of two numbers. The first is the agreement value, the price you and the builder agree on. The second is the guidance value, the minimum rate the state sets for each area.

The Central Valuation Committee sets guidance values by village, survey number and property type. You can check the value for your area on the Kaveri 2.0 portal. Rates for apartments often differ from rates for plots in the same village.

Here is how it works with round numbers. Say the guidance value works out to ₹90 lakh for a flat. If your agreement value is ₹1 crore, you pay duty on ₹1 crore. If your agreement value were ₹85 lakh, you would still pay duty on ₹90 lakh. That is why buyers of discounted units should check the guidance value first.

Guidance values in Karnataka change from time to time. When the state revises them, your duty can rise even if your price does not. Check the value again 2 to 4 weeks before your registration date. A home that waits 3 years for handover may face a newer guidance value than the one you saw at booking.

Worked example: a ₹1 crore home (hypothetical)

This example uses a round, made-up price of ₹1 crore. It is not a quote for any project. Assume the agreement value is ₹1 crore and it is above the guidance value.

Before 31 August 2025, the registration fee on the same home was ₹1,00,000. So the rise adds ₹1 lakh to each ₹1 crore of value.

If the sub-registrar treats the area as rural, the surcharge is 3% of the duty. On this example, that is ₹15,000 instead of ₹10,000. Gattahalli is in Anekal taluk, outside the Greater Bengaluru city limits as far as we can tell. So ask the sub-registrar which surcharge applies to your deed. Small scanning and service fees also apply at the office.

Plan this money in cash. For loans above ₹10 lakh, RBI rules keep stamp duty and registration out of the cost a bank can fund. Add it to your budget next to the price sheet and the GST on your payments.

Sale agreement vs sale deed

Buying an under-construction flat in Bengaluru often involves two documents. The first is the agreement for sale, signed soon after booking. The second is the sale deed, signed near handover, which moves ownership to you.

Under the RERA Act, 2016, the builder cannot take more than 10% of the cost before a registered agreement for sale. Our Karnataka RERA check guide explains that rule and the other RERA checks.

The agreement for sale carries its own stamp duty under Article 5 of the Karnataka Stamp Act. If the agreement hands over possession, it carries the same 5% rate as a sale deed. If it does not, a much smaller duty applies. Sources we checked differ on that smaller rate and on whether an older ₹20,000 cap still applies after the Karnataka Stamp (Amendment) Act, 2023. Ask your lawyer to confirm the figure for your agreement.

Some Bengaluru builders use a split model instead. They register a sale of the undivided share of land early and sign a separate construction agreement. Stamp duty then applies to each part in its own way. Ask the builder which model it uses and get the duty worked out in writing.

E-stamping and how you pay

Karnataka has moved stamp duty and registration online through the Kaveri 2.0 portal. You can enter deed details, book a slot and pay by net banking, UPI or card. The state has also notified the Karnataka Stamp (Digital e-Stamp) Rules, 2025.

Here is the usual order on the day, based on the Kaveri 2.0 process:

1. The builder’s team or your lawyer enters the deed details on Kaveri 2.0.
2. The portal works out the stamp duty and fee, and you pay online.
3. You book a slot at the sub-registrar office for your area.
4. You, the builder’s signatory and 2 witnesses attend with ID proof.
5. The sub-registrar records photos and thumbprints, then registers the deed.

Keep the payment receipts. Under the old tax regime, stamp duty and registration fee can count toward the ₹1.5 lakh principal deduction in the year you pay. A chartered accountant can tell you if that helps in your case.

What to ask before you register

A few questions now can save money and stress later. Ask them before you sign the agreement for sale.

1. What is the guidance value for this survey number on Kaveri 2.0?
2. Is stamp duty charged on the agreement value or the guidance value?
3. Will the surcharge be 2% or 3% for this village?
4. Does the builder use one sale deed or a land sale plus a construction agreement?
5. Who pays the lawyer’s and documentation fee, and how much is it?

For 2.5 BHK and 3 BHK sizes to plug into your budget, see the floor plans. For more guides on buying costs, visit the blog.

This article is general information as of September 2026, not legal or tax advice. Rates and rules can change, so confirm the final figures with the sub-registrar, a lawyer or a CA.

Get the cost sheet with stamp duty worked out from our relationship manager

Published by IamHere Realty, authorised channel partner for Adarsh Welkin Park. Project details are from the developer’s official material; verify every detail with the sales team before you decide.