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Karnataka Stamp Duty Calculator 2026–27
Stamp duty and registration charges for Karnataka (Bangalore/Bengaluru) property. A resale or a plot pays a flat 5% at any value; only the first registration of a new flat gets the reduced 2% and 3% bands. On top sits a 10% cess and a 2% surcharge on the duty in the BBMP area, plus a 2% registration fee.
Karnataka stamp duty & registration
Prefilled for Karnataka — enter the value, say whether this is a new flat or a resale, and pick the body you will register in. Those three answers decide the band, the rate and the surcharge. Stamp duty, cess, surcharge and the registration fee are shown as four separate lines, because that is how the sub-registrar bills them.
Educational calculators — always consult a licensed professional before making financial decisions.
Enter the agreement value or the guidance value — whichever is higher. Karnataka charges a different rate in each band, so the value you enter decides the rate, not just the bill.
Karnataka's reduced bands apply only to the first sale of a flat or apartment. Everything else pays the headline 5%.
Article 20(1) — flat 5% at any value.
Karnataka charges body-level cess or surcharge on top of the state duty, and it is not the same in every area.
Adds 10% cess on the stamp duty plus 2% surcharge on the stamp duty.
Karnataka charges the same 5% for every buyer — there is no concession by gender here.
5% in Karnataka.
Total Karnataka registration charges
₹3.8 L
7.60% of the valuation · Bengaluru — BBMP area
Stamp duty and registration are two separate payments
Neither is financeable through a home loan. Both come out of the same savings as your down payment.
Headline rate applied, not the reduced band
Karnataka’s reduced bands reach only the first registration of a flat or apartment. A resale, a plot or site, and any commercial property pay the headline 5.0% at every value. If this is a purchase straight from the builder, go back and say so — on a ₹50 L property it changes the duty.
Based on
Where these rates come from
Department of Stamps and Registration, Government of Karnataka — Article 20(1) conveyance duty of 5% of the market value, with no concession by gender of the purchaser; registration fee 2% of the valuation, uncapped, in every band and every body area following the departmental notification of 29 August 2025 (Table of Fees Article 1(4)(a), ₹10 → ₹20 per ₹1,000) which took effect on 31 August 2025. (kaveri.karnataka.gov.in) — checked 2026-08-24. Karnataka's Article 20(2A) bands, its 10% cess and its 2%/3% surcharge are modelled above as of 2026-08-24 (IN-02), and the registration fee was corrected from 1% to 2% on the same date. Still excluded and not averaged in: BBMP/BDA betterment and development charges, khata transfer and bifurcation fees, and the separate schedule for agricultural land — none of which is a fixed percentage of the consideration.
Karnataka Stamp Act, Schedule Article 20(2A) — reduced stamp duty on the FIRST registration of a flat or apartment: 2% where the consideration does not exceed ₹20 lakh and 3% above ₹20 lakh up to ₹45 lakh, against Article 20(1)'s flat 5% conveyance rate. The ₹35–45 lakh band was inserted by the Karnataka Stamp (Amendment) Act 2021 to implement the 2021-22 Budget proposal. The bands do NOT apply to land, a site, a commercial property or any resale, all of which pay 5% at every value, and each band's rate applies to the whole consideration rather than as a marginal slice. (kaveri.karnataka.gov.in) — checked 2026-08-24.
Department of Stamps and Registration, Government of Karnataka — on an instrument registered within the Bruhat Bengaluru Mahanagara Palike (BBMP) area, cess is levied at 10% of the stamp duty and surcharge at 2% of the stamp duty, taking the effective charge on the valuation to 5.6% where the 5% band applies. (kaveri.karnataka.gov.in) — checked 2026-08-24.
Important note
Duty is charged on the higher of the agreement value and the government circle or guidance rate. Rates shown are the headline residential rates and can differ for commercial, agricultural and affordable-housing segments. Confirm the current figure with the sub-registrar’s office before you transfer funds.
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Karnataka Stamp Duty Rates 2026–27 — the bands are narrower than most tables say
| What you are registering | Property value | Stamp duty | Registration fee |
|---|---|---|---|
| First registration of a new flat | Up to ₹20 lakh | 2% | 2% |
| First registration of a new flat | Above ₹20 lakh up to ₹45 lakh | 3% | 2% |
| First registration of a new flat | Above ₹45 lakh | 5% | 2% |
| Resale flat, plot, site or commercial | Any value | 5% | 2% |
The reduced 2% and 3% rates sit in Article 20(2A) of the Karnataka Stamp Act and reach only the FIRST registration of a flat or apartment — normally a purchase straight from the builder. Land, a site, a commercial property and every resale fall under Article 20(1) at a flat 5% whatever the value. Rate tables that present 2/3/5 as a general Karnataka ladder are wrong, and they understate the duty on a ₹20 lakh Bengaluru resale by three percentage points. Within the bands, the rate applies to the whole consideration and not to the slice above the boundary, so a first-sale flat at ₹45,00,001 pays 5% on the entire amount. There is no concession by gender in Karnataka. The ₹35–45 lakh band was inserted by the Karnataka Stamp (Amendment) Act 2021. Guidance value is used where it is higher than the transaction value. Sources: Karnataka Stamp Act Schedule Articles 20(1) and 20(2A); Karnataka Stamp (Amendment) Act 2021 (Bill No. 29 of 2021); Department of Stamps and Registration, Government of Karnataka (kaveri.karnataka.gov.in) — checked 2026-08-24. Re-checked for FY 2026–27 on 2026-09-24: kaveri.karnataka.gov.in refused the connection from the build environment, so the duty bands above are the last verified rates, read 2026-08-24. That read falls inside FY 2026–27 (which runs from 2026-04-01), so it is treated as evidence of the rate operative in FY 2026–27 and the page is labelled accordingly; no notified change has surfaced since. The registration-fee figure elsewhere on this page remains contested per B-145 and is not touched by this re-check.
Cess and Surcharge by Municipal Body
| Where you register | Cess | Surcharge | Effective duty in the 5% band |
|---|---|---|---|
| Bengaluru — BBMP area | 10% of duty | 2% of duty | 5.60% of value |
| Other city / town municipal area | 10% of duty | 2% of duty | 5.60% of value |
| Gram panchayat / rural area | 10% of duty | 3% of duty | 5.65% of value |
Karnataka's cess and surcharge are charged on the STAMP DUTY, not on the property value — a 10% cess on a ₹4,00,000 duty is ₹40,000, not ₹8,00,000. This is the single most common misreading of the Karnataka schedule. The cess is levied under section 3-B of the Karnataka Stamp Act; the 2% urban surcharge under section 140(1) of the Karnataka Municipal Corporations Act for a larger urban area and section 99(1) of the Karnataka Municipalities Act for a smaller one; the 3% rural surcharge under section 205(1) of the Karnataka Panchayat Raj Act. The rural surcharge is the higher of the two, which is the opposite of what most buyers assume. Source: Department of Stamps and Registration, Government of Karnataka (kaveri.karnataka.gov.in) — checked 2026-08-24.
Karnataka Registration Fee — doubled to 2% on 31 August 2025
| Period | Table of Fees Article 1(4)(a) | As a percentage | On a ₹80 lakh flat |
|---|---|---|---|
| Until 30 August 2025 | ₹10 per ₹1,000 | 1% | ₹80,000 |
| From 31 August 2025 | ₹20 per ₹1,000 | 2% | ₹1,60,000 |
A Stamps and Registration Department notification dated 29 August 2025 doubled Karnataka's registration fee with effect from 31 August 2025. The fee is uncapped, unlike Delhi's ₹1,00,000 ceiling and Maharashtra's ₹30,000 ceiling, so it keeps scaling with the valuation. Any Karnataka estimate still quoting 1% is pre-September-2025 and understates a ₹80 lakh purchase by ₹80,000. Source: Department of Stamps and Registration, Government of Karnataka (kaveri.karnataka.gov.in) — checked 2026-08-24.
Registration charges vs. stamp duty in Bangalore
The two are separate payments to separate heads, and treating them as one figure is the most common budgeting error on a Karnataka purchase. Stamp duty is the state’s tax on the sale itself — 5% under Article 20(1) of the Karnataka Stamp Act for a resale, a site or a commercial property, or the reduced 2%/3% under Article 20(2A) for the first registration of a new flat — plus a 10% cess and a 2% (urban) or 3% (rural) surcharge on the duty. The registration fee is a distinct charge for recording the document: 2% of the property value, uncapped, currently in force since Notification No. RD/46/MNMU/2025 (Karnataka Gazette Extraordinary No. 513, dated 29 August 2025), effective 31 August 2025 — this is the present rate, not a change still to come.
At 2% and uncapped, Karnataka’s registration fee is the largest of the three non-duty lines here and, unlike Maharashtra’s ₹30,000-capped fee, keeps scaling with the property value — on a ₹2 crore Bengaluru flat it is ₹4,00,000, not a flat ₹30,000. Source: Department of Stamps and Registration, Government of Karnataka (kaveri.karnataka.gov.in) — checked 2026-08-24.
Worked example: a ₹80 lakh flat in Bengaluru, BBMP area
Karnataka publishes no concession by gender, so this is the same bill whoever the flat is registered to. At ₹80,00,000 the property is above the ₹45 lakh boundary, so 5% applies whether this is a first sale or a resale.
Registering the same flat in a gram panchayat area raises the surcharge from 2% to 3% of the duty — ₹12,000 instead of ₹8,000 — taking the total to ₹6,12,000 (₹6.12 lakh).
The ₹45 lakh boundary costs ₹1.01 lakh
Karnataka’s bands are not marginal. The rate that applies to your band applies to the entire consideration, so the charge steps rather than tapers. A new flat bought from the builder at exactly ₹45,00,000 in a BBMP area attracts 3% duty — ₹1,35,000, plus ₹13,500 cess, ₹2,700 surcharge and ₹90,000 registration, so ₹2,41,200 all in.
The same flat at ₹45,00,001 — one rupee more — crosses into the 5% band. Duty becomes ₹2,25,000, cess ₹22,500, surcharge ₹4,500 and registration ₹90,000, so ₹3,42,000 all in. One rupee of valuation costs ₹1,00,800 of charges.
This matters because you do not fully control the number. Duty is charged on the higher of the agreement value and the guidance value, so a guidance-value revision can push a purchase you negotiated at ₹44 lakh over the boundary without the price changing. Check the guidance value for the exact locality on kaveri.karnataka.gov.in before you sign.
The same ₹20 lakh flat, ₹67,200 apart
This is the boundary the general rate tables hide. Karnataka’s reduced bands are Article 20(2A) and reach only the first registration of a flat or apartment. Take one Bengaluru flat valued at ₹20,00,000 in the BBMP area, and register it twice.
First sale, from the builder
Resale of the same flat
₹67,200 of difference on an identical valuation, decided purely by whether the flat has been registered before. Any calculator that quotes a ₹20 lakh Bengaluru resale at ₹84,800 is short by that amount, and the shortfall is discovered at the sub-registrar’s counter.
Khata transfer fee — neither stamp duty nor the registration charge
A third payment sits outside both figures above, and it is not a state charge at all. Khata is the Bruhat Bengaluru Mahanagara Palike’s own property record — proof the property is entered in the corporation’s tax rolls against the current owner’s name — and transferring it after a sale is a municipal mutation, filed with BBMP through the e-Aasthi portal, not a stamp duty or registration transaction at the sub-registrar’s office. It does not appear on the sub-registrar’s receipt, and it is not included in the ₹6,08,000 worked example above.
Widely reported rate: 2% of the stamp duty actually paid on the sale deed — not 2% of the property value — subject to a ₹500 minimum, plus small fixed charges (an application fee of roughly ₹110, a Khata certificate around ₹25, a Khata extract around ₹100). This rate is NOT verified at a BBMP or Karnataka government primary source. Both bbmp.gov.in and bbmpeaasthi.karnataka.gov.in refused a direct connection (TLS-certificate and connection failures) on the retrieval attempt of 2026-09-07, so the 2%/₹500 figure is stated here only as what independent property-services publishers report consistently, not as a confirmed government rate — treat it as an estimate to confirm at your ward office or the e-Aasthi portal, not as sourced fact. Model the acquisition cost this fee sits on top of, khata excluded, on the property registration cost calculator.
What the duty is actually charged on
This is the single most common surprise at the registrar’s office. Stamp duty in Karnataka is not charged on what you agreed to pay — it is charged on the higher of the agreement value and the circle rate (also called the ready reckoner rate), the minimum valuation the state government publishes for each locality and revises annually.
If you negotiate a price below the circle rate for your area, you still pay duty on the circle rate. In a falling market that gap can be substantial, and it is the reason a quote based purely on the sale price comes in short. Check the circle rate for the exact locality — not the city average — before you budget.
Registration charges are separate
Stamp duty and registration are two different payments and people routinely budget only for the first. In Karnataka the stamp duty is 5% and the registration charge is a further 2% on the same valuation.
Neither is included in your home loan sanction. Lenders fund a percentage of the property value and these costs sit outside it, so they come out of the same savings as your down payment — the most common reason a buyer is short at closing.
What this estimate does not cover
- GST on under-construction property. Ready properties and resale carry no GST; under-construction does, and it is charged separately from stamp duty. See the GST on property calculator.
- Legal and documentation fees. Drafting, title verification and the registrar’s facilitation charges.
- Society transfer and NOC charges on a resale flat, set by the housing society rather than the state.
- TDS on the purchase. Buyers must deduct TDS where the consideration crosses the statutory threshold — see the TDS on property calculator.
How and when you pay
Stamp duty is paid before or at the time of registration, and registration has to happen within four months of the document being executed. Most states now use e-stamping through SHCIL or the state’s own portal rather than physical stamp paper.
Undervaluing the transaction to reduce duty is the risk worth naming: the registrar can refer the document for valuation, and a shortfall attracts the deficit plus penalty and interest. Since the duty is assessed on the circle rate anyway, an under-declared sale price usually saves nothing and creates exposure.
Rates shown are the headline residential rates for Karnataka and are a planning estimate. States revise circle rates annually and run periodic concessions, and municipal cess can apply on top in some cities. Confirm the current figure with the sub-registrar’s office or the state revenue portal before you transfer funds — and treat this as a starting point for a conversation with your lawyer, not as tax advice.
Other state calculators
Related calculators
Frequently asked questions
What is the stamp duty in Karnataka (Bangalore) for 2026–27?+
Karnataka charges 5% stamp duty on a conveyance under Article 20(1) of the Karnataka Stamp Act — land, a site, a commercial property and every resale, at any value. Reduced rates of 2% up to ₹20 lakh and 3% above ₹20 lakh up to ₹45 lakh sit in Article 20(2A) and apply only to the FIRST registration of a flat or apartment, normally a purchase straight from the builder. Rate tables that present 2/3/5 as a general Karnataka ladder are wrong. All of these are the same for male, female and joint buyers, because Karnataka publishes no gender concession. On top of the duty the state levies a cess of 10% of the duty and a surcharge of 2% of the duty inside BBMP and other urban local body limits, or 3% in a gram panchayat area, and the registration fee is a further 2% of the property value — doubled from 1% by a departmental notification effective 31 August 2025. A ₹80 lakh Bengaluru flat in the BBMP area therefore costs ₹4,00,000 stamp duty + ₹40,000 cess + ₹8,000 surcharge + ₹1,60,000 registration = ₹6,08,000, or 7.60% of the valuation. Source: Department of Stamps and Registration, Government of Karnataka (kaveri.karnataka.gov.in), checked 2026-08-24.
Is there any stamp duty concession for women in Karnataka?+
No. Karnataka charges the same stamp duty for all buyers — male, female and joint — in every value band, with no gender concession and no registration-fee waiver. This is unlike Maharashtra, Delhi and Uttar Pradesh — three of the nine states modelled here — which publish reduced duty for a woman purchaser, and unlike Gujarat, which waives the registration fee for a woman sole purchaser. West Bengal is not among them, though it is often listed as one: its 5%/6% split is a panchayet-versus-corporation/municipal-area split, not a gender concession — the Directorate of Registration & Stamp Revenue's schedule makes no reference to the purchaser's gender (wbregistration.gov.in, Article 23 of Schedule IA, checked 2026-08-25). What does change your Karnataka bill is the value band and the municipal body you register in, not who the property is registered to.
What are the BBMP cess and surcharge on a Bangalore property registration?+
Inside the Bruhat Bengaluru Mahanagara Palike area, Karnataka levies a cess of 10% of the stamp duty under section 3-B of the Karnataka Stamp Act and a surcharge of 2% of the stamp duty under section 140(1) of the Karnataka Municipal Corporations Act. Both are percentages OF THE DUTY, not of the property value, which is where most online estimates go wrong: on a ₹80 lakh flat the 5% duty is ₹4,00,000, so the 10% cess is ₹40,000 and the 2% surcharge is ₹8,000 — not ₹8,00,000 and ₹1,60,000. Together they take the effective charge on the valuation from 5% to 5.6%. Outside urban local body limits, in a gram panchayat area, the surcharge is 3% of the duty under section 205(1) of the Karnataka Panchayat Raj Act rather than 2%, so a rural registration is marginally the more expensive of the two. Source: Department of Stamps and Registration, Government of Karnataka (kaveri.karnataka.gov.in), checked 2026-08-24.
What happens at the ₹45 lakh stamp duty boundary in Karnataka?+
The band's rate applies to the whole consideration, not to the slice above the boundary, so the charge steps up rather than tapering — and the bands only exist for the first registration of a new flat. A BBMP-area new flat at exactly ₹45,00,000 attracts 3% duty — ₹1,35,000, plus ₹13,500 cess, ₹2,700 surcharge and ₹90,000 registration, so ₹2,41,200 in total. The same flat at ₹45,00,001 falls into the 5% band: ₹2,25,000 duty, ₹22,500 cess, ₹4,500 surcharge and ₹90,000 registration, so ₹3,42,000. One rupee of valuation costs ₹1,00,800 of charges. Because duty is assessed on the higher of the agreement value and the guidance value, a guidance-value revision can carry you across the boundary without the negotiated price changing. A resale flat never sees this boundary at all: it pays 5% at ₹20 lakh and at ₹2 crore alike.
How is stamp duty calculated for under-construction flats in Bangalore?+
For under-construction properties in Karnataka, stamp duty is calculated on the total consideration value (land component + construction value as stated in the agreement). GST (1% for affordable, 5% for non-affordable) is charged separately on the construction portion. Verify the guidance value for your area at kaveri.karnataka.gov.in.
What are all the charges when buying a flat in Bangalore?+
Bangalore flat purchase charges: stamp duty at 5% on a resale or plot, or the Article 20(2A) band on the first registration of a new flat (2% up to ₹20 lakh, 3% up to ₹45 lakh, 5% above); cess at 10% of the duty; surcharge at 2% of the duty in the BBMP area; registration fee 2% of the property value since 31 August 2025; BBMP development charges (₹500–₹1,000 per sq ft); khata transfer fee (₹500–₹2,000); legal fees (₹10,000–₹30,000); GST on under-construction (1–5%); and a home loan processing fee (0.5–1%). The duty, cess, surcharge and registration together come to 7.60% of the valuation at the 5% rate — ₹6,08,000 on a ₹80 lakh flat. Budget 9–11% of property value for all acquisition costs. BBMP and BDA betterment charges, khata bifurcation and the separate agricultural-land schedule are not percentages of the consideration and are excluded from the calculator rather than averaged into it.
Are Karnataka registration charges the same as stamp duty?+
No — they are two separate payments. Stamp duty is Karnataka's tax on the transaction itself, at 5% under Article 20(1) for a resale, a site or a commercial property, or 2%/3% under Article 20(2A) for the first registration of a new flat, plus the 10% cess and 2%/3% surcharge on the duty. The registration fee is a distinct charge under the Table of Fees fixed under section 78 of the Registration Act, 1908, currently 2% of the property value and uncapped. It was doubled from 1% to 2% by Notification No. RD/46/MNMU/2025, Karnataka Gazette Extraordinary No. 513, dated 29 August 2025, with effect from 31 August 2025 — so it has been in force for a full year, not a forthcoming change. On a ₹80 lakh Bengaluru resale that is ₹4,00,000 in stamp duty against ₹1,60,000 in registration — the registration fee alone is now double what it was before September 2025, and any online estimate still quoting 1% understates the fee by ₹80,000 on this example. Source: Department of Stamps and Registration, Government of Karnataka (kaveri.karnataka.gov.in) — checked 2026-08-24.
Karnataka Stamp Duty Calculator is built and maintained by the RealCostIQ editorial team. Cost ranges and rates are checked against published industry data and contractor quotes, and revised when the underlying figures move. Read our data methodology or more about who builds this. Every calculation runs in your browser — no account, and none of your inputs are stored.
Cost ranges and rates here are checked against contractor quotes and published industry data. If a number still looks off, email Support@RealCostIQ.com and we'll review and fix it.