Bengaluru Property Registration Cost 2026: Stamp Duty, Fee and Total
Budgeting 1 to 2% for registration? In Bengaluru it is about 7.6% above ₹45 lakh. See stamp duty, the 2% fee, guidance value rules and worked examples.
Written by
Justin
15 October 2026 · 6 minutes read
Bengaluru Property Registration Cost in 2026: What You Actually Pay
How much cash do you need at the registration desk, on top of your home loan?
Many buyers still budget “one or two percent” for registration, because that is what they remember from earlier years. Imagine a buyer who has saved for a ₹90 lakh flat’s down payment, then learns that stamp duty and registration add nearly ₹7 lakh, due on the day of registration. The loan doesn’t cover it, and the money has to come from savings. A few minutes of arithmetic before you book can prevent that surprise.
Quick answer
For most Bengaluru properties above ₹45 lakh, government charges at registration are about 7.6% of the property value: 5% stamp duty + 0.5% cess + 0.1% surcharge + 2% registration fee. The registration fee doubled from 1% to 2% on 31 August 2025. Duty is charged on the higher of your agreed price or the government guidance value. The lower 2% and 3% stamp duty rates apply only to the first sale of a flat by a builder, priced up to ₹45 lakh.
What makes up the 7.6%?
Component | Rate | What it is |
|---|---|---|
Stamp duty | 5% of value | Paid to the state under the Karnataka Stamp Act |
Cess | 10% of the stamp duty (about 0.5% of value) | An additional levy on the duty |
Surcharge (urban) | 2% of the stamp duty (about 0.1% of value) | An urban local body surcharge |
Registration fee | 2% of value | Paid for registering the document |
Total | About 7.6% |
The cess and surcharge are calculated on the stamp duty amount, not on the property value, which is why they come to about 0.5% and 0.1% of the value.
What changed in August 2025?
Karnataka doubled the registration fee from 1% to 2% of the property value, effective 31 August 2025, through a gazette notification. It applies to residential, commercial and plotted transactions. If you are working from an older estimate, your registration budget is now out of date.
Who gets the 2% and 3% stamp duty rates?
Property | Stamp duty |
|---|---|
First sale of a flat or apartment by a builder, up to ₹20 lakh | 2% |
First sale of a flat or apartment by a builder, ₹20 lakh to ₹45 lakh | 3% |
First sale above ₹45 lakh | 5% |
Resale flats, plots, independent houses, commercial property | 5% at every price |
Many websites show the 2% and 3% slabs as if they apply to every sale. They don’t. A resale flat priced at ₹40 lakh still pays 5%. And a flat at ₹46 lakh pays 5% on the whole value, not only on the portion above ₹45 lakh.
What is guidance value, and why does it matter?
The guidance value is the government’s minimum rate for a property in a given area, which you can check on the Karnataka registration portal (Kaveri). Stamp duty and registration are charged on the higher of your agreed price and the guidance value. Negotiating a lower price in the agreement does not lower your duty below the guidance value, so check it before you budget.
Three worked examples
1. A ₹90 lakh flat above ₹45 lakh (standard rates)
Item | Amount |
|---|---|
Stamp duty (5%) | ₹4,50,000 |
Cess (0.5%) | ₹45,000 |
Surcharge (0.1%) | ₹9,000 |
Registration fee (2%) | ₹1,80,000 |
Total | ₹6,84,000 |
2. A resale flat priced at ₹62 lakh, with a guidance value of ₹70 lakh
Duty is charged on ₹70 lakh, not ₹62 lakh. At about 7.6%, the total is about ₹5.32 lakh, compared with about ₹4.71 lakh if it had been charged on the price. The guidance value adds about ₹0.6 lakh.
3. A ₹40 lakh first-sale flat from a builder (concessional rate)
Item | Amount |
|---|---|
Stamp duty (3%) | ₹1,20,000 |
Cess and surcharge (about 0.36%) | ₹14,400 |
Registration fee (2%) | ₹80,000 |
Total | ₹2,14,400 |
The same ₹40 lakh flat bought on resale would pay 5% duty, bringing the total to about ₹3.04 lakh.
Does my home loan cover these charges?
Usually not. Banks generally lend against the agreement value of the property, and stamp duty and registration charges normally have to come from your own funds, in cash or by bank transfer on the day. Confirm with your lender, and plan this money separately from your down payment.
Is there any tax benefit?
You may be able to claim a deduction for stamp duty and registration charges under the old tax regime, within the overall deduction limit of ₹1.5 lakh, subject to conditions. It is not available under the new tax regime. Check the conditions with a chartered accountant before you rely on it.
What other costs come with a purchase?
Stamp duty and registration are not the only costs. Budget for these too:
GST on an under-construction flat (not on a ready flat with a completion certificate)
Khata transfer and society transfer charges on a resale
Legal fees for a title opinion, as in our legal opinion guide
Brokerage, if any
Parking, clubhouse and corpus charges, and PLC and floor rise, as in our PLC guide
How do I budget for registration? (6 steps)
Find your property’s guidance value on the Kaveri portal.
Take the higher of your agreed price and the guidance value.
Check whether the first-sale concession applies: is it a new flat sold by the builder for up to ₹45 lakh?
Apply the right rate: about 7.6% in most cases, or lower if the concession applies.
Add the other costs from the list above.
Keep the funds ready in your account before the registration date.
What should Bengaluru buyers check on top of this?
The agreement value in your agreement: make sure it matches what you actually pay, since a mismatch can cause problems for your loan and tax.
Rural and urban differences: the surcharge differs slightly outside urban limits, so confirm for your property.
Rates can change: the registration fee changed in 2025, so confirm the current rates on the official portal before you register.
Papers: verify title and approvals, as in our mother deed and chain of title guide.
Frequently asked questions
What is the stamp duty and registration cost for a flat in Bengaluru in 2026?
For most flats above ₹45 lakh, about 7.6% of the property value: 5% stamp duty, about 0.5% cess, about 0.1% surcharge and a 2% registration fee.
When did the registration fee go up to 2% in Karnataka?
On 31 August 2025, when it doubled from 1% to 2% of the property value.
Do resale flats get the 2% or 3% stamp duty rates?
No. The lower rates apply to the first sale of a flat by a builder, priced up to ₹45 lakh. Resale flats, plots, houses and commercial property pay 5%.
What is guidance value?
The government’s minimum value for a property in an area. Stamp duty and registration are charged on the higher of the agreed price and the guidance value.
Can I pay stamp duty and registration through my home loan?
Usually not. Banks generally lend against the agreement value, and these charges are normally paid from your own funds. Confirm with your lender.
Is there a tax deduction for stamp duty and registration charges?
You may be able to claim one under the old tax regime, within the overall ₹1.5 lakh limit and subject to conditions. Check with a chartered accountant.