Registration charges in Bangalore and stamp duty in Karnataka (2026): what a bank auction buyer pays
By Indresh Gowda, Co-Founder, Auction Dunia
Law and portal facts checked as of · 8 min read
The short answer
Registration charges in Bangalore are 2% of the property’s value for documents registered from 31 August 2025, up from 1%. Karnataka stamp duty on a sale is 5%, plus an additional duty and a surcharge on that duty. A bank auction buyer pays duty on the purchase money, and only if the sale certificate is presented for registration.
Key points
- Registration fee: 2% of the value from 31 August 2025, under a Revenue Department notification dated 29 August 2025. It was 1% before.
- Stamp duty on a sale deed (conveyance): 5% of market value. The 2% and 3% slabs apply only to a builder’s first sale of a flat of up to ₹45 lakh (Karnataka Stamp Act, Article 20(2A)).
- Additional duty, often called cess, is 10% of the stamp duty (s.3B). The surcharge is also charged on the duty: 2% of it in city corporation areas.
- For a sale deed, duty is charged on the higher of the price and the guidance value. A bank auction sale certificate is charged on the purchase money (Schedule, Article 15).
- For a sale deed in a Bengaluru city corporation area at the 5% rate, the four charges come to about 7.6% of the value. They cannot be part of a home loan.
Stamp duty in Karnataka and the registration fee: what each is
Stamp duty is a state tax on the document that records a transfer, such as a sale deed. In Karnataka it is charged under the Karnataka Stamp Act, 1957. A document that is not properly stamped cannot be registered or relied on as evidence until the duty and any penalty are paid.
The registration fee is a separate charge for entering that document in the public record at the sub-registrar’s office. For an apartment, a house, a villa or a plot bought by sale deed, the purchase is not complete until the deed is registered. A deed that is signed and paid for but never registered does not, on its own, pass ownership.
Both are worked out on market value, which the Act defines as the price the property would fetch in the open market or the consideration stated, whichever is higher (s.2(1)(mm)). In practice that means the guidance value or the price, whichever is higher. Both are paid before the document is registered.
What changed in 2025: the registration fee went from 1% to 2%
Karnataka doubled the registration fee from 1% to 2% of the value, under a Revenue Department notification dated 29 August 2025, in force from 31 August 2025. Property documents registered from that date pay 2%. A calculator or article that still shows a 1% registration fee is out of date.
Registration charges in Karnataka: rate table for a sale
These are the rates as of 17 October 2026. Rates and guidance values change; check the current figures on Kaveri 2.0 before you pay.
| Charge | Rate | Charged on |
|---|---|---|
| Stamp duty: sale deed (conveyance), including a resale flat, a house, a site or a commercial property | 5% | Market value: the higher of the price and the guidance value |
| Stamp duty: first sale of a new flat by the builder | 2% up to ₹20 lakh, 3% above ₹20 lakh up to ₹45 lakh (Art. 20(2A)); 5% above ₹45 lakh | Market value |
| Additional duty (cess) | 10% of the stamp duty (s.3B) | The stamp duty, not the property value |
| Surcharge | 2% of the stamp duty in city corporation areas; a different rate may apply elsewhere | The stamp duty |
| Registration fee | 2% since 31 August 2025 | The value |
These lower rates apply only to a builder’s first sale of a flat; a resale flat, a house, a site and a bank-auction purchase pay 5%.
Flat, house, site and land registration charges in Bangalore
The 5% rate for a sale deed is the same for a resale flat, a house, a site or a commercial property, and the 2% registration fee is the same for all of them. What differs is the guidance value, which the government sets separately for each type of property. If the guidance value is higher than the price you agreed, the duty and the fee are collected on the guidance value.
The surcharge on the duty varies by area: 2% of the duty in city corporation areas, and a different rate may apply elsewhere. Check the rate for the property’s location on Kaveri 2.0.
Other documents, such as gift deeds, lease deeds and powers of attorney, are charged differently. This guide covers sales and bank auction sale certificates only.
Stamp duty and registration charges in Bangalore: calculator
Use this worked example as a calculator and replace the figures with your own. It is for a resale property bought by sale deed in a Bengaluru city corporation area, where the higher of the price and the guidance value is ₹80 lakh. It is illustrative only.
| Line | Working | Amount |
|---|---|---|
| Stamp duty | 5% × ₹80,00,000 | ₹4,00,000 |
| Additional duty (cess) | 10% × ₹4,00,000 | ₹40,000 |
| Surcharge | 2% × ₹4,00,000 | ₹8,000 |
| Registration fee | 2% × ₹80,00,000 | ₹1,60,000 |
| Total | ₹6,08,000, about 7.6% of the value |
A bank auction purchase starts from a different figure, the purchase money. The next section explains it.
Stamp duty on a bank auction sale certificate
A property bought at a SARFAESI bank auction is not transferred by a sale deed. Once the full price is paid, the bank’s Authorised Officer issues a sale certificate (Security Interest (Enforcement) Rules, 2002, Rule 9(6)). Registering it is not compulsory (Registration Act s.17(2)(xii)): the officer sends a copy to the sub-registrar for filing (s.89(4)), and the Supreme Court has held that this filing is sufficient (State of Punjab v. Ferrous Alloy Forgings, 2024).
That is not the same as no stamp duty. If you present the certificate for registration, which lenders, municipal offices and future buyers often ask for, duty is payable. Karnataka charges a certificate of sale the same duty as a conveyance, on a market value equal to the purchase money (Karnataka Stamp Act, Schedule, Article 15). None of it is covered by a home loan, so budget for it from your own funds.
What is settled is the base: the purchase money, not the guidance value. Whether the surcharge and the 2% registration fee apply to a certificate of sale in the same way as to a sale deed is not confirmed in the sources this guide relies on. Ask the sub-registrar or your advocate for the figure before you fix your budget.
A bid below guidance value
A winning bid below the guidance value does not raise the duty on the certificate. The gap may still raise an income-tax question; the guide on buying below guidance value explains it.
What the auction route cannot promise
- Rates and guidance values change. The figures here are as of 17 October 2026; Kaveri 2.0 and the sub-registrar give the figure that applies on the day.
- Whether the surcharge and the 2% registration fee apply to a sale certificate as they do to a sale deed is not confirmed here.
- A sale certificate need not be registered, but lenders, municipal offices and future buyers often ask for a registered one. Plan for the duty rather than assume you will avoid it.
- Stamp duty and registration charges cannot be part of a home loan. They come from your own funds, alongside the 25% you pay on winning.
Questions buyers ask
Sources
Statutes, rules and judgments first. Checked as of 17 October 2026; the law and portal practice change, so confirm against the source before relying on a detail.
- Official portalDepartment of Stamps and Registration, Karnataka — Stamp duty and registration fees
- StatuteKarnataka Stamp Act, 1957 — s.2(1)(mm), s.3B, Schedule Articles 15 and 20
- StatuteRegistration Act, 1908 — s.17(2)(xii) and s.89(4)
- RulesSecurity Interest (Enforcement) Rules, 2002 — Rule 9
- JudgmentState of Punjab v. Ferrous Alloy Forgings, Supreme Court, 19 Nov 2024
- Official portalIncome Tax Department — Form 141, challan-cum-statement under s.393(1)
- SecondaryKing Stubb & Kasiva — Karnataka registration fee from 31 August 2025 (law firm note)
This guide explains the law and the process in general terms. It is not advice on any specific property; that belongs in a due diligence report on the property itself.
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