Registration & Compliance · Bengaluru

SRO Registration Assistance Online in Bangalore

Registration is the legal step that records the transfer of the seller's title to you at the Sub-Registrar Office (SRO).

SRO registration support from document preparation to final deed delivery, with our team beside you at the SRO.

  • Free document review
  • Stamp duty worked out before you pay
  • We prep; you just do biometrics
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Free document review

Free review · our fee ₹4,999, govt stamp duty separate

No payment now — we confirm scope & price first.

The review is free. Our service fee is quoted upfront; government stamp duty is separate.

Free document review

Before you book

₹4,999 service fee

Govt charges separate

Usually 4–7 working days

With complete documents

Kaveri 2.0

Official Karnataka portal

Quick check

Do I need to register?

Pick what's closest to your situation.

I just bought a property

Yes, for a sale deed — registration records the transfer to you. Bought at a bank auction? Registering the sale certificate is optional; see the FAQ below.

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I'm about to buy

Yes — plan for registration; it's the step that records the transfer to you. Have the title checked before you get there.

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I'm gifting or transferring

Yes — gifts and transfers must also be registered at the SRO to be legally valid.

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Not sure my documents are ready

Start with a free document review — we check everything before you book a slot.

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The basics

What is SRO registration?

In Karnataka, property registration is completed at the jurisdictional Sub-Registrar Office (SRO) through the State's Kaveri 2.0 portal under the Department of Stamps and Registration, and is what legally records the transfer of the property to you.

SRO stands for Sub-Registrar Office, the government authority responsible for legally recording property transactions in India. Registering a sale deed at the SRO is compulsory under Indian law; an unregistered sale deed does not transfer the property (Registration Act ss.17, 49).

Legal Requirement

In India, a document transferring immovable property worth ₹100 or more must be registered at the SRO under Section 17 of the Registration Act, 1908. Once registered, it gets an SRO registration number that identifies it in government records. Registration records the transfer; it does not guarantee the seller's title.

Prepared by the Auction Dunia registration team. We check your documents for the correct SRO jurisdiction, calculate the stamp duty on the higher of guidance value or sale price, and accompany you on registration day — from our Bengaluru office, Awfis, Field Marshal Cariappa Rd, Ashok Nagar, Bengaluru 560025 · 7019773792.

No surprises

What you actually pay

Two of these are government charges; only the last is ours.

 Stamp dutyRegistration feeOur service fee
What it isGovt tax on the transferGovt charge to record the deedOur professional assistance
Based onGuidance value or sale price (whichever is higher)Property valueFlat fee
Paid toGovernmentGovernmentAuction Dunia
AmountVaries by propertySeparate govt charge₹4,999

Stamp duty and registration fee are set by the government and vary by property; we calculate the amounts upfront so you know them before you pay.

In plain English

The words you'll see, explained

SRO (Sub-Registrar Office)
The government office that legally records property transactions for an area.
Registration
The legal step that records the transfer of the seller's title to you at the SRO. It does not check or guarantee that title.
Stamp duty
A government tax on the property transfer, charged on the guidance value or sale price, whichever is higher.
Circle rate / guidance value
The government's minimum benchmark value for a property in that area.
Biometrics
The fingerprint and photo verification done in person at the SRO to complete registration.
Why get help

The Problem We Solve

Long Queues

Sub-Registrar Offices can be busy, and finding the right one on the sub-registrar office list in Bangalore for your property's jurisdiction takes time. We book the slot and take you to the right office.

Document Rejections

Applications are often sent back for incomplete paperwork, usually because buyers are unfamiliar with what SRO registration requires or how SRO registration charges are calculated.

Missed Deadlines

A document must be presented for registration within 4 months of signing. After that, the Registrar can accept it for up to 4 more months with a fine of up to 10 times the registration fee (Registration Act ss.23, 25).

How it works

Register in 3 simple steps

1

Free document audit

We review your deed and tax receipts and confirm the correct SRO jurisdiction — catching issues before you go.

2

Stamp duty & slot booking

We calculate the stamp duty and registration fee from the current rates, then book your Kaveri 2.0 slot.

3

Register & receive your deed

We accompany you for biometrics, then deliver your registered sale deed.

How our process works, step by step

1
Typically day 1

Document Audit

Our team reviews your sale deed, tax receipts, and supporting documents. We also verify the correct Sub-Registrar Office from the sub registrar office list in Bangalore based on your property's jurisdiction, so issues are caught before you reach the SRO.

2
Typically day 2

Stamp Duty Calculation

We calculate the stamp duty and SRO registration fees on the guidance value or the sale price (whichever is higher), so you know the SRO registration charges before you pay.

3
Typically day 2

Appointment Booking

We book your SRO slot through the Kaveri Online Services portal, so you know exactly which office from the sub registrar office list in Bangalore you need to visit and when.

4
Typically day 3

On-Site Support

Our executive accompanies you to the SRO for property registration and helps with biometric capture, photo verification, and document submission.

5
Typically day 3

Deed Delivery

Receive your registered sale deed, usually within 48 hours, in digital and physical copies with the official SRO seal and your unique SRO registration number for future reference.

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Transparent pricing

Pricing & Transparency

Service Fee

₹4,999

Covers professional support from audit to delivery

Government Charges

Stamp duty + SRO registration fees (calculated at actuals). We provide a full breakdown of SRO registration charges upfront, no surprises.

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Get ready

Document Checklist

Original sale deed + 1 self-attested copy
Latest property tax receipt
Possession/occupancy certificate (if available)
Survey plan or location sketch
Aadhaar/PAN/Passport of buyer & seller
Two witnesses (18+ years) with valid ID
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Related services

Often needed around registration

Encumbrance Certificate

See the registered transactions on the property.

Legal Title Verification

Have the title checked before you register.

e-Aasthi Khata Transfer

Move the Khata into your name after registration.

Certified Copy of Sale Deed

An official duplicate of your registered deed.

Answers

Frequently Asked Questions

What is SRO registration in simple words?
SRO registration is the legal step that records your property purchase at the government's Sub-Registrar Office (SRO). It records the transfer of the seller's title to you; it does not check or guarantee that title.
What is stamp duty and how is it calculated?
Stamp duty is a government tax you pay to register a property. It is charged on the guidance value (circle rate) or the sale price, whichever is higher — so the exact amount depends on your property, not a fixed number.
I bought at a bank auction. Do I have to register the sale certificate?
No. Registering a SARFAESI sale certificate is optional: the bank's Authorised Officer sends a copy to the sub-registrar to be filed (Registration Act s.17(2)(xii), s.89(4)). Many buyers still register it because lenders and municipal offices ask for it; stamp duty is then charged on the purchase money. Our Resources guide to the sale certificate explains both routes.
What's the difference between stamp duty and the registration fee?
Stamp duty is a tax on the property transfer, while the registration fee is a separate government charge for recording the deed at the SRO. Both are government charges, and both are separate from our service fee.
What are the government charges?
Government charges include stamp duty (based on circle rate or market value, whichever is higher) plus registration fee. Our service fee of ₹4,999 is separate and covers professional support from audit to delivery.
What documents do I need to register a property?
You need the original sale deed plus a self-attested copy, the latest property tax receipt, a survey plan or sketch, Aadhaar/PAN/passport of the buyer and seller, and two witnesses (18+) with valid ID. A possession or occupancy certificate helps if available.
Who must be present during registration?
All buyers, sellers, and two witnesses aged 18+ must appear with valid photo ID.
Is online registration sufficient?
No. In Karnataka, the parties still appear at the SRO for biometrics and photographs, even when the application and payments are made online on Kaveri 2.0.
What if we miss the 4-month deadline?
The Registrar can accept a document presented up to 4 months late, with a fine of up to 10 times the registration fee (Registration Act s.25). After that, it cannot be registered, and the parties would need to sign a fresh document.
How long does the entire process take?
With our service it usually takes 4–7 working days. The estimate assumes complete documentation and SRO slot availability.

Terms & Timeline

•Service fee non-refundable after document review begins
•Timeline estimates assume complete documentation and SRO availability
•Government holidays and election periods may extend timelines
•Force majeure events (strikes, natural disasters) pause service timelines

Ready to register?

Start with a free document review. Our fee is ₹4,999, quoted upfront; government stamp duty is calculated at actuals and paid separately.

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