Property Registration Process in Bangalore: A Complete Guide

Registering your property is not merely a legal obligation, it serves as the most authoritative proof of ownership. A clear understanding of the process of property registration in Bangalore can safeguard against future disputes.

Owning a home is a milestone, but legal ownership is established only when the property is officially registered in your name. Registration provides legal backing, protects your rights, and enables future transactions such as resale, loan approvals, or inheritance claims. Given the volume and value of real estate in the city, understanding the Bangalore property registration process is essential to safeguard your investment.

In this blog, you can discover the documents required, detailed process flow, stamp duty structure, online registration benefits, practical tips, and many other details – to ensure your registration is legally sound and stress-free.

11 Key Documents Required for Property Registration

A well-prepared set of documents required for property registration can help you complete the process without delays or legal complications. Described below are the documents that can ensure a smooth and legally valid property transaction.

1. Sale Deed: It proves ownership transfer from seller to buyer. It is executed on stamp paper and duly signed at the Sub-registrar’s Office.
2. Khata Certificate and Khata Extract: Issued by the BBMP or relevant municipal body, these confirm that the property is listed in official records and eligible for tax assessment and registration
3. Encumbrance Certificate (EC): Verifies that the property is free from legal liabilities or financial dues such as loans
4. Stamp Duty and Registration Fee Receipts: These act as proof that all government levies have been paid. These receipts are mandatory for completing the registration process.
5. PAN Card and Aadhaar Card: While the former is essential for tax reporting, the latter is required for identity verification
6. ID Proofs of Buyer and Seller: Valid government-issued photo ID such as Passport, Driving Licence, or Voter ID is required to verify the identity of both parties involved
7. Power of Attorney (if applicable): If the transaction is being executed on someone’s behalf, a registered PoA document must be produced
8. Completion Certificate: CC certifies that the construction of the property has been completed as per the defined standards
9. Occupancy Certificate: Issued by the municipal authority, OC certifies that the property is safe for occupancy
10. Building Plan Sanctioned by BBMP / BDA: Confirms that the property construction aligns with approved municipal norms, which is especially important for newly built homes or apartments
11. Property Tax Payment Receipts: Proof of the latest property tax payment ensures there are no outstanding dues with municipal authorities

Step-by-Step Process for Property Registration in Bangalore

In this section, you can find 6 detailed steps of the Bangalore property registration process. From verifying the title to paying applicable stamp duty and registration charges in Bangalore, every stage requires attention to detail and timely action.

1. Property Title Verification

• Confirm that the property has a clear title, and no pending litigation or financial claims
• Engage a legal expert to perform due diligence by examining historical ownership records, ECs, and approvals

2. Agreement to Sell & Sale Deed Preparation

• Draft the agreement that outlines transaction terms, timelines, and mutual obligations
• Prepare the Sale Deed on stamp paper, with all legal clauses and buyer-seller signatures before registration

3. Stamp Duty & Registration Charges Payment

• Calculate and pay the applicable stamp duty and registration charges in Bangalore, based on property value, buyer category (individual / joint), and location
• Make payment online through the Kaveri Online Services portal, or offline at authorised banks

4. Booking an Appointment at the Sub-registrar’s Office

• Choose between online or offline appointment booking, depending on convenience
• Carry all original documents required for property registration – including Sale Deed, ID proofs, EC, Khata, and tax receipts

5. Execution of Sale Deed & Biometrics

• Both buyer and seller must be physically present, while signing the Sale Deed in front of the Sub-registrar
• Thumb impressions, photographs, and biometric authentication are captured during this step

6. Verification & Approval by Sub-registrar

• The Sub-registrar’s team verifies the documents, payments, and parties involved
• Upon approval, a digitally signed registered Sale Deed is issued, officially completing the registration

Stamp Duty and Registration Charges in Bangalore 2025

Staying informed about the applicable charges will help you budget accurately. These form a mandatory part of this legal process, directly impacting your overall property expenditure. The table below shows the rate structure that is currently followed:

Property Type	Stamp Duty (2025)	Registration Charges (2025)
Residential Property	5% for properties valued above ₹45 lakh 3% for properties valued between ₹21 lakh and ₹45 lakh 2% for properties valued below ₹20 lakh	1% of property value
Commercial Property	5% of property value	1% of property value
Plots & Agricultural Land	5% of property value	1% of property value
Affordable Housing	2% to 3% for properties valued under ₹45 lakh	1% of property value
Women-owned Property	Standard stamp duty rates apply (no rebate in Karnataka)	1% of property value
Under-construction Property (with GST)	5% for general category 1% for affordable housing (as per GST norms)	Not applicable (covered under GST framework)

Bangalore Property Registration Process on Kaveri Online Portal

• Step 1: Visit https://kaveri.karnataka.gov.in to begin the process
• Step 2: Click ‘Register’ and enter your full name, gender, residential address, mobile number, and email ID
• Step 3: Select the security questions and type the answer in the box provided
• Step 4: Enter the OTP for authentication and email ID to complete verification
• Step 5: Once verified, enter captcha and click ‘Register’ to submit the form. A confirmation message will appear upon successful account creation.
• Step 6: Log into the portal with your registered credentials. Account login is mandatory for accessing document registration services.
• Step 7: Select ‘Pre-registration Data Entry and Appointment Booking (PRDE)’ from the dashboard, and click ‘Document Registration’ to start your application. 
• Step 8: Enter details such as:Type of document
  Date of execution
  Number of parties and shares involved
  Total pages
  Brief document description
  Click ‘Save and Continue’ to proceed.
• Step 8: Fill up all required fields for parties and witnesses including:Full name and title
  Date of birth, gender, and marital status
  Nationality and profession
  Residential address and ID proof details
• Step 9: Enter complete information about the property being registered. Click ‘Save’ to proceed.
• Step 10: Input the government valuation and agreed property value. Click ‘Save’ once completed.
• Step 11: Upload scanned copies of all required documents. Fill up transaction and payment details related to stamp duty and registration charges in Bangalore.
• Step 12: The system will auto-save your progress. You can revisit the application any time under the ‘Pending / Saved Application’ tab, for review or edits.
• Step 13: Once submitted, the application will be reviewed by the Sub-registrar’s team. Upon approval, the status will reflect as ‘Approved by SR’.
• Step 14: After approval, click ‘View’ next to your application. Pay the applicable fee and confirm your slot for physical document submission and biometric verification at the Sub-registrar’s Office.

Key Benefits of Digital Registration

• Timesaving: Eliminates long queues and multiple visits
• Transparency: Real-time tracking of application status and payment confirmations
• Accuracy: Auto-generated templates reduce human error during documentation
• Accessibility: Anytime access to fee receipts, appointments, and document copies from a single dashboard

Things to Check Before Property Registration in Bangalore

Before initiating the Bangalore property registration process, it is essential to conduct a few checks that go beyond just paperwork. Overlooking them may lead to penalties, legal disputes, or delays; even after you have paid the stamp duty and registration charges in Bangalore. Here are the most important aspects to verify before proceeding:

1. Zoning and Planning Approvals

   Ensure that the property falls under the correct zone, as per the city’s Master Plan. Check if it has been approved by BBMP (Bruhat Bengaluru Mahanagara Palike), BDA (Bangalore Development Authority), or other relevant planning authorities.

2. Property Tax Clearance and No Dues Certificate

   Verify that the property has no outstanding municipal dues. Obtain a ‘No Dues Certificate’ from the property tax department. This ensures that you will not be liable for the seller’s unpaid taxes during or after the transaction.

3. RERA Registration and Legal Compliance

   If you are purchasing a new property from a developer, confirm its registration under RERA Karnataka. This ensures that the project has complied with regulatory norms and offers additional customer protection.

Common Challenges and Their Solutions

Challenge	Solution
Unclear ownership history or missing link documents can trigger legal disputes	Conduct a detailed title verification with the help of a legal expert, and obtain recent EC
Incomplete paperwork or pending clearances from authorities can stall the process of property registration in Bangalore	Keep all the required documents ready and ensure approvals from BBMP, BDA, RERA are in place before starting
Forged documents, impersonation, or misrepresented property details can mislead buyers	Cross-check seller credentials, compare originals with certified copies, and make payments through traceable channels

Conclusion

Completing property registration in Bangalore is a legal obligation. It is your assurance of rightful ownership, future security, and financial clarity. By collating the required documents, following the correct procedure, and staying alert to common pitfalls, you can safeguard both your investment and peace of mind. Use this blog as your Bangalore property registration process guide, and ensure your registration experience is seamless and backed by compliance, accuracy, and confidence.

FAQs

1. What is the Bangalore property registration process?

The Bangalore property registration process involves verifying the title, drafting and executing the sale deed, paying applicable stamp duty, booking an appointment on the Kaveri portal, completing biometrics & verifying documents at Sub-registrar’s Office, and receiving the registered deed after official verification.

2. How much stamp duty and registration charges in Bangalore do I need to pay?

Stamp duty and registration charges in Bangalore that you must pay are: stamp duty is 2% to 5% depending on the property’s value; registration charges are 1% of property value.

3. What are the documents required for property registration?

Documents required for property registration are Sale Deed, Khata Certificate, Encumbrance Certificate (EC), Aadhaar and PAN cards, tax receipts, Completion Certificate, Occupancy Certificate, ID proofs, and Power of Attorney if applicable.

4. How can I verify the property title before registration?

You can verify the property title before registration, by reviewing past ownership records, obtaining recent EC, checking for pending loans or legal claims, and confirming municipal approvals with the help of a legal expert.

5. Can I register a property online in Bangalore?

Yes, you can register a property online in Bangalore, through Kaveri online services portal, which allows pre-registration data entry, document uploads, and stamp duty payment. However, completing biometric and final deed execution require an in-person visit to the Sub-registrar’s Office.

6. How long does the property registration process take?

The property registration process takes 1-2 working days after document submission and biometric verification, provided all paperwork is complete and approved without delay.

7. What happens if I do not register my property?

If you do not register your property, the transaction will not be legally recognised. You may lose ownership rights, face legal complications, and be unable to sell or mortgage the property under Bangalore property registration process.

8. Can NRIs register property in Bangalore remotely?

NRIs can register property in Bangalore remotely, by appointing Power of Attorney (PoA) in India. The PoA must be notarised in the foreign country and legally registered in India.

9. How do I book an appointment at the Sub-registrar’s Office?

You can book an appointment at the Sub-registrar’s Office, by logging in to the Kaveri online services portal at https://kaveri.karnataka.gov.in/landing-page , completing the PRDE section, submitting all required details, and selecting your preferred date & time slot.

10. What are the common issues faced during property registration?

The common issues faced during property registration include unclear title documents, pending municipal or tax approvals, missing records, forged paperwork, and appointment delays. These can be prevented through due diligence, document readiness, and legal review.