Registering a property in Karnataka means paying stamp duty and registration fees — and since the move to Kaveri 2.0, that payment happens through a K2 challan generated online. The portal steps, the guidance value, the cess and surcharge lines, and the challan itself trip up a lot of first-time buyers and sellers in Bangalore. This guide explains the 2026 stamp duty rates, walks through paying online, and shows a full worked example so you know the exact number before you go to the sub-registrar.
What Is the Kaveri K2 Challan?
In Karnataka, stamp duty and registration fees for property documents are paid through a K2 challan created on the Kaveri 2.0 portal (kaveri.karnataka.gov.in). It is the official, government way to pay stamp duty before you register a sale deed, gift deed, lease, mortgage, or similar instrument at the sub-registrar office.
The challan links your payment to the document you are registering, so the sub-registrar can verify the correct duty was paid at the time of registration.
Karnataka Stamp Duty Rates (2026)
Stamp duty is charged as a percentage of the property’s registered value, in three slabs:
| Property Value | Stamp Duty |
|---|---|
| Up to Rs. 20 lakh | 2% |
| Rs. 20 lakh – Rs. 45 lakh | 3% |
| Above Rs. 45 lakh | 5% |
On top of the base stamp duty, two more statutory charges apply:
| Charge | Rate (Bengaluru / BBMP) |
|---|---|
| Cess + surcharge | ~10–12% of the stamp duty amount |
| Registration fee | 2% of the property value |
Important 2026 update: the registration fee in Karnataka is now 2% (revised up from the long-standing 1%). Factor this in — it materially changes your total.
Effective Total Cost
Combining all three charges, the realistic all-in statutory cost works out to roughly:
| Property Value | Approx. Total (duty + cess/surcharge + registration) |
|---|---|
| Up to Rs. 20 lakh | ~4.2% of value |
| Rs. 20 lakh – Rs. 45 lakh | ~5.4% of value |
| Above Rs. 45 lakh | ~7.6% of value |
These are close approximations — the exact cess and surcharge depend on whether the property is in a BBMP, municipal, or panchayat area.
Guidance Value: The Number Duty Is Calculated On
Stamp duty is not always charged on your sale price. It is charged on the higher of:
- The sale consideration stated in your deed, or
- The guidance value — the Karnataka government’s official minimum value for that locality.
Guidance value is published on the Kaveri portal by area, street, and property type. If your agreed price is below the guidance value, duty is still charged on the guidance value. Always check the guidance value for your locality before you budget — it can be higher than you expect in prime Bangalore areas.
Worked Example: Flat Above Rs. 45 Lakh
Say you are buying a flat in HSR Layout for Rs. 80,00,000, and the guidance value is lower, so duty is charged on the sale price:
| Component | Calculation | Amount |
|---|---|---|
| Stamp duty (5%) | 5% of Rs. 80,00,000 | Rs. 4,00,000 |
| Cess + surcharge (~11% of duty) | ~11% of Rs. 4,00,000 | ~Rs. 44,000 |
| Registration fee (2%) | 2% of Rs. 80,00,000 | Rs. 1,60,000 |
| Total statutory cost | ~Rs. 6,04,000 |
That is roughly 7.55% of the property value — a large, non-refundable payment, which is exactly why getting the number right the first time matters.
How to Pay Stamp Duty Online — Step by Step
- Register / log in on the Kaveri 2.0 portal (kaveri.karnataka.gov.in).
- Check the guidance value for your property’s locality.
- Calculate the duty on the higher of sale price or guidance value, adding cess/surcharge and the 2% registration fee.
- Generate the K2 challan with the correct amount and document details.
- Pay online (net banking / UPI / card) and download the paid challan.
- Book the sub-registrar appointment and carry the challan for registration.
Where People Get Stuck
- Wrong guidance value picked for the street/type → duty short-paid, registration rejected.
- Cess, surcharge, and the new 2% registration fee left out of the total.
- Challan details not matching the deed (names, survey number, consideration).
- Portal timeouts and login issues on Kaveri 2.0 during peak hours.
A single mistake on a non-refundable stamp-duty payment is expensive to fix — which is why many buyers have the challan handled for them.
Documents You Need
- Draft or final deed (sale / gift / lease / mortgage)
- Property details — survey number, address, extent, and PID/khata
- Guidance value reference for the locality
- Buyer and seller ID (Aadhaar / PAN)
- Sale consideration / market value
Let Sevantay Handle the K2 Challan
Sevantay computes your exact Karnataka stamp duty from your document details, generates the Kaveri 2.0 K2 challan, and shares a clear quote — you approve before paying a rupee. The duty is passed through to the government; only our small service fee carries GST.
- Exact duty computed on the correct guidance value — no short-payment surprises
- Pay after we confirm — you see the number before you commit
- Sale deed, gift, mortgage, lease and more — all Kaveri document types
- Need registration too? We can arrange drafting, e-Stamp and the sub-registrar appointment as a linked service
Compute my stamp duty & generate the challan →
Related Guides
- Property Registration in Bangalore — Complete Guide
- How to Check Property Documents Before Buying
- Encumbrance Certificate in Bangalore
How Sevantay Can Help
From stamp-duty computation to the K2 challan to registration support, Sevantay makes Karnataka property payments simple and correct the first time.
Ready to pay your stamp duty the easy way?
- Call us: +91-9986914198
- WhatsApp: Send a message
- Get my exact duty & challan → — tell us your document and value, and we will share a clear quote