About this calculator
Karnataka charges conveyance duty under Article 20 of the Karnataka Stamp Act at a flat band rate on the whole value of the property — not in slices. A home worth up to ₹20 lakh pays 2%; one paise over ₹45 lakh pays 5% on every rupee, which is why the band boundary is worth watching when a deal is being priced. On top of the duty, the state levies a 10% cess and a 2% surcharge in urban areas (3% in rural areas), both calculated on the duty amount rather than the value. Registration is a separate 2% of the value (doubled from 1% on 31 August 2025), charged on the higher of the sale consideration and the government guidance value published on the Kaveri portal.
Two consequences follow. First, the effective duty on a Bengaluru home above ₹45 lakh is 5.6% before registration and 7.6% all-in — the figure on a ₹2 crore flat is ₹15,20,000, a number that routinely surprises buyers who budgeted a flat 5%. Second, Karnataka offers no women’s concession: unlike Maharashtra, Delhi and UP, the bill is identical whoever buys, so there is nothing to gain at the registration counter from the name on the deed. What you can control is timing and value: guidance values are revised periodically (Bengaluru’s were revised in 2026), and duty follows the guidance value whenever it exceeds your agreement price.
How to use it
- Enter the agreement value — or the guidance value from the Kaveri portal if it is higher, because duty follows the higher figure.
- Note which band the value falls into: the rate applies to the whole amount, so ₹45 lakh and ₹46 lakh are priced very differently.
- Set the down payment, rate and tenure to read the EMI beside the charges.
- Read the duty line as duty + cess + surcharge combined — the breakdown is in the formula section below.
The formula
The flat-band structure of Article 20 of the Karnataka Stamp Act is the detail most calculators get wrong by slicing the bands like income tax — on a ₹75 lakh home the sliced method understates the duty by over ₹1 lakh. Rural properties carry a 3% surcharge instead of 2%, a difference this page notes but does not model (urban default). The registration fee doubled from 1% to 2% on 31 August 2025 (Notification RD/46/MNMU/2025, under s.78 of the Registration Act) — the duty bands, cess and surcharge were not changed. Rates per the Department of Stamps and Registration, Karnataka, October 2026. EMI uses the standard reducing-balance annuity.
Worked example
A ₹75,00,000 Bengaluru flat with ₹15,00,000 down: the value sits in the 5% band, so duty is ₹3,75,000; cess and surcharge add 12% of that (₹45,000) for ₹4,20,000; registration at 2% adds ₹1,50,000 — ₹5,70,000 of charges in total, an effective 7.6%. The ₹60,00,000 loan at 8.50% over 20 years costs ₹52,069 a month. Drop the same purchase to a ₹40 lakh home and the 3% band applies: duty ₹1,20,000 × 1.12 = ₹1,34,400, plus ₹80,000 registration.
Sources: Article 20 of the Karnataka Stamp Act and the Department of Stamps and Registration (Kaveri) schedule, current October 2026; the registration fee doubled from 1% to 2% on 31 August 2025 (Notification RD/46/MNMU/2025, s.78 Registration Act). Karnataka offers no women’s concession on conveyance duty. Last updated: October 2026.
Frequently asked questions
What is the stamp duty in Bengaluru in 2026?
For a home above ₹45 lakh: 5% of the value, plus a 10% cess and 2% surcharge on the duty, plus 2% registration — 7.6% of the value all-in. A ₹1 crore flat pays ₹7,60,000; a ₹2 crore flat pays ₹15,20,000. Homes of ₹20–45 lakh fall in the 3% band (about 5.36% all-in with loadings) and homes up to ₹20 lakh in the 2% band.
Did Karnataka’s registration fee change recently?
Yes — it doubled from 1% to 2% of the value on 31 August 2025, under Notification RD/46/MNMU/2025 issued under s.78 of the Registration Act (the fee per ₹1,000 of value went from ₹10 to ₹20), the first revision since 2003. The stamp duty bands, the 10% cess and the surcharge did not change, so only the registration line moved: on a ₹75 lakh home it rose from ₹75,000 to ₹1,50,000, and older guides quoting a 6.6% all-in figure for a top-band Bengaluru purchase are now a full point low.
Is Karnataka stamp duty charged in slabs like income tax?
No — and this is where many calculators go wrong. The band rate applies to the entire value: a ₹46 lakh home pays 5% on all ₹46 lakh, not 2% on the first ₹20 lakh and 3% on the next slice. The difference on a ₹75 lakh home is about ₹1.1 lakh of duty, before the cess and surcharge widen it further.
Do women buyers get a stamp duty concession in Karnataka?
No. Karnataka has no women’s concession on conveyance duty — the same rate, cess, surcharge and registration apply whoever the buyer is. (A narrow exception in the schedule covers a woman’s first affordable-housing purchase at lower values in some notified schemes; it does not apply to a standard market purchase, and this calculator does not assume it.) Neighbouring Maharashtra and Delhi both price women buyers lower, which is why the claim circulates.
What is the cess and surcharge on Karnataka stamp duty?
Two loadings charged on the duty amount, not on the property value: a 10% cess and a surcharge of 2% in urban areas (BBMP and other urban local bodies) or 3% in rural areas. Together they raise a 5% duty to an effective 5.6% of the value. They are collected in the same Kaveri challan as the duty itself, which is why the counter’s figure is always higher than the headline slab rate suggests.
What formula does this karnataka stamp duty calculator use?
Duty = value × band rate (2% up to ₹20 lakh, 3% to ₹45 lakh, 5% above) × 1.12 (10% cess + 2% urban surcharge on the duty); registration = 2% of value The flat-band structure of Article 20 of the Karnataka Stamp Act is the detail most calculators get wrong by slicing the bands like income tax — on a ₹75 lakh home the sliced method understates the duty by over ₹1 lakh. Rural properties carry a 3% surcharge instead of 2%, a difference this page notes but does not model (urban default). The registration fee doubled from 1% to 2% on 31 August 2025 (Notification RD/46/MNMU/2025, under s.78 of the Registration Act) — the duty bands, cess and surcharge were not changed. Rates per the Department of Stamps and Registration, Karnataka, October 2026. EMI uses the standard reducing-balance annuity. The worked example on this page applies the formula step by step with real numbers, so you can verify the result by hand.