Sale deed registration in Karnataka: steps, documents and fees

2.8.1 What is sale deed registration in Karnataka?

Sale deed registration is the legal step that transfers ownership of a flat from the builder to you. The sale deed, also called the conveyance deed, is the document that makes the transfer. Under Section 17 of the Registration Act, 1908, a deed that transfers a right in immovable property worth Rs 100 or more must be registered. The IGR Karnataka FAQ states this rule. It adds that, under the Transfer of Property Act, a right or title is acquired only if the deed is registered. Section 49 of the Registration Act says an unregistered deed of this kind is not admissible in evidence. You register the deed at the Sub-Registrar office in whose jurisdiction the flat is situated. In Karnataka, the Department of Stamps and Registration runs the process on its Kaveri 2.0 portal. Registration makes the deed a public record. It does not cure a defective title, so check the title before you sign.

Point	What the official source says
Is registration compulsory?	Yes, for a sale of property worth Rs 100 or more (Registration Act, Section 17, as stated in the IGR FAQ)
Where?	The Sub-Registrar office in whose jurisdiction the property is situated (IGR FAQ, question 51)
Through which system?	Kaveri 2.0, run by the Department of Stamps and Registration
Can a General Power of Attorney replace it?	No. The IGR FAQ says ownership does not pass through a GPA. The buyer must register a sale deed.
Can I own a flat by buying only the undivided share of land?	No. The IGR flats FAQ says the deed must describe all three rights together (see the section on what the deed must describe).

2.8.2 When does the builder register the sale deed for a new flat?

In practice, the builder registers the sale deed after the building gets its Occupancy Certificate (OC). The Act sets a deadline, not this order. Section 17(1) of the RERA Act, 2016 says the promoter must execute a registered conveyance deed in your favour. The promoter must also hand over physical possession and the other title documents. The deadline is the period set by local laws. If no local law sets a period, the proviso gives three months from the date of issue of the OC. Section 19(10) says you must take physical possession within two months of the OC. Section 19(11) says you must take part in the registration of the conveyance deed. So both sides have a duty. Inside Greater Bengaluru Authority (GBA) limits, the flat also needs a Final e-khata first. The GBA e-Aasthi FAQ says the Sub-Registrar’s Kaveri system is “fully integrated with eAasthi”. It adds that “without FINAL ekhata registered sale or transaction is not possible”.

Before you book a registration slot, check these points:

1. The OC for your tower is issued. Ask the builder for a copy.
2. Your flat’s Final e-khata is on the GBA e-Aasthi portal and is transactable.
3. The builder has filed the deed draft, or has shared it with you to review.
4. If you have a home loan, your bank has a copy of the draft.

2.8.3 What does a sale deed for a flat need to describe?

A sale deed for a flat must describe three rights together. The IGR Karnataka FAQ on flats and apartments lists them. The first is the undivided interest in the land. The second is the carpet area of the flat. The third is the proportionate share in the common area. The FAQ says you become the absolute owner only when the deed describes all three rights and is registered. It also says you cannot become the owner by describing only the undivided interest in land. Read the property schedule closely, because Kaveri locks it. The Kaveri 2.0 FAQ says you can submit an unsigned draft online for approval. After the Sub-Registrar approves it, you cannot change the names of the executants, the property schedule, the nature of the document or the consideration. You can change only the payment schedule, for example to add your bank’s cheque or draft number. So compare the draft with your agreement for sale before submission.

Part of the draft deed	Check it against
Names of the builder, any landowner and you	PAN cards, Aadhaar and the agreement for sale
Undivided share of land	The agreement for sale and the builder’s land documents
Carpet area and flat number	The agreement for sale and the approved floor plan
Share in common areas	The agreement for sale
Consideration (price)	Your payment receipts and the cost sheet
Payment schedule	Bank loan details, cheque or draft numbers

2.8.4 What documents are needed for sale deed registration?

The Kaveri 2.0 citizen manual lists the documents for a property under a city corporation. It cites government circular RD 344 MUNOMU 2008, dated 6 April 2009, and a 2014 corrigendum. The list has an affidavit as per Annexure-II, and Form No. 1 under the Karnataka Stamp (Prevention of Undervaluation of Instruments) Rules, 1977. It also has the khata and the assessment register extract. It also needs your PAN, or a declaration in Form 60 or 61, for a sale of Rs 5 lakh or more. Every person needs a photo ID. The manual is dated 20 January 2023. It still describes BBMP khata rules. For a flat inside GBA limits today, the GBA portal requires a Final e-khata, so check the current khata rule with the Sub-Registrar. The Kaveri 2.0 FAQ also says that you must upload a GPA or Special GPA if a signatory acts under one.

Document	Source of the requirement
Draft or final sale deed, uploaded on Kaveri 2.0	Kaveri 2.0 manual, section 13
Affidavit as per Annexure-II	Kaveri 2.0 manual, section 5.1
Form No. 1, Karnataka Stamp (Prevention of Undervaluation of Instruments) Rules, 1977	Kaveri 2.0 manual, section 5.1
Khata and assessment extract (inside GBA limits: the Final e-khata)	Kaveri 2.0 manual, section 5.1; GBA e-Aasthi FAQ
PAN, or Form 60 or 61, for a sale of Rs 5 lakh or more	Kaveri 2.0 manual, section 5.1
Photo ID of every party	Kaveri 2.0 manual, section 5.1
GPA or Special GPA, if a signatory uses one	Kaveri 2.0 FAQ, question 7

2.8.5 How does the Kaveri 2.0 registration process work?

The Kaveri 2.0 process has two parts: online preparation, then one visit to the Sub-Registrar office. The manual describes the order. First, you create an account on the Kaveri 2.0 portal and start a document registration application. Kaveri fetches the seller’s property details from the land record databases, such as e-Aasthi or BDA. You enter the parties, the property schedule and the consideration. Kaveri then shows the market value and the fee calculation. You upload the deed and send the application to the Sub-Registrar office. The Kaveri 2.0 FAQ says the Sub-Registrar must approve it, or return it with remarks, within 24 hours. After approval, you pay online and book a slot. On the appointment day, the office captures photos and thumb impressions, and takes signatures. The Sub-Registrar then registers the deed and signs it digitally. You get an acknowledgement slip.

1. Register on the Kaveri 2.0 portal with your mobile number or email.
2. Start a document registration application and select the sale (conveyance) article.
3. Search the property and enter the parties, the schedule and the consideration.
4. Upload the deed, select the Sub-Registrar office and submit it for approval.
5. Correct any remark from the Sub-Registrar and submit again.
6. Pay the stamp duty and fees online after approval.
7. Book an appointment slot.
8. Attend the office with all parties, witnesses and the original documents.

2.8.6 How much are stamp duty and the registration fee on a sale deed?

Stamp duty on a sale deed for a flat is 5%, plus surcharge and additional duty. The registration fee is 2%. The IGR Karnataka table lists “Conveyance (including flats/apartments)” with these two rates. The fee was 1% until 30 August 2025. Notification RD/46/MNMU/2025, in the Karnataka Gazette of 29 August 2025, raised it to Rs 20 for every Rs 1,000. The change took effect from 31 August 2025. The table does not give the surcharge and additional duty rates. The Kaveri 2.0 manual, in its fee example, shows a surcharge of 2% of the stamp duty for urban property. It shows a cess of 10% of the stamp duty for all properties. Sachi did not find the notifications behind these rates. The manual also does not say if this cess is the table’s additional duty. The Kaveri 2.0 manual says duty and fee are on the market value or the consideration, whichever is higher. A new flat price is often above the guidance value.

Line on a flat where the higher value is ₹1 crore	Rate	Amount	Source
Stamp duty	5% of the higher value	₹5,00,000	IGR Karnataka table
Surcharge, urban property	2% of stamp duty	₹10,000	Kaveri 2.0 manual (January 2023)
Cess	10% of stamp duty	₹50,000	Kaveri 2.0 manual (January 2023)
Registration fee	2% of the higher value	₹2,00,000	Gazette notification, 29 August 2025
Total		₹7,60,000

Small fixed charges can be added. The Kaveri 2.0 FAQ lists Rs 100 for each consenting witness and Rs 1,000 for private attendance at your home. Use the Kaveri calculation for your own deed as the final amount. The Kaveri 2.0 manual lists sub-articles 20(2A) for the first sale of a flat with a market value up to ₹35 lakh. The manual gives 2% up to ₹20 lakh, and 3% above ₹20 lakh up to ₹35 lakh. The IGR flats FAQ says there is no stamp duty concession for flats, so the two official pages differ. Ask the Sub-Registrar if your flat is in this range. Income-tax rules on the purchase, such as TDS, are not covered here. Ask your chartered accountant.

2.8.7 What is the time limit, and what happens if registration fails?

You must present the sale deed within four months from the date of execution. The IGR Karnataka FAQ says that, after four months, you can present it within another four months, with a penalty. The penalty is up to ten times the registration fee, and the District Registrar must permit it. After eight months, the office cannot accept the deed. The FAQ cites Rule 52 of the Karnataka Registration Rules, 1965. The Kaveri 2.0 manual says the same in its own words: the execution date must not be more than four months old. At the appointment, the Sub-Registrar can register the deed, keep it pending or refuse it. If the seller does not appear, the office issues a notice. If the Sub-Registrar refuses because a party does not admit execution, you can apply to the District Registrar with a fee of Rs 250. A civil court appeal is the next step. The FAQ cites Sections 73 to 77 of the Registration Act.

Situation	What the official source says
Deed not presented within 4 months	Up to 4 more months with a penalty of up to 10 times the fee, with District Registrar permission (IGR FAQ, question 26)
A party misses the slot	Reschedule the slot, or the registration is kept pending with an endorsement (Kaveri 2.0 FAQ, question 18)
Rescheduling	No charge. You must wait 24 hours after booking to reschedule (Kaveri 2.0 FAQ, questions 11 and 12)
Refused because a party does not admit execution	Apply to the District Registrar with Rs 250, then a civil court (IGR FAQ, question 30)
Cancel before registration	Stamp duty refundable, subject to deductions. No refund after registration (Kaveri 2.0 FAQ, question 20; IGR FAQ, question 28)
Withdraw before registration	50 percent of the registration fee refundable (IGR FAQ, question 28)

The Kaveri 2.0 grievance helpline is 080-68265316.

2.8.8 What should you do after the sale deed is registered?

After registration, check the registered deed and update the property record in your name. The Kaveri 2.0 manual says the Sub-Registrar signs the registered document digitally and uploads it. The office then gives you an acknowledgement slip. Read the registered copy line by line: names, flat number, carpet area, undivided share and consideration. Keep the payment challan, the receipts and the acknowledgement with the deed. The IGR FAQ says registration makes the transaction a permanent public record. An Encumbrance Certificate lists registered transactions, so a new one will list your deed. Next, check that the e-khata on the GBA e-Aasthi portal moves into your name. The e-khata chapter explains the mutation fee and steps. Do not use middlemen for any step. The IGR FAQ advises you to pay fees directly and to collect the registered deed yourself or by registered post. It also says that undervaluation is an offence.

1. Collect the acknowledgement slip and the registered deed.
2. Check every detail in the registered copy against the agreement for sale.
3. Apply for an Encumbrance Certificate on Kaveri 2.0 that shows your deed.
4. Check the e-khata transfer on the GBA e-Aasthi portal.
5. Give your bank a copy of the registered deed, if you have a home loan.

Sachi reads K-RERA project pages and filed documents for Bangalore projects. To check your builder’s OC and e-khata status before registration, Ask Sachi.