Kaveri 2.0: EC, market value and registration online

2.14.1 What is Kaveri 2.0?

Kaveri 2.0 is the online portal of the Karnataka Department of Stamps and Registration, at kaveri.karnataka.gov.in. The portal’s own page description calls it “a comprehensive web-based application by the Department of Stamps & Registration, Government of Karnataka”. The Kaveri 2.0 citizen manual states that Kaveri online services cover “Document Registration, Marriage Registration, Encumbrance Certificate, Certified Copy, Registration of Firms, and Property Valuation services”. Under document registration, you can register a sale deed, mortgage, lease, gift, partition deed, Power of Attorney and more. Kaveri 2.0 replaced an earlier Kaveri system, and the department still runs a separate information site, IGR Karnataka, at igr.karnataka.gov.in. For a new-flat buyer, Kaveri 2.0 is the one portal for the two checks you run before you book, and the one portal for the sale deed registration at the end.

The Inspector General of Registration heads the department and also hears registration problems from Bangalore Urban district directly, under question 51 of the IGR FAQ. The Kaveri 2.0 citizen manual, version 1.0, dated 20 January 2023, was prepared by the Centre for Smart Governance (CSG) for the department. This guide uses that manual for the account and service steps, and the live portal for the services menu.

2.14.2 How do I create a Kaveri 2.0 account and log in?

You create a Kaveri 2.0 account with your name, email ID and mobile number, and the portal sends your login by SMS. The citizen manual, section 3.1, says registration is mandatory “to make use of online services available on the website”. On the registration form, you enter your first, middle and last name, your gender, your email ID and your mobile number. You also pick a security question for password recovery. Only text is allowed in the name fields. After you submit, “a username and password will be sent to you by SMS”. The manual does not ask for Aadhaar at this step. To log in, section 4 of the manual says you enter the username and password sent to your mobile, then an OTP is sent to your mobile and you enter that OTP to complete the login.

If you lose your password, section 3.2 of the manual lets you recover it with your registered email ID and mobile number, plus a captcha. The portal then sends a new username and password by SMS. Section 3.3 covers changing your password after login, and section 3.4 covers editing your profile. Sachi’s reading: register on Kaveri 2.0 well before you plan to use any service. The SMS and OTP flow needs a working mobile number at every login, every time, not just at signup.

1. Open kaveri.karnataka.gov.in and click “Register”.
2. Enter your first, middle and last name, and your gender.
3. Enter your email ID and mobile number.
4. Choose a security question for password recovery.
5. Enter the captcha text and click “Register”.
6. Wait for the SMS with your username and password.
7. Log in with the username and password, then enter the OTP sent to your mobile.

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2.14.3 What online services does Kaveri 2.0 offer a new-flat buyer?

Kaveri 2.0 groups its services for a new-flat buyer into three groups: document registration, the Encumbrance Certificate, and the Certified Copy, plus a market value search that needs no login. The citizen manual, section 5, lists the service types. Document Registration covers the sale deed and other instruments for immovable property in the Sub-Registrar’s jurisdiction. The Encumbrance Certificate (EC) is “a record showing registered transactions over a property”, applied for on Form No. 22. The Certified Copy (CC) gives a copy of a registered document, which the manual says banks use to check ownership before a loan, and which the Income Tax Department can use to check a transaction’s value. The Kaveri landing page also lists “Know Your Property Valuation” as a guest service, which the guidance value guide covers in full. The IGR Karnataka site separately tracks “E-Stamp ACC Details” on its statistics dashboard, for stamp paper purchased through authorised collection centres.

Service	What it is for	Needs login?
Document Registration	Register a sale deed, mortgage, lease, gift, partition deed, GPA and more	Yes
Encumbrance Certificate (EC)	List of registered deeds on a property for a period you choose	Yes, and Aadhaar e-sign for the application
Certified Copy (CC)	A copy of a registered document, used by banks and the Income Tax Department	Yes
Know Your Property Valuation	Market value (guidance value) search for an area or a listed apartment project	No
Marriage Registration, Firm Registration	Not used in a flat purchase	Yes

For the EC in detail, including Form 15 and Form 16 and the search steps, read the Encumbrance Certificate guide. For the market value search in detail, read the guidance value guide. This guide covers only how the services sit together on the portal.

2.14.4 In what order does a new-flat buyer use Kaveri 2.0?

A new-flat buyer uses Kaveri 2.0 twice before booking, and once more at the sale deed. The two early checks need no login. First, look up the market value (guidance value) of the project land under “Know Your Property Valuation”. The guidance value guide gives the exact steps. Second, apply for an Encumbrance Certificate on every survey number, to check the builder’s declaration that the land has no undisclosed mortgage or sale. The Encumbrance Certificate guide explains the search fields and the Aadhaar e-sign step.

The sale deed registration comes later, after the Occupancy Certificate. The sale deed registration guide covers the Kaveri document registration flow: the application, Sub-Registrar approval, payment and the slot. Inside GBA limits, this step needs a transactable Final e-khata first. The e-khata guide explains that check. After registration, apply for a fresh EC and a Certified Copy of your deed.

Stage	Kaveri 2.0 service	Guide for the detail
Before booking	Know Your Property Valuation (market value)	Guidance value guide
Before booking	Encumbrance Certificate on the project land	Encumbrance Certificate guide
Before the sale deed	Final e-khata check (GBA e-Aasthi, linked from Kaveri)	E-khata guide
At the sale deed	Document Registration	Sale deed registration guide
After the sale deed	Fresh EC, Certified Copy of your deed	Encumbrance Certificate guide

2.14.5 What errors or limits does Kaveri 2.0 state in its own FAQ?

The Kaveri 2 FAQ on IGR Karnataka lists several working limits that a buyer should plan around. A draft sale deed can be uploaded unsigned for Sub-Registrar approval, but once approved, 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, such as a bank’s cheque or draft number. The Sub-Registrar must approve the application, or send it back with remarks, within 24 hours of submission. If a party misses the appointment slot, you can reschedule, but only after waiting 24 hours from the time you booked it, and rescheduling has no charge. If the Sub-Registrar refuses to register because a party does not admit execution, the IGR Karnataka FAQ on registration of documents says you can apply to the District Registrar with a fee of ₹250, then appeal to a civil court.

On refunds, the FAQ says stamp duty paid for registration is refundable if you cancel before registration completes, even after booking a slot. No refund is permitted once registration is complete. The FAQ lists a Public Grievance helpline, 080-68265316, and complaint email IDs, helpdsr@karnataka.gov.in and igrshelpline@gmail.com.

Limit or rule	What the Kaveri 2 FAQ says
Edits after Sub-Registrar approval	Names, property schedule, nature of document and consideration cannot change. Only the payment schedule can
Sub-Registrar turnaround	Approve or return with remarks within 24 hours of submission
Rescheduling a slot	Allowed, no charge, after a 24-hour wait from booking
Refusal to register (IGR Karnataka registration of documents FAQ)	Apply to the District Registrar (₹250), then a civil court appeal
Refund before registration	Allowed, subject to deductions. None after registration is complete
Grievance helpline	080-68265316; helpdsr@karnataka.gov.in; igrshelpline@gmail.com

2.14.6 What fees does Kaveri 2.0 charge?

Kaveri 2.0 itself does not charge a fee to register an account or to search the market value. The fees on the portal are for the services you use. The Encumbrance Certificate guide states the EC fee: ₹10 for the application, plus ₹30 for the first year of the search period and ₹10 for every later year, paid online. The sale deed registration guide states the fees for the sale deed itself: 5% stamp duty plus surcharge and additional duty, and a 2% registration fee, both charged on the market value or the agreed price, whichever is higher. The Kaveri 2 FAQ adds two small fixed charges that can apply to a document registration: ₹100 for each consenting witness, and ₹1,000 if an official must visit you in person instead of the Sub-Registrar office. Kaveri accepts payment only online, through net banking, debit or credit card, or UPI.

2.14.7 How does a resale buyer use Kaveri 2.0?

A resale buyer uses the same Kaveri 2.0 services, but on the flat itself rather than on raw project land. Before you agree a price, get an Encumbrance Certificate for the flat, covering the period since the seller’s own sale deed, to check for a mortgage or a later sale that the seller did not disclose. Ask the seller for a Certified Copy of their registered sale deed if you cannot read the original, since the Kaveri Certified Copy service exists for exactly this check. You also register your own sale deed through the same Document Registration flow that a new-flat buyer uses, and inside GBA limits, Kaveri still needs a transactable Final e-khata before that registration. The Encumbrance Certificate guide notes that, for a resale flat, you should also check that the EC lists each earlier sale.

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2.14.8 What must a new-flat buyer check before using Kaveri 2.0, and what are the red flags?

Check the project land’s market value and EC before you pay a booking amount, not after. A gap between the builder’s price and the Kaveri market value, or a mortgage on the EC that the builder did not disclose, is a reason to ask questions before you commit money. Register your Kaveri account early, with a mobile number you check, since every login needs an OTP to that number. Before the sale deed, confirm with the builder that your flat’s Final e-khata is ready on the GBA e-Aasthi portal, because Kaveri will not register the sale without it. Read the draft sale deed on Kaveri carefully before it goes for Sub-Registrar approval, since the names, schedule and consideration lock after approval.

Red flags include a builder who cannot name the survey numbers for an EC search, a market value search that shows no entry for the project where one should exist, and a seller or builder who asks you to pay or transact outside Kaveri’s online payment system. The IGR FAQ states plainly that ownership never passes through a General Power of Attorney, so treat any GPA-only sale offer as a red flag.

Check	Where on Kaveri 2.0	Red flag
Market value of the project	Know Your Property Valuation	No entry found, or a large unexplained gap from the builder’s price
EC on project land	Encumbrance Certificate service	Mortgage or sale not in the builder’s RERA declaration
Final e-khata	GBA e-Aasthi, linked before registration	Status not “APPROVED”, or “UPLOAD EC” still pending
Draft sale deed	Document Registration, before Sub-Registrar approval	Names, schedule or price do not match your agreement for sale
Payment	Kaveri online payment only	Anyone asking for payment outside Kaveri

Sachi reads K-RERA project pages and uploaded land documents for Bangalore projects. To find the survey numbers for a project before you search Kaveri, Ask Sachi.