Property Registration Process in Bangalore – Complete Guide (2026)

Buying a home in Bangalore is a battle. First, you fight the traffic to reach the site. Then, you fight the builder for a discount. Finally, you fight the bank for a home loan. But the real "Boss Level" is the Property Registration at the Sub-Registrar Office (SRO).

In 2026, Bangalore's registration process has theoretically gone digital with Kaveri 2.0. But ask anyone who has stood in line at the Shivajinagar or Indiranagar SRO, and they will tell you: "Online is just a theory; the chaos is real." If you are moving from Pune or Mumbai, be prepared for a very different bureaucratic experience.

Whether you are buying a luxury apartment in Whitefield, a plot in Kanakapura Road, or a resale flat in Jayanagar, the registration process is where legal ownership actually transfers to you. A simple "Sale Agreement" or "Possession Letter" does not make you the owner. Only a registered Sale Deed does.

This guide is written for the common man—the techie, the businessman, the first-time buyer—who wants to understand the Bangalore registration process without legal jargon. We will cover the A-Khata vs. B-Khata trap, the Stamp Duty calculation, and the ground reality of what happens inside the SRO.

1. The "Khata" Confusion: A-Khata vs. B-Khata

Before you even think about registration, you must check the "Khata". In Bangalore, this is the single most important document.

What is A-Khata?

An A-Khata property is a legal, fully compliant property recorded in the BBMP (Bruhat Bengaluru Mahanagara Palike) registers. It means the builder has paid all taxes, followed all bye-laws, and the building is legal.
Benefit: You get home loans easily from SBI, HDFC, and other nationalized banks. You can construct legally.

What is B-Khata? (The Trap)

A B-Khata is NOT a title deed. It is simply an entry in a separate register for properties that have violations or unpaid betterment charges. It means the property is "irregular".
The Risk: Nationalized banks will NOT give loans. You cannot get an Occupancy Certificate (OC). Yet, thousands of flats in areas like Electronic City Phase 2 or Horamavu are sold as B-Khata because they are 20-30% cheaper.

Warning: The government often promises to convert B-Khata to A-Khata for a fee, but this scheme keeps getting delayed. If you are buying a B-Khata property, you are taking a calculated risk.

2. Pre-Registration Steps: The Sale Agreement

You don't just walk into the SRO and buy a house. The process starts months earlier.

Step 1: The Sale Agreement

Once you pay the booking amount (usually 10-20%), you sign a Sale Agreement. This is different from the Sale Deed.
Crucial Check: Ensure the agreement mentions the "Time is the essence of contract" clause. If the builder delays possession, this clause helps you claim interest under RERA.

Step 2: TDS @ 1% (For Properties > ₹50 Lakhs)

If the property value is more than ₹50 Lakhs, YOU (the buyer) must deduct 1% TDS from the payment to the seller and deposit it with the Income Tax Department (Form 26QB).
Mistake Alert: Many buyers forget this and pay the full amount to the builder. Later, the IT department sends a notice with penalties. Do not trust the builder's accountant to do this. Do it yourself.

3. Kaveri 2.0: The Online Process

The Karnataka Government launched Kaveri 2.0 to reduce corruption and queues. It allows you to upload documents and pay fees from home. Here is how it works:

• User Registration: Create an account on the Kaveri Online Services portal.
• Data Entry: Enter details of the Buyer, Seller, and Consenting Witnesses. You need Aadhaar numbers for everyone.
• Property Identification: Enter the PID (Property Identification Number) or Survey Number. The system will auto-fetch the property details if it is an E-Khata property.
• Valuation: The system automatically calculates the Guidance Value of the area. You cannot register below this value.
• Document Upload: Upload the draft Sale Deed, Khata certificate, and Identity proofs.
• Payment: Pay the Stamp Duty and Registration Fee online via net banking or UPI. Generate the K2 Challan.
• Slot Booking: Pick a date and time for the physical visit.

Reality Check: The Kaveri server is notorious for being "Down" during working hours. Try doing the data entry late at night (post 10 PM) or early morning (6 AM) for a smooth experience.

4. Stamp Duty & Registration Charges in Bangalore (2026)

Bangalore has some of the highest property taxes in India, rivaling even Pune's high rates. As of 2026, here is what you pay:

Example Calculation:
If you buy a flat for ₹1 Crore:
Stamp Duty (5%) = ₹5,00,000
Cess (10% of SD) = ₹50,000
Registration Fee (1%) = ₹1,00,000
Total Cost = ₹6,50,000 (This is over and above the property price!).

5. The SRO Visit: What Really Happens?

On the day of registration, you must visit the Sub-Registrar Office. This is where the digital world meets the physical bureaucracy.

The "Token" System

Even if you have an appointment slot for 11:00 AM, you might not get in until 1:00 PM. The SROs in high-growth areas like Mahadevapura or Yelahanka are overcrowded.
Tip: Reach 30 minutes early. Carry water. There is rarely seating available for everyone.

The "Witness" Requirement

You need two witnesses. They must have their original Aadhaar cards.
Who can be a witness? Any adult. Friends, colleagues, or relatives.
Who usually is a witness? In many cases, the builder's staff or the broker acts as a witness. But it is better to have someone from your side for safety.

Biometrics & Photos

You (Buyer) and the Seller will stand before a webcam. Your thumb impression is scanned. This photo is permanently printed on your Sale Deed.
Dress Code: There is no official dress code, but this photo is forever. Maybe don't wear your gym clothes.

6. The "Scanning Fees" Scam

Once the registration is done, you might be asked to pay "Scanning Charges" or "Data Entry Fees" in cash.
Official Rule: There are NO cash charges inside the SRO. Everything is paid online via Kaveri 2.0.
Reality: Touts or sometimes even staff might ask for ₹500 - ₹2000 as "speed money" to handover the document receipt quickly. Whether you fight this or pay for peace of mind is your call, but know that it is not official.

7. Post-Registration: The Most Ignored Step

Walking out of the SRO with the Sale Deed does not mean the work is done. You are 90% there. The last 10% is critical.

Mutation (Khata Transfer)

You must apply to BBMP to transfer the Khata from the Seller's name to your name.
Why? Unless the Khata is in your name, you are not the taxpayer in the government's eyes. If you want to sell the property 5 years later, you will struggle if the Khata is still in the old owner's name.

Encumbrance Certificate (EC)

Apply for a fresh EC (Form 15) after 15 days. It should reflect the transaction—showing that the property moved from Seller X to Buyer Y on this date. This is the final proof that the system has recorded your ownership.

8. Buying Resale Flats: The "Chain of Documents"

If you are buying a resale flat in an older area like Koramangala, you need the "Chain of Documents".
This means you need not just the current Sale Deed, but the previous Sale Deeds dating back 30 years (or as far as possible).
Mother Deed: The very first document that established ownership of the land. If this is missing, banks won't fund the purchase.

9. Agent vs. Lawyer vs. DIY: Who Should You Hire?

This is the million-dollar question. In Bangalore, the registration ecosystem is dominated by "Middlemen". Here is the breakdown of your options:

Option A: The Real Estate Agent (Broker)

Most brokers will offer to "handle everything" for a fee of ₹10,000 to ₹25,000.
Pros: They know the SRO staff. They can cut the line. They handle the "scanning fees" negotiation.
Cons: They are expensive. They often don't check the legal validity of the documents; they just care about the transaction happening.

Option B: The Property Lawyer

A lawyer charges for "Legal Opinion" (checking the title) and "Drafting" (writing the Sale Deed).
Pros: You are legally safe. They will ensure clauses like "Indemnity" are in your favor.
Cons: Most lawyers won't come to the SRO with you. You are on your own for the biometric queue.

Option C: DIY (Do It Yourself)

With Kaveri 2.0, this is theoretically possible.
Pros: Zero cost. Full control.
Cons: If the SRO officer raises a technical objection (e.g., "The PID on the Khata doesn't match the tax receipt"), you might not know how to argue. You might end up making 3-4 trips.

Our Advice: Hire a lawyer for the paperwork (Drafting & Verification). Use a local deed writer or clerk at the SRO (they charge ₹500-₹1000) for the data entry if you find the online portal confusing. Don't pay exorbitant fees to brokers just for standing in line.

10. Conclusion: Don't Be Lazy with Paperwork

Property registration in Bangalore is tedious, expensive, and exhausting. But it is the most expensive purchase of your life. Do not depend entirely on your broker or builder.

Read the draft Sale Deed yourself. Check the spelling of your name. Check the PAN numbers. A small typo in the Sale Deed requires a "Rectification Deed" later, which means going through this entire SRO process again.

Take control. Verify the Khata. Pay the TDS. And once you get that registered document in your hand, go home and celebrate. You have survived the Bangalore Real Estate Jungle! Not ready to buy yet? Check our Bangalore Rental Guide to survive the rental market meanwhile.