Updated 17 October 2026. This guide covers the portal flow, the documents, the money, the timing rules and two 2026 changes: a Bill passed in August that would allow remote registration, and how e-khata integration now blocks some registrations. It does not repeat the stamp duty tables or land-record checks, which have their own guides linked below.

Before you start: is the property ready to register?

  • Title checked: at least the encumbrance certificate, the previous sale deeds and the RTC or khata history. How to pull them online: Bhoomi, Kaveri 2.0 and e-Khata: How to Check Karnataka Land Records Online Before You Buy (2026)
  • E-khata in place. The Greater Bengaluru Authority says e-khata was integrated with Kaveri from 1 October 2024 (Deccan Herald, 27 May 2026). In January 2026, five sub-registrars were suspended for registering sale deeds without the mandatory e-khata details (Deccan Herald, 4 January 2026). Khata types explained: A-Khata, B-Khata and e-Khata in Bengaluru (2026): What a Buyer Must Check Now
  • Money ready: stamp duty and registration fee are paid upfront. RBI's housing finance master circular says banks should not include stamp duty and registration in the property cost when calculating the loan-to-value ratio, except for homes costing up to ₹10 lakh.
  • Deed drafted: the sale deed should be drafted or vetted by a lawyer before you start the data entry.

Step-by-step: registering a sale deed on Kaveri 2.0

Screen labels change, but the flow described by Housing.com and Sobha's 2026 portal guide is consistent:

  • 1. Create an account on kaveri.karnataka.gov.in with your name, mobile number and email, and verify by OTP.
  • 2. Open 'Pre-Registration Data Entry and Appointment Booking' (PRDE) and choose Document Registration.
  • 3. Enter the document details: nature of document (sale deed), execution date, number of parties and page count.
  • 4. Enter each party: buyer and seller names as on their ID, PAN, address, and the ID proof each will bring. Flag any party represented by a power of attorney holder.
  • 5. Enter two witnesses with their ID details and tick which parties each witness identifies.
  • 6. Enter the property details and valuation. The portal works out market value from the guidance value and computes stamp duty and the registration fee.
  • 7. Upload the deed and supporting documents and save. The application shows under 'Pending/Saved Application'.
  • 8. Wait for the sub-registrar's office to review the data entry. The status changes to 'Approved by SR'.
  • 9. Pay the dues and the appointment booking fee online, then pick a date and time slot at your sub-registrar's office. You get an SMS confirmation.
  • 10. Attend the slot. Housing.com advises all parties and witnesses to arrive 15 minutes early with the originals of everything uploaded.
  • 11. At the office: the Kaveri 2.0 design, as Deccan Herald reported at launch in May 2023, keeps one visit, to give thumb impressions and photographs. The sub-registrar checks identities, the duty paid and the executed deed, then registers it. Registration data feeds the encumbrance index, and Kaveri is integrated with e-Aasthi so the khata mutation can start.

Documents required for property registration in Bangalore

  • The final sale deed (drafted, signed copies as required by the office).
  • Aadhaar and PAN of every buyer and seller. PAN is entered for each party during data entry.
  • ID proof for both witnesses, matching the ID chosen in the data entry.
  • Seller's title documents: previous registered sale deed or other title deed.
  • E-khata details for the property (GBA area).
  • Encumbrance certificate and latest property tax receipt.
  • For a new flat: the occupancy certificate and the builder's authority documents (joint development agreement and power of attorney, where the builder signs for the landowner).
  • Power of attorney, if anyone signs through an agent. The 2026 Bill would require the person who executed a power of attorney to prove they are alive.
  • Payment receipts and the appointment confirmation.

How much does registration cost? A worked example

On a flat above ₹45 lakh, plan for about 7.6% of the higher of the agreed price and the guidance value: 5% stamp duty, 2% registration fee (doubled from 1% with effect from 31 August 2025), 0.5% cess and 0.1% surcharge, per The South First. Rates, slabs and guidance-value rules are covered in Karnataka Stamp Duty and Registration Fee in 2026: What a Bengaluru Flat Really Costs

  • Illustrative ₹95 lakh flat, guidance value lower than the price:
  • Stamp duty 5%: ₹4,75,000.
  • Registration fee 2%: ₹1,90,000.
  • Cess 0.5% and surcharge 0.1%: ₹57,000.
  • Total: ₹7,22,000, or 7.6%.
  • If the deal is ₹50 lakh or more, the buyer also deducts 1% TDS from the payment to the seller. That is part of the price, not an extra cost.

Registering a new flat bought from a builder: what is different?

  • Timing: the builder must execute the conveyance deed within 3 months of the occupancy certificate, under Section 17 of the RERA Act (where local law is silent) and the Karnataka model agreement, once you have paid the total price.
  • Who signs: in a joint development, the builder often signs for the landowner under a registered power of attorney. Check that it is registered and covers your flat.
  • Khata: your flat needs its own e-khata before the deed can pass the Kaveri check. eAasthi 2.0 added a Bulk New Khata service from 25 September 2026 for creating flat records.
  • Stamp duty: the sale deed attracts full conveyance duty even though you paid 0.5% on the registered agreement for sale.
  • Stamp duty deposit: under the model agreement, if you do not deposit stamp duty and registration charges within the notice period, the builder can withhold registration until you pay.
  • NRI buyers can register through a power of attorney holder. Rules and documents: NRI Buying Property in Bangalore (2026): FEMA Rules, Taxes, Repatriation and Documents
  • Ready-to-move example on our site: Prestige Parklane Muddenahalli Village Hi Tech Defence Aerospace Park Phase 2 Near Strr Devanahalli

How long does registration take, and are there time limits?

  • Legal limit: under Section 23 of the Registration Act, a document other than a will must be presented for registration within four months of its execution.
  • Data entry and approval: depends on the sub-registrar's queue. Book the slot only after the status reads 'Approved by SR'.
  • The office visit itself: plan for part of a day. Guides quote anything from under an hour to several hours, so we do not give a single figure.
  • Encumbrance certificate afterwards: Housing.com says a digitally signed EC for the period from 1 April 2004 takes 3 working days.

How do you get the registered sale deed and certified copies?

Once registered, the deed carries the registration number and endorsement, and the document is scanned into the Kaveri system. Keep the original in a safe place; your bank will hold it if you take a loan. Certified copies can be obtained on Kaveri Online. Housing.com notes that Aadhaar-based e-signing is mandatory for a certified copy and lists a ₹25 search fee plus copying charges.

What changed in 2026?

  • Remote registration Bill: on 24 August 2026 the Karnataka Assembly passed the Registration (Karnataka Amendment) Bill, 2026, which would enable e-registration or remote registration of compulsorily registrable documents, without either party being physically present (The Hindu; Deccan Herald). A similar 2024 Bill had been reserved for the President's assent and was withdrawn.
  • Fraud controls in the same Bill: proof of life from the executant of a power of attorney, and power for sub-registrars to refuse registration where original records cannot be fetched electronically from integrated databases.
  • Certified copies through a centralised virtual distribution system, also in the Bill.
  • Status: we found no notification bringing the 2026 Act into force. Until it is notified, plan for the in-person visit.
  • Anywhere registration: an official Tumakuru district page says it was piloted in Bangalore in July 2011 and extended to all 42 Bangalore sub-registrar offices; Sobha's 2026 guide describes different district rules. Check the office options Kaveri shows for your property.

Common reasons a registration gets stuck