Property Registration in Bangalore Step-by-Step Guide Legalkart

Property Registration in Bangalore Step-by-Step Guide Legalkart

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LegalKart Editor
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Last Updated: Apr 25, 2024

Introduction to Property Registration in Bangalore

Buying a home is a big step, and in Bangalore, registering that property is key to making it officially yours. It's not just a formality; it's a legal necessity. Property registration in Bangalore involves a series of steps that validate the sale and transfer the property's title to your name. This process also ensures that the government has a record of your ownership, which is crucial for any future transactions or legal actions. You'll need to handle paperwork, pay fees, and perhaps even spend some time understanding the local real estate laws. The process might sound complex, but it's manageable once you know what to expect and prepare accordingly. So, whether you're a first-time buyer or adding to your property portfolio, understanding the ins and outs of property registration in Bangalore is your first step toward secure homeownership.


Documents needed for Property Registration

For property registration in Bangalore, you need to have your paperwork in order. It's not complicated. Here's what you need:

Title Deed: Shows you own the property. Get it from the seller.

Khata Certificate: Proves your property is in the municipal records. You can get this from the BBMP, BDA, or the panchayat office.

Encumbrance Certificate: No hidden debts or legal issues with your property? This certificate is a must and you get it from the sub-registrar’s office.

Property Tax Receipts: Show you're all good with taxes. Have the last few years' receipts ready.

Identity Proofs: Both the buyer and the seller need to show who they are. A photo ID should do the trick.

Sale Deed: This is a critical document. It's the official contract between you and the seller.

Conversion Certificate: If you're buying agricultural land that's been converted for residential use, you need this.

Building approval plan: Got a house or building on the land? The authorities have to have given it the thumbs up. Simple, right? Just gather these documents, and you're halfway through registering your property in Bangalore.



importance of Due Diligence before Property Registration

Jumping straight into property registration without doing your homework can lead you into murky waters. Here's the deal: due diligence is like your safeguard, ensuring you don't end up buying a property marred by legal troubles or encumbrances. Think of it as peeling the onion. You start with the surface - checking the property's title. Is it clear and free from disputes? Next, look at its history. Has it been transferred properly through the years? Don't ignore the encumbrance certificate. This little piece of paper tells you if the property is free from financial and legal liabilities.

And there’s more. The land use. Is the property zoned for your intended use? Imagine buying a dream spot only to find out it's agricultural land where you can't legally build your dream home. Each of these steps is crucial. Skipping them is like walking blindfolded on a busy road. You might make it across, or you might not. Due diligence before property registration is not just important, it’s essential. It's about making an informed decision, so you invest not just in property, but in peace of mind.

Step 1: Verifying the Property and Ownership Details

Before diving into the property registration process in Bangalore, the first crucial step is to verify the property and its ownership details. This means making sure the property you're eyeing doesn't have any legal issues, and the person selling it truly owns it. Start by asking the seller for the property's documents. These should include the title deed, which proves ownership, and past sale deeds, to trace the property's history. Check the Encumbrance Certificate for any outstanding loans or legal troubles tied to the property. This document can be obtained from the Sub Registrar's office where the property has been previously registered. It's your right to know what you're getting into, so don't skip this step. Taking the time now to thoroughly check these details can save you from big headaches later.

Important link for Bangalore Property 

Check Khata details:

Check RTC Details:

Check Land Records by registering yourself:


Step 2: Drafting the Sale Deed/Agreement

Drafting the sale deed or agreement is a crucial step in property registration in Bangalore. This document outlines the terms and conditions of the sale, acting as a formal agreement between the buyer and seller. To start, you'll need to hire a reliable lawyer who specializes in property matters. They'll ensure that the deed complies with all legal requirements and protects your interests. The deed must clearly mention the property details, payment terms, transfer of ownership, and any other conditions agreed upon. Both parties must agree on the contents before proceeding. Remember, a well-drafted sale deed can prevent future disputes, so don't rush this step. After the draft is finalized, it will need to be printed on stamp paper of the correct value, which is determined by the property's sale value. This is key to making the agreement legally binding and ready for the next stages of the registration process.

Step 3: Estimating Property Registration Charges and Stamp Duty

Before you can call a property your own, you'll need to pay two important costs: stamp duty and registration charges. Think of these as the government's way of making it official that you're the new owner. In Bangalore, stamp duty is a percentage of the property's value, and it can range from 1% to 7%, depending on the property's location, buyer's age, and type (whether it's a new build or a resale). Registration charges are on top of that, typically around 1% of the property's value. So, let’s say you're buying a house valued at ₹50 lakh. You could be looking at paying between ₹1.5 lakh to ₹3.5 lakh in stamp duty alone, plus an additional ₹50,000 for registration. It's a chunk of change, sure, but it's a crucial step in making your dream home officially yours. 

List of Stamp Duty and Registration Fees For Property Registration:


Description of document

Stamp Duty Fee
in Rupees

Registration Fee
in Rupees


Adoption Deed








Agreement relating to sale of immovable property




(i) with possession

5% on the Market Value



(ii) without possession

0.1% on Market value equal to the amount of consideration



(iii) Joint Development Agreement

1% Max. 15 Lakhs

1% Max 1,50,000


Agreement relating to Deposit of Title Deeds (D.T.D)

Min. 500,

Min 100


Cancellation of Instruments

a) Cancellation of any instrument previously executed on which stamp duty has been paid as per any article of the schedule


Same duty as on the original instrument 


Provided that if the original instrument is a conveyance on sale, then the stamp duty is as per article 20(1)



Rs.100 or 1% on Market value if it is cancellation of conveyance



b) In favour of Govt. or Local Authorities




c) In any other case




Conveyance (including flats/apartments)

5% on the market value+ Surcharge + additional duty



Conveyance by BDA / KHB

5% on Consideration shown in the document + Surcharge + Additional duty



Conveyance on Transferable Development Rights (TDR)

1% on Market value or consideration whichever is higher + Surcharge + Additional duty




5% on the market value on the higher value of the two + Surcharge + Additional duty







(i) If Donee is not a family member of donor

5 % on the market value+ Surcharge + Additional duty



(ii) If Donee is a specified family member of donor

Rs.1000 + surcharge & Additional duty

Rs.500 fixed


Lease of immoveable property / License




(i) Up to 1 year residential

0.5% on the average annual rent (AAR) + Advance + Premium + Fine.



(ii) Up to 1 year commercial and industrial

0.5% on the average annual rent (AAR) + Advance + Premium + Fine.

Rs. 5 for every Rs.1000/- or part thereof
Min Rs. 100


(iii) > 1yr < 10 years

1% on AAR + Advance + Premium + Fine 

Rs. 5 for every Rs.1000/- or part thereof


(iv) > 10yrs < 20 years

2% on AAR + Advance + Premium + Fine 

Rs. 5 for every Rs.1000/- or part thereof


(v) > 20yrs < 30 years

3% on AAR + Advance + Premium + Fine 

Rs. 5 for every Rs.1000/- or part thereof


Lease Only




(vi) > 30 yrs or perpetuity or not for definite term

As per Art 20(1) on Market value or AAR+ advance + premium + deposit + fine whichever is higher



Lease of immoveable property between Family members


Rs 1000/-

Rs 500/-






(i) If possession of property is given

5 % on the amount + surcharge



(ii) If possession of property is not given

0.5% + Surcharge

Maximum of Rs.10,000/-






(i)  For Non Agriculture (converted) Property situated in Municipal Corp. Or Urban Dev. Authorities or Municipal Councils or Town Panchayats area 

Rs. 1000 per share

Rs. 500/- per share


ii) Other than the above

Rs.500 per share

Rs.250 per share


(b) Agri Land

Rs.250 per share

Rs.50 per share


(c) Movable property

Rs.250 per share

Rs.100 per share


(d)Combination of above

Maximum of above per share

Maximum of above per share


Power of Attorney




For Regn. Of admission of execution of one or more documents




Authorizing one or more person to act in single transaction




Authorizing not more than 5 persons to act in more than one transaction or generally




Authorizing more than 5 and not more than 10 persons in more than one transaction or generally




When given for consideration and or coupled with interest and when authorising the attorney to sell any immovable property

5% on the market value or consideration amount whichever is higher



When given to a promoter or developer

1% on market value of Property or consideration whichever is higher.
Max.15 lakhs


Max 1.5 Lakhs


When given to persons other than father, mother, wife or husband, sons, daughters, brothers, sisters in relation to the executant, authorising such person to sell immovable property situated in Karnataka state

5% on the market value of the property



In any other case




Re-conveyance of mortgage property








(i) Where release is not between family members

5% on market value or consideration whichever is higher

1% on market value or consideration whichever is higher


(ii) Where release is between family members








(i) If disposition of property is not among the family members

5% on the market value + Additional duty

1% on the market value


(ii) If disposition of property among the specified family members

Rs.1000 + Additional duty



(iii) Revocation of Settlement




Surrender of Lease




Transfer of Lease




(a) Where the remaining period is less than 30 years

5% on the consideration 

1% on the consideration


(b) Where the remaining period is more than 30 years


5% on the market value

1% on the Market value






(i) Declaration of Trust- Concerning any money or amount conveyed by the author to the trust as corpus




(ii) Concerning any immovable property owned by the author  and conveyed to the trust of which the author is the sole trustee




(iii) Concerning any immovable property owned by the author and conveyed to the trust of which the author is not a trustee or one of the trustees.

5% ( under article No. 20(1))



(iv) Revocation of Trust

Max. Rs.200



Will deed




Cancellation of Will


Max. 200


Deposit of a Sealed Cover containing a will




a) Withdrawal of Sealed Cover


Rs. 200/-


b) Fee for opening sealed Cover


Rs. 100/-

Step 4: Making an Appointment for Registration

After getting all your documents ready, the next big step is making an appointment for registration. It’s simple. Head over to the Karnataka government's official property registration website. You'll find a section specifically for booking appointments. Click there. You will need to enter details like the type of transaction (selling, buying, etc.), property details, and personal information. Choose a date and time that works for you. Remember, it's better to pick a weekday, as weekends can get pretty crowded. Also, double-check all the details you enter. A mistake here could mean rescheduling, and you don’t want that. Once done, you'll get a confirmation. Print it out or save it on your phone. You will need to show this when you go for the registration. Easy, right? Now, onto the next step.

List of Some Important SRO with address in Bangalore

DRO Gandhinagar: Sub-Registrar Office, Gandhinagar,3rd And 4th Floor,  Annexue Building, Bangalore D.C. Office                                             Compound, Bangalore-560009. Email: 

DRO Jayanagar      Sub-Registrar Office Jayanagar, 12th Main Rd, 4th Block, Near Jayaagara Complex, Bangalore                                             Pincode-560041. Email:

DRO Basavangudi. Sub-Registrar Office, Basavanagudi, No. 183, 1st Floor, Poojyaya Arcade, Gandhibazar Main Road,                                      Basavagudi, Bangalore 560 004. Email: 

DRO Rajajinagar.     Sub-Registrar Office Rajajinagara, No.27/C, 3rd Main Road, Industrial Estate, Rajajinagar,                                                    Bangalore-560010

DRO Shivajinagar.   Sub-Registrar Office Shivajinagara, No. 122/2 3rd Floor Monarch Chambers Infantry Road                                                    Shivajinagar Nagar, Bangalore-560001

DRO Bangalore Rural. No.743, NH Complex, 1st Floor, Sri Balagangadharanath swamy main Road, Binnamangala,                                                 Nelamangala Town, Nelamangala, Bangalore Rural Dist-562123


Step 5: The Actual Registration Process

Once you've got all your documents in order and have calculated the charges, it’s time for the real deal: the actual registration process. First things first, you need to visit the sub-registrar office under whose jurisdiction your property falls. Make sure to bring all the necessary documents and copies you’ve prepared, along with the required fees. Here, you'll present your documents for verification. The officers will check everything to ensure it’s all in order. After they give the green light, you’ll proceed to pay the stamp duty and registration charges. This can be done via various payment methods including, but not limited to, cash, cheque, or Banker's cheque.

Next up, you’re going to need to have your fingerprints and photo taken. This is a crucial step for proving that it’s really you registering the property. This part is all about establishing your identity to ensure that the property is being registered to the right person.

Once the photos and fingerprints are taken, the documents are signed by the required parties. These include the buyer, the seller, and any witnesses. This part is critical because it's where everyone officially agrees to the transfer of property.

Finally, after signing, the sub-registrar will officially enter your property details into the government records. Congrats, your property in Bangalore is now officially registered in your name! Remember, the entire process might take a few hours, so patience is key. Also, having a little extra cash on hand for any unforeseen costs is always a smart move.


Post-registration Essentials: Understanding Your Responsibilities

After you've successfully registered your property in Bangalore, you might think the hard part's over, right? Well, hold on. There's more to handle post-registration, and it's not just about getting the keys and moving in. First off, ensure you get the original documents from the sub-registrar, including the sale deed. These papers are your ownership proof, so keep them safe. Next up, update property records. This means going to the local municipal office and getting your name entered as the new property owner in their books. It’s not just for formality. It ensures your property taxes are in your name, avoiding any future confusion or legal issues.

Also, don't forget about utility transfers. Electricity, water, and gas connections should now be under your name. You don't want to live in a new place with no utilities running or, worse, dealing with bills still under the previous owner's name. Lastly, consider property insurance. It’s not compulsory, but it’s wise. It protects your property from unforeseen damages like fire, theft, or natural disasters. Just bought a house? Great. Now make it officially yours in every sense by wrapping up these post-registration essentials.


Summary and Additional Tips for Smooth Property Registration

Registering a property in Bangalore doesn't have to be a headache. Keep it simple and follow these practical tips for a smooth experience. First, make sure all your documents are in order before you head to the registrar. This includes checking for the latest updates on required documents. You don't want any surprises there. Secondly, hiring a reliable lawyer or legal advisor can save you a lot of trouble. They know the ropes and can help guide you through the process efficiently. It's also smart to keep an eye on the current stamp duty and registration charges, as these tend to change. Budgeting for a little more than the current rates is a cautious approach. Lastly, ensure you have plenty of time on the day of registration. Rushing through this process is a surefire way to miss important details. With these tips in mind, registering your property in Bangalore can be a straightforward task.

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