What You Pay on Top of the Price in Bengaluru
The price in the agreement is only part of the cost. In Bengaluru, most premium buyers pay about 7.6% more in government charges alone, before GST, loan fees, legal fees and interiors.
Karnataka doubled the registration fee from 1% to 2% on 31 August 2025, so older estimates you may find online understate the cost.
| Charge | Rate (October 2026) | Charged on |
|---|---|---|
| Stamp duty | 5% above ₹45 lakh; 3% from ₹20 to ₹45 lakh; 2% up to ₹20 lakh | Higher of price and guidance value |
| Cess | 10% of the stamp duty | Stamp duty amount |
| Surcharge | 2% of the stamp duty in city limits; 3% outside | Stamp duty amount |
| Registration fee | 2% (1% until 30 August 2025) | Higher of price and guidance value |
| GST, under construction only | 5%; 1% for affordable homes | Price paid to the developer |
| Khata transfer | Commonly 2% of the stamp duty, subject to a minimum | Stamp duty amount |
The 2% and 3% stamp duty bands for lower-value properties do not apply to every type of transaction. If your property is under ₹45 lakh, confirm the rate with your lawyer.
A ₹1.5 Crore Resale Flat in Bengaluru
Assume the guidance value is lower than the price, so charges are calculated on ₹1.5 crore.
| Charge | Amount |
|---|---|
| Stamp duty (5%) | ₹7,50,000 |
| Cess (10% of duty) | ₹75,000 |
| Surcharge (2% of duty) | ₹15,000 |
| Registration fee (2%) | ₹3,00,000 |
| Government charges | ₹11,40,000 (7.6%) |
If the same home were bought under construction, add GST of 5%, or ₹7,50,000, making about ₹18.9 lakh before legal, loan and interiors costs. A ready home with an occupancy certificate avoids GST entirely.
Ways to Avoid Overpaying
- Check the guidance value for the property before you agree a price. If it is higher than your price, you will pay stamp duty on the guidance value.
- Compare ready and under-construction homes on the full cost, including GST, not on the price per square foot.
- Budget for interiors and society deposits early. They are often the largest costs after stamp duty.
- Do the legal checks before the token. A title or e-khata problem found late costs far more than the lawyer's fee.
- NRIs: pay only through NRE, NRO or FCNR accounts and keep the paper trail. See our NRI guide.
Frequently Asked Questions
How much are stamp duty and registration charges in Bangalore in 2026?
For homes above ₹45 lakh: 5% stamp duty, plus a 10% cess and a 2% surcharge on that duty within Bengaluru city limits, plus a 2% registration fee. Together that is about 7.6% of the property value.
When did the registration fee in Karnataka change to 2%?
The registration fee was doubled from 1% to 2% of the property value with effect from 31 August 2025.
Is stamp duty charged on the agreement value or the guidance value?
On whichever is higher: the price in your sale agreement or the government guidance value for the property.
Do I pay GST on a ready-to-move flat?
No. GST applies only to under-construction homes. Once the building has an occupancy or completion certificate, no GST is charged on the sale.
How much GST is charged on an under-construction flat?
5% of the price for most homes, or 1% for affordable homes priced up to ₹45 lakh with a carpet area up to 60 sq m in metro cities like Bengaluru. Developers cannot claim input tax credit at these rates.
What other costs should I budget for besides stamp duty?
Legal fees for title checks, home loan processing fees, khata transfer, brokerage on resale purchases, society deposits and interiors. The calculator lets you add each one.