East Bengaluru buyer answers

How do I register a flat on Kaveri 2.0, step by step?

By , acre&key · Published · Updated

By Gaurav Mongia, acre&key · Published 16 Oct 2026 · Updated 16 Oct 2026

Direct answer: Karnataka property registration runs through the Department of Stamps and Registration and its Kaveri online services. You typically prepare the deed with your lawyer, pay stamp duty and registration fees as assessed, book a slot, and complete biometrics at the sub-registrar. Kaveri 2.0 screen labels change, so follow the live portal rather than an old screenshot.

Disclosure: acre&key’s advice is free to buyers; we are an authorised sales partner for some projects and may be paid by the developer.

Verify with your lawyer: This page is general guidance from the RERA Act and related public sources, not legal advice. Have your own property lawyer review the documents for your specific flat before you sign or pay.

Verify with your CA: Tax, TDS, stamp duty and loan-interest treatment depend on your facts. Confirm with a chartered accountant before you rely on any figure on this page.

Registering the sale deed is the moment the flat becomes yours on the public record. In Karnataka, that work sits with the Department of Stamps and Registration (IGR) and the Kaveri online services stack. "Kaveri 2.0" is how many buyers refer to the newer online flow. Menu names and form numbers on the portal have changed before and will change again, so read the steps below as a list of tasks, not exact button names.

Official starting points:

If a third-party site offers to "register for you" against an upfront fee that isn't stamp duty or the statutory registration fee, pause.

What should I prepare before touching the portal?

Work with your lawyer on the draft sale deed first. The portal doesn't replace legal drafting. If you're unsure which document does what, see allotment letter vs agreement vs sale deed. Collect:

  1. Final agreed deed text, with seller or promoter and buyer details matched to KYC
  2. PAN and identity proofs for all executants
  3. Property schedule, prior deed references, and the EC and title pack your lawyer used
  4. RERA-linked project documents where the seller is a promoter
  5. Loan NOC or banker details if a mortgage is being created on registration day
  6. Payment capacity for stamp duty and registration fee as assessed for your instrument

Duty and fee amounts are notified by the State and can change. Look them up for your instrument and guidance value on the official portals, or have your lawyer or CA work them out. Any percentage printed here could be out of date by next month. Our list of costs beyond the base price shows where they fit in your budget.

What does a typical registration sequence look like?

For most Bengaluru buyers the sequence runs like this:

  1. Deed drafting and negotiation with your lawyer and the promoter's or seller's counsel.
  2. Stamp duty payment through the authorised digital or physical channels the IGR/Kaveri system accepts for your case (e-stamp and online payment options appear on the official portals; confirm which are live on the day). For the Digital e-Stamp flow itself, see how Karnataka Digital e-Stamp works.
  3. Online application / data entry on Kaveri for the deed type you are registering.
  4. Appointment / slot at the jurisdictional sub-registrar office.
  5. Appearance of parties (or lawfully authorised POA holders) with originals for biometrics and photo as required.
  6. Payment of registration fee as assessed.
  7. Admission and registration of the document; collect the registered deed or the download link the office provides.

If a step looks different on the day (a new CAPTCHA, a renamed menu), use the portal's own help text or ask at the SRO counter instead of guessing.

How do I know which sub-registrar office has jurisdiction?

Jurisdiction follows the property's location rules used by IGR, not your office address in Manyata or your rented house in HSR. Your lawyer or the portal's property identifiers (survey number, PID, apartment schedule) should point to the correct SRO. Registering in the wrong office wastes a slot.

What if one party is an NRI?

POA attestation and adjudication rules apply. For registration day, the sub-registrar will want the POA chain to be in the form Karnataka accepts. Confirm attestation requirements with your lawyer before booking the slot.

How does RERA timing interact with registration?

Section 17 sets the promoter's duty to execute the conveyance within set timelines after the OC (s.17). Section 13 already required a registered agreement for sale before large advances (s.13). Registration of the sale deed is a later step. "We registered the agreement" doesn't mean "title has passed". Both are registered instruments; they do different jobs.

What should I double-check on the registered deed?

Before you leave the office, or before you file the final scan:

  • Names and photographs match the parties
  • Flat number, undivided share and schedule are correct
  • Consideration matches what you paid and what stamp duty was paid on
  • Mortgage or bank clauses appear if a loan was disbursed
  • Pages are complete; no annexure missing

Fixing a wrong schedule later is painful. Catch it immediately.

East Bengaluru notes

Apartment registrations in Whitefield, Sarjapur Road, Marathahalli, Bellandur and KR Puram can involve promoter signatories, bank representatives and co-buyers in one slot. Arrive with extras of every ID. If the project's OC is still pending, ask your lawyer whether registering the sale deed now makes sense for you; see why OC and CC matter. That's a legal call, not a portal one.

A cautious step list you can take to your lawyer

  1. Open https://kaveri.karnataka.gov.in/ and https://igr.karnataka.gov.in/ and note which login/citizen services are offered today.
  2. Confirm stamp duty and registration fee for your deed type using official calculators or the SRO assessment, not a forwarded WhatsApp chart.
  3. Enter application data exactly as in the deed.
  4. Book the SRO slot with all executants' availability.
  5. Carry originals, POA if any, loan papers, and payment proofs.
  6. After registration, store the deed safely, then apply for khata transfer or mutation (a separate process).

Why doesn't this page show screenshots or a fee chart?

Kaveri 2.0 screens change, and a screenshot can be out of date within weeks. A stamp-duty percentage needs a dated government notification behind it. If a consultant shows you a photocopied fee chart, ask for the government notification or the portal assessment printout.

Frequently asked questions

Is Kaveri 2.0 mandatory for every flat registration in Bengaluru?

Online services are the State's channel for much of the workflow, but requirements can depend on deed type and office practice. Start from the official Kaveri and IGR sites and follow the SRO's instructions for your instrument.

Can I register without my lawyer present?

Some buyers do, but it's rarely wise for a first flat. Drafting and schedule errors are costly. The portal does not replace legal review.

Do I need the occupancy certificate before sale-deed registration?

Often lenders and prudent buyers want OC clarity, but the exact sequencing is fact-specific. Ask your lawyer for your project; RERA section 17 links conveyance duties to OC timelines for promoters.

What if the Kaveri site is down on my slot day?

Keep payment proofs and application references. Contact the SRO help contacts published on the IGR/Kaveri sites. Do not pay a middleman who claims a private workaround.

Are stamp duty and registration fee the same thing?

No. Stamp duty and registration fee are separate statutory charges. Confirm both on official sources for your deed. Our Digital e-Stamp guide covers online stamp-duty payment.

References

  1. Kaveri Online Services (Karnataka). https://kaveri.karnataka.gov.in/, accessed 16 Oct 2026.
  2. Department of Stamps and Registration, Karnataka (IGR). https://igr.karnataka.gov.in/, accessed 16 Oct 2026.
  3. Real Estate (Regulation and Development) Act, 2016, ss. 13, 17. https://rera.karnataka.gov.in/resources/staticpage/Real_Estate_Act.pdf, accessed 16 Oct 2026.
  4. Karnataka RERA portal. https://rera.karnataka.gov.in, accessed 16 Oct 2026.

About the author

Gaurav Mongia (Market Strategy · Product · Tech, acre&key) is building data-driven evaluation models to give buyers absolute clarity. He is part of the acre&key team, each of whom has navigated Bangalore's property market personally.

This page explains public rules and processes. It isn't legal or tax advice. acre&key gives buyers advice for free. We are an authorised sales partner for some projects and may be paid by the developer.

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