The final step in sealing your dream home isn’t the handshake—it’s the stamp. In 2025, Bangalore’s property registration process is smarter and more digital than ever, but it still demands precision. This guide breaks down everything you need to know, from title checks to tax updates, so you can stamp, sign, and settle with confidence.

About the Series – Stamp, Sign, Settle

Buying a home in Bangalore? Exciting—yes. Confusing—definitely. That’s why we created this simple, no-jargon series Stamp, Sign, Settle to walk you through everything you need to know about registering a property in the city drawing upon our decade of experience in executing thousands of property transactions. From must-have documents and legal checks to stamp duty, timelines, and expert tips—each article breaks it down step by step.

You can view the previous article in series on Property Registration Charges here. Next in the series, we cover the topic which details the process for registration: the steps, timelines, things to take care of and some ready resources. Let’s get started!

Property registration is not just a legal formality—it’s the final and most critical step that confers ownership of a property to the buyer. In Bangalore, the process is streamlined yet demands meticulous attention to detail to avoid future disputes or delays. This comprehensive guide walks you through the preparation, registration process, timelines, precautions, and reliable resources to help you navigate the system confidently.

Pre-Work to Registration

Before heading to the Sub-Registrar’s Office, a lot of groundwork needs to be done to ensure the transaction is legally sound and hassle-free. Here are the key pre-registration steps:

1. Title Verification

Ensure that the seller has a clear and marketable title to the property. Engage a legal professional to verify ownership records over the past 30 years, checking for issues like inheritance claims, court disputes, or joint ownership complications.

2. Encumbrance Certificate (EC)

An EC provides a record of all registered transactions related to the property. A “NIL” certificate indicates that the property is free of loans or legal liabilities. You can obtain this certificate online via the Kaveri portal.

3. Khata Certificate and Khata Extract

The BBMP or BDA issues the Khata, an essential document that recognizes the property in the municipal records. The certificate is proof of ownership, and the extract contains property details. Without a proper Khata, you can’t pay property tax or seek building approvals.

4. Tax Clearance

Ensure that all municipal property taxes have been paid by the seller. Ask for the latest tax paid receipt from BBMP or the concerned authority.

5. Building and Layout Approvals

Verify if the layout is approved by BDA, BMRDA, or BBMP. For flats or houses, ensure authorities sanctioned the building plans and the builder constructed them as per regulations. This is especially crucial for avoiding demolition notices or denied occupancy certificates in the future.

6. RERA Registration (if applicable)

For new or under-construction properties, confirm the project is registered with the Karnataka Real Estate Regulatory Authority (RERA). This ensures the builder is compliant with state regulations and adds an extra layer of protection for buyers.

The Property Registration Process

The government has largely digitized the property registration process in Bangalore, but it still requires an in-person visit. To make the process easier for citizens, the government has implemented an ‘Anywhere Registration’ system, under which the property registration can be done across any Sub-Registrar office in the district. Let’s go through the step-by-step breakdown of the process:

Step 1: Verify documents and execute Sale Agreement

Prepare and execute the sale agreement between buyer and seller on a stamp paper, signed by both the parties. The agreement should contain the following information among others: property details, the agreed price, Terms and Conditions of Sale, Payment Schedule and possession date, Penalty clauses for non-compliance. The property has to be registered within 4 months of execution of the Sale Agreement.

Also note that the government made E-Khata mandatory starting September 30, 2024, so ensure that the seller has this document before proceeding with the registration.

Step 2: Online Pre-Registration on Kaveri Portal

Property registration in Bangalore has been streamlined with the introduction of online registration services, making the process more convenient and efficient for property buyers and sellers. Follow the below steps for doing online registration. You can also visit the step-by-step guide by government for Kaveri portal here:

1. A. Visit Kaveri Online Services
   
   B. Create an account or log in using your credentials.
   
   C. Use the Pre-Registration Data Entry (PRDE) module to input details like:
   – Seller and buyer names and address
   – Property Details
   – Consideration value (sale price)
   
   D. The system auto-calculates stamp duty and registration charges based on market and guidance values.

Step 3: Paying Stamp Duty and Booking an Appointment

After you make the payment and fix the appointment date, you have to deposit the amount to authorities. We have covered in detail about the registration charges in a separate blog post which you can refer to here.

• Pay the calculated fees online or through designated bank branches.
  
• Choose your Sub-Registrar Office (SRO) and book an appointment slot for the in-person visit.
  

Step 4: Visit to the Sub-Registrar’s Office

Once the payment has been made and the appointment date is fixed at the SRO, both the buyer and seller need to visit the Sub-Registrar office for document verification and signing of the documents. Try to get the appointment for weekday rather than a weekend which is crowded. Before going to the office ensure that:

• There are two witnesses along with you when you visit the registrar office.
  
• Carry all original documents including the Sale Deed, ID Proofs (PAN, Aadhar), proof of payment, EC and appointment slip.
  
• At the SRO:
  
  • A biometric verification will be done (photograph and fingerprint).
    
  • The Sale Deed is signed in the presence of the Sub-Registrar.
    
  • The Sub-Registrar stamps and registers the document, and the buyer receives the registration acknowledgment.
    

Step 5: Post-Registration Formalities

The major work is now over, you have to now complete some auxiliary work to ensure that all other documents are in your name.

• After registering the property, the office will provide you with a digitally signed copy of the Sale Deed.
  
• Collect the hard copy from the office, usually within 3-5 working days.
  
• Initiate the Khata transfer to reflect the change in ownership.
  
• Update BBMP or panchayat property tax records and municipal utilities in your name.

Also consider taking Property Insurance. It’s not compulsory, but it helps you protect from unforeseen circumstances like fire, floods, theft or natural disasters.

⏱ Timelines Involved

Overall you should budget about 5-24 days in the registration process which is dependent on the multiple steps in the process. Here’s what you can expect at each stage:

This is a broad guideline based on our experience in the market, which can vary based on factors like policy changes, system availability, demand among others.

Things to Take Care

Property registration is irreversible and has long-term implications. Keep the following in mind:

• Ensure Matching Information: Double-check all names, addresses, and property details for consistency across documents and the online form. Also ensure that property has E-Khata, which has been made mandatory last year for all property registration.
  
• Bring Original Documents: Copies won’t suffice. Originals are required for verification at the SRO.
  
• Check for Legal Restrictions: Certain properties (like DC-converted lands) may have restrictions. Review government notifications or consult a property lawyer.
  
• Witness Preparation: Ensure that your witnesses bring valid photo IDs and are present for biometric recording.
  
• Avoid Last-Minute Errors: Any discrepancy at the SRO can delay or nullify the process, so verify all information ahead of time.
  

Resources and Useful Links

To ensure a smooth registration process, familiarize yourself with these government portals:

• Kaveri Online Services (Property Registration)
  https://kaverionline.karnataka.gov.in
  For online pre-registration, stamp duty calculator, and appointment booking.
  
• BBMP Khata Services
  https://bbmp.karnataka.gov.in/newkhata/
  For Khata transfer, verification, and property tax updates.
  
• RERA Karnataka
  https://rera.karnataka.gov.in
  To verify if a project is registered and track developer compliance.
  
• IGR (Inspector General of Registration) Karnataka
  https://igr.karnataka.gov.in
  For general information on property registration policies and updates.
  
• Step-by-Step guide to Kaveri Portal
  https://igr.karnataka.gov.in/storage/pdf-files/Kaveri2-Citizen_UserManual_Version2.pdf
  User Manual for Kaveri Portal

Final Thoughts

Property registration in Bangalore can seem daunting, but a structured approach and timely preparation can make it a seamless process. Always involve a legal professional, especially for high-value transactions or inherited properties, and utilize the government portals to stay informed and avoid delays.

The government’s move toward digital services like Kaveri Online is a big win for transparency and convenience—leverage it well for your property journey.

Simplify Your Journey with Settlin

If managing all these documents sounds daunting, consider Settlin’s zero‑brokerage, end‑to‑end property buying service. Getting legal opinion in the market would cost you ₹15,000 to ₹50,000, which Settlin provides free of cost. Experts at Settlin handle everything from property search and negotiation to full legal document verification, so you don’t have to worry about missing a single detail. With Settlin by your side, you can focus on planning your new life in Bangalore, while they take care of the paperwork.

Visit Settlin