Stamp duty on a ₹2 crore flat in Bangalore is about ₹13.2 lakh once you add the cess, the urban surcharge and the registration fee. That is 6.6% of the value. It is not on the developer's cost sheet and it falls due on registration day. Here is the sum, line by line, so you can budget for it before you book.
What is the stamp duty on a ₹2 crore flat in Bangalore?
Karnataka charges stamp duty in slabs: 2% on a property up to ₹20 lakh, 3% from ₹20 lakh to ₹45 lakh and 5% above ₹45 lakh. A ₹2 crore flat sits in the top slab, so the rate is 5%. A cess of 10% of that duty and a surcharge of 2% of that duty apply in Bengaluru's urban limits, and registration is a flat 1% of the value.
| Line | Working | Amount |
|---|---|---|
| Stamp duty | 5% of ₹2,00,00,000 | ₹10,00,000 |
| Cess | 10% of ₹10,00,000 | ₹1,00,000 |
| Urban surcharge | 2% of ₹10,00,000 | ₹20,000 |
| Registration fee | 1% of ₹2,00,00,000 | ₹2,00,000 |
| Total | 6.6% of the value | ₹13,20,000 |
Rates change, so confirm them on the state's Kaveri portal, kaveri.karnataka.gov.in, or with your lawyer or chartered accountant before you register. Our wider guide, stamp duty and registration charges in Karnataka, shows the same sum on real cost sheets.
What if the price is not exactly ₹2 crore?
At the same 6.6%, the figure scales with the value.
| Value of the flat | Duty, cess, surcharge and registration |
|---|---|
| ₹1.5 crore | ₹9,90,000 |
| ₹2 crore | ₹13,20,000 |
| ₹2.5 crore | ₹16,50,000 |
| ₹3 crore | ₹19,80,000 |
Duty is charged on the sale deed value or the government guidance value, whichever is higher. A developer's cost sheet may total more than the deed value, because GST and other charges are separate from the sale value. Ask your lawyer which figure goes into the deed.
How much cash do you need beyond the loan?
For a home above ₹75 lakh, the Reserve Bank of India's rules cap a home loan at 75% of the value. On ₹2 crore that is a loan of up to ₹1.5 crore and a down payment of ₹50 lakh. Add the ₹13.2 lakh and you need about ₹63.2 lakh of your own money, before GST on the instalments and the possession charges the cost sheet lists. Banks and lenders usually fund the property value, not the duty, so check your own lender's terms.
How does it affect the monthly budget?
The duty is a one time payment, not a monthly cost, but it takes cash that might otherwise sit against the loan. Paying it from savings keeps the loan at the lender's limit of 75%. Our worked table of home loan EMI on a ₹2 crore flat shows what the ₹1.5 crore loan costs each month at three illustrative rates.
When do you pay it?
You pay when the sale deed is registered at the Sub Registrar's office, once the home is ready and the developer calls you. The steps are in our guide to the property registration process in Karnataka. Cost sheets say stamp duty and registration are "extra at actuals" because they depend on the day's rates and the deed value.
Which Prestige homes sit near ₹2 crore?
Prestige now quotes ₹2.40 Cr onwards for Southern Star on Bannerghatta Road and ₹1.80 Cr onwards for Evergreen in Whitefield. These are starting figures before GST and other charges, and not the price of a particular flat. A flat's deed value depends on its size, floor and car parks. Use the Karnataka stamp duty tool on our calculators section with the figure from your own cost sheet.
What do people get wrong?
- Leaving it off the budget. The cost sheet ends at possession charges and never includes it.
- Assuming the loan covers it. It generally does not.
- Applying 5% alone. The cess, surcharge and registration fee take it to about 6.6%.
- Forgetting the khata. Transfer into your name is a separate step. Read A khata against B khata in Bengaluru before you book.
