Kaveri Portal Online Guide – Karnataka Property Registration and Encumbrance Certificate

The Kaveri portal is the starting point for every property registration, encumbrance search, and stamp duty calculation in Karnataka. Understanding how to navigate it — particularly for encumbrance certificates that form a core part of property due diligence and home loan processing — is essential knowledge for any Karnataka property buyer or lender.

This page covers:

• What the Kaveri portal is and who operates it
• Key services available on Kaveri
• How to search property details on Kaveri
• How to obtain an encumbrance certificate (EC) online
• How to calculate stamp duty and registration charges
• How to book a Sub-Registrar office appointment
• How to track document registration status
• Stamp duty rates in Karnataka 2026
• How Kaveri records connect to home loan due diligence

The Kaveri portal (kaveri.karnataka.gov.in) is the Inspector General of Registration (IGR), Karnataka's official online platform for property registration services. Named after the Kaveri river, the portal provides digital access to the state's registration records and associated citizen services.
 

The Kaveri system works alongside the Bhoomi portal (for revenue/ownership records) to provide the two essential pillars of Karnataka property verification:

• Kaveri → Registration records (sale deeds, gift deeds, encumbrance certificates, stamp duty)
• Bhoomi → Revenue records (RTC/Pahani, mutation, tenancy)

Together, these two portals provide everything needed for thorough Karnataka property verification before purchase or home loan application.

1. Visit kaveri.karnataka.gov.in 
2. Click 'Property Search' or 'Document Search' from the main menu
3. Select your search method:
   • By Survey Number — most precise for land parcels
   • By Party Name — search all transactions involving a specific individual
   • By Document Number — for a specific known registered document
4. Select the relevant Sub-Registrar Office jurisdiction and enter the period (e.g., last 30 years for a full title search)
5. View the list of matching registered documents — each entry shows document type, date, parties, and property details

The EC is the most important Kaveri service for property buyers and lenders — it shows all registered transactions against a property for the specified period:

1. Visit kaveri.karnataka.gov.in
2. Click 'Encumbrance Certificate' from the main services
3. Select the District and Sub-Registrar Office for the property's location
4. Enter the property's survey number, village, hobli, and taluk
5. Specify the period for which the EC is needed — for home loan due diligence, typically 15-30 years minimum
6. Pay the applicable EC fee online
7. Download the EC — it will show all sale deeds, mortgage deeds, gift deeds, court attachments, and other registered transactions against the property in the specified period

An EC free from adverse entries (mortgages, court attachments, or disputed sale deeds) is a key requirement for clean title verification.

1. Visit kaveri.karnataka.gov.in
2. Navigate to ‘Stamp Duty Calculator’
3. Enter the property type (residential flat, plot, commercial)
4. Enter the property location (urban, rural)
5. Enter the consideration amount (sale price or guidance value, whichever is higher)
6. The calculator displays: applicable stamp duty, surcharge, cess, and registration fee

Rates are subject to revision — verify current rates using the Kaveri stamp duty calculator for the specific transaction value and location before executing any document.

1. Log in to kaveri.karnataka.gov.in with your citizen credentials
2. Navigate to ‘Appointment Booking’
3. Select the relevant Sub-Registrar Office and preferred date
4. Confirm the appointment — a reference number will be issued
5. Attend the SRO at the appointed time with all original documents and parties for biometric verification and signing

For home loans on Karnataka properties, lenders' empanelled lawyers use the Kaveri portal for:

• Encumbrance certificate — to verify no outstanding mortgages, prior sale deeds, court attachments, or disputed claims against the property
• Document search — to confirm the chain of title through registered deeds
• Stamp duty verification — to confirm stamp duty was correctly paid on prior transactions

A property with a clean Kaveri EC (no adverse entries), a clear chain of registered sale deeds, and correctly paid stamp duty throughout its transaction history is the most straightforward case for home loan legal approval.

Bajaj Finance offers home loans from 7.25% p.a.* with amounts up to Rs. 15 Crore* and tenures up to 32 years for Karnataka properties. Check your eligibility today.

The Kaveri portal is Karnataka's most important property transaction system — essential for anyone buying, selling, or taking a home loan secured against Karnataka property. Use the EC search and stamp duty calculator as your first two steps in any Karnataka property transaction.