Kaveri Online Services: Property registration and EC in Karnataka

In summary

Kaveri Online Services helps Karnataka property buyers access registration services, search property transactions and obtain Encumbrance Certificates (ECs). The portal also supports property valuation, fee payments and registration applications.

• Official portal: Access property-registration services through Karnataka's Kaveri 2.0 platform.
• Encumbrance Certificate: Check relevant registered transactions for a specified search period.
• Guidance value: Find government-notified property values for stamp-duty assessment.
• Registration charges: The applicable registration fee increased to 2% from 31 August 2025.
• Online services: Prepare documents, generate challans and book Sub-Registrar Office appointments.
• Property verification: Compare Kaveri records with registered deeds, revenue records and property approvals.

Before purchasing a residential property, review its ownership documents and recorded charges. You can then check your Home Loan eligibility with Bajaj Finance.

Kaveri is Karnataka's official digital platform for property-registration and related services, maintained by the Department of Stamps and Registration.

Kaveri 2.0 was implemented on 1 April 2023. It supports document registration, EC applications, certified copies and property valuation.

Kaveri and Bhoomi serve different purposes:

• Kaveri: Registered sale deeds, gift deeds, mortgages, ECs and registration-related services.
• Bhoomi: Revenue records, RTC/Pahani, mutation and landholding information.

These records support property verification but do not independently establish clear legal title.

Source: Karnataka Revenue Department, Annual Report 2023–24.

Last updated: 27th October 2026

Some services require login, while others are available to guest users.

Source: National e-Governance Division, Kaveri 2.0.

You can register on the Kaveri Online Services portal to access property-registration applications, EC requests and other citizen services.

1. Visit the portal: Open the official Kaveri Online Services website and select the available citizen registration option.
2. Enter personal details: Provide your name, contact information, address and other required details.
3. Verify your account: Complete the One-Time Password (OTP) or activation process using your registered contact details.
4. Create login credentials: Follow the portal's instructions to set up or activate your account.
5. Sign in: Use your registered credentials to access the available services.
6. Save your details: Retain application acknowledgements and transaction references.

Use a working mobile number and e-mail address for application updates. Do not share your password or OTP. If your account becomes inaccessible, use the official account-recovery facility. Authentication options may change as the portal is updated.

Source: Kaveri 2.0 Citizen User Manual, Centre for Smart Governance (January 2023).

Registered users can access several application-based services:

• Encumbrance Certificate: Search registered transactions, submit an EC application and download the issued certificate.
• Document registration: Enter property, party and instrument details for supported transactions, including sales and gifts.
• Appointment booking: Select an available Sub-Registrar Office (SRO) appointment.
• Certified copies: Request copies of eligible registered documents.
• Application tracking: Check the status of registration and certificate applications.
• Payment services: Complete supported payments and review transaction references.

Construction commencement certificates belong to the applicable planning or municipal approval process. They should not be treated as a confirmed standard Kaveri property-registration service.

Source: National e-Governance Division, Kaveri 2.0.

Document requirements vary by property and transaction type. Prepare these five categories before submitting a registration application.

• Main deed: The drafted sale deed, gift deed, conveyance deed or other relevant instrument. It should contain accurate party details, property information and transaction terms.
• Property and land records: Relevant Khata records, registered ownership documents and property identification details. Agricultural or revenue land transactions may require RTC/Pahani and mutation records.
• Approvals and tax records: Applicable sanctioned building plans, occupancy approvals and property-tax receipts. The required approvals depend on the property.
• Identity documents: Accepted identity proof for the parties and witnesses. PAN or Form 60 may be required under applicable rules. Aadhaar is not the only possible identification document for every purpose.
• Payment proof: Official challans, stamp-duty receipts and registration-fee acknowledgements linked to the application.

Keep original documents available for verification. A Khata or RTC supports record checks but does not independently prove ownership.

Source: Kaveri 2.0 Citizen User Manual, Centre for Smart Governance (January 2023).

You can search available registered property records through Kaveri's document-search or EC services.

1. Open the Kaveri Online portal.
2. Select the relevant property or document-search facility.
3. Choose the available search method, such as property details, party name or document reference.
4. Enter the district, registration office and requested property information.
5. Select the relevant search period.
6. Review matching entries or request an eligible certified copy.

For example, a buyer with an earlier registered sale deed can use its document number to help locate the corresponding transaction. Compare the results with the original registered documents. Matching names alone do not confirm that two records concern the same property.

Kaveri's property valuation service helps users find the government-notified value relevant to a property transaction.

1. Open the service: Visit Kaveri and select the available property-valuation facility.
2. Choose the location: Enter the district, taluk, hobli, village or locality details requested.
3. Select property type: Identify whether the property is residential, commercial, agricultural or another supported category.
4. Enter the area: Provide the correct measurement and unit.
5. Review the result: Submit the information and check the displayed valuation.

The guidance value assists stamp-duty assessment. It does not guarantee a property's selling price or the amount a lender will finance.

Source: Karnataka Revenue Department, Annual Report 2023–24.

You can check guidance value in Karnataka through the Kaveri Online valuation facility. Guidance value is the government-notified property value used for registration and stamp-duty assessment.

1. Open the Kaveri Online portal.
2. Select the property valuation or guidance-value service.
3. Choose the district, taluk, hobli and locality.
4. Enter the property identification and category details.
5. Provide the area and measurement unit.
6. Review the displayed guidance value.

Guidance values may change following government revisions. Check the current amount before finalising a transaction.

Bajaj Finance may separately assess property value during Home Loan verification.

An Encumbrance Certificate (EC) records relevant registered transactions identified for a property during a specified period.

1. Visit the official Kaveri portal.
2. Log in and select the Encumbrance Certificate service.
3. Enter the property identification details, such as survey number, site number or Khata number.
4. Select the location and search period.
5. Review the available registered entries.
6. Complete the certificate application and applicable fee payment.
7. Follow the required verification or e-sign process.
8. Download the issued EC when available.

What does an EC show?

The Kaveri 2.0 citizen manual identifies Form 15 for nil encumbrance and Form 16 where encumbrances are recorded. An EC does not independently establish ownership or prove that a property has no legal disputes or unregistered charges.

The required search period depends on the property and lender's legal assessment.

Source: Kaveri 2.0 Citizen User Manual, Centre for Smart Governance (January 2023).

You can estimate transaction charges through Kaveri's document-registration or stamp-duty assessment service.

1. Visit the official Kaveri portal.
2. Select the relevant fee-calculation service.
3. Choose the transaction type, such as sale or gift.
4. Enter the property category and location.
5. Provide the consideration and required valuation details.
6. Review the stamp duty, registration fee, cess and surcharge.

Different instruments attract different charges. The applicable valuation rules also affect the amount payable. Confirm the final figures before completing payment.

The Karnataka Stamp Act, 1957 provides the applicable stamp-duty framework. The standard conveyance duty is 5%, with specified concessions for qualifying first sales of flats or apartments.

The first-sale concession must satisfy the relevant statutory conditions. Confirm its current availability and application through Kaveri before relying on a reduced rate.

Surcharges and additional duties may also apply.

Source: Karnataka Stamp Act, 1957, as amended (India Code).

What changed in the registration fee?

Karnataka increased the applicable ad valorem registration fee from 1% to 2%, effective 31 August 2025.

The old Rs. 15,000 maximum should not be treated as a universal current cap. The final amount depends on the document and applicable fee category.

Source: Karnataka Government Gazette, Notification RD/46/MNMU/2025 (August 2025).

You can book an available registration appointment through Kaveri Online Karnataka without visiting the SRO merely to schedule the slot.

1. Open the Kaveri Online portal.
2. Sign in to your citizen account.
3. Select the relevant document-registration application.
4. Enter the property, party and deed details.
5. Confirm the applicable registration office and charges.
6. Choose an available appointment date and time.
7. Save the booking acknowledgement.
8. Attend the SRO with the required original documents and relevant parties.

An online appointment does not replace statutory registration formalities. Slot availability depends on the office. Book early enough to prepare documents and accommodate possible changes.

Source: Kaveri 2.0 Citizen User Manual, Centre for Smart Governance (January 2023).

A challan records payment details for an applicable government fee or transaction.

1. Open the Kaveri Online portal and select the relevant challan or application-payment service.
2. Choose the payment purpose.
3. Enter the requested applicant and office details.
4. Review the applicable fee.
5. Generate and save the challan reference.
6. Complete payment through the available approved method.

The precise options depend on the selected service. Retain the acknowledgement and check its status before making another payment if the first transaction remains pending.

How to verify challan payment status on Kaveri Online?

1. Open the official Kaveri portal.
2. Select the relevant challan or payment-status facility.
3. Enter the challan application number or payment reference.
4. Submit the details and review the status.
5. Save the confirmation for future enquiries.

If the bank has debited an amount without portal confirmation, verify the transaction before paying again.

Source: Kaveri Online Services – Official Portal.

You can track supported applications using your Kaveri account and application reference.

1. Sign in to the portal.
2. Open the application dashboard or saved applications.
3. Select the relevant registration, EC or certified-copy request.
4. Review its status and any pending requirements.
5. Keep the acknowledgement for follow-up.

A submitted application is not the same as a completed registered deed. Confirm that registration has been completed before relying on it.

The Kaveri office-location service helps identify the SRO responsible for a property transaction.

1. Open the official Kaveri portal.
2. Select the available SRO-location facility.
3. Enter the district, village, road or hobli details requested.
4. Search for the relevant office.
5. Check its address and jurisdiction before booking an appointment.

The correct SRO depends on the property's registration jurisdiction, not merely which office is nearest.

Kaveri also provides marriage-related registration services.

1. Open the official portal.
2. Select the available marriage-registration or office-location service.
3. Enter the requested residence or location details.
4. Review the matching office information.
5. Confirm the required documents and appointment process.

Marriage-registration requirements depend on the applicable law. Some procedures require in-person appearance and witnesses.

Source: National e-Governance Division, Kaveri 2.0.

Kaveri records can support property due diligence when applying for a Home Loan in Karnataka.

Lenders may review:

• Encumbrance Certificate: Identifies relevant registered transactions during the selected period.
• Registered deeds: Help establish the recorded chain of property transfers.
• Certified copies: Support verification of earlier registered instruments.
• Registration records: Help verify relevant stamp-duty and registration details.
• Other documents: Municipal Khata, RTC, mutation and building approvals, where applicable.

A clean EC does not guarantee clear title or home loan approval.

How can a buyer use Kaveri before purchasing?

Ananya, a 33-year-old salaried professional in Bengaluru, plans to purchase an apartment. She checks the seller's registered deed and obtains an EC for the period needed for legal review. If a mortgage appears, she requests the relevant loan-closure and discharge documents.

She also checks applicable municipal and building records before proceeding. This helps prepare the documentation without treating the EC as conclusive proof of ownership.

Bajaj Finance offers Home Loans for eligible residential property purchases, subject to applicant and property assessment.

The final loan terms depend on eligibility, financial profile and property verification.

You can explore a Bajaj Finance Home Loan, review Home Loan interest rates and check your Home Loan eligibility.

Terms and conditions apply.