If you have bought or sold property in Karnataka anytime recently, you have almost certainly used Kaveri Online Services, whether you registered a sale deed, downloaded an Encumbrance Certificate, or simply checked a guidance value. It is the single portal that runs nearly every property-related transaction in the state today. Here is what it does, what has changed in 2026, and how to use it well.
Kaveri Online Services is the official digital platform of Karnataka's Department of Stamps and Registration. Originally launched in 2018, it was upgraded to Kaveri 2.0 to offer faster processing, stronger data validation, and end-to-end digital services, cutting typical registration time at the Sub-Registrar Office down to a fraction of what it used to take.
What You Can Do on Kaveri Online
The portal is a single window for most property-related government services in Karnataka:
- Guidance value search, to check the government-notified minimum value for a property before finalising your purchase price
- Stamp duty and registration fee calculator, to estimate your exact statutory costs before signing anything
- Encumbrance Certificate (EC) download, showing whether a property has any recorded loans, mortgages, or legal claims
- Certified copies of previously registered documents
- Document registration and SRO appointment booking, so you can pre-fill your data online and spend only a short window at the Sub-Registrar Office for biometric verification and signatures
- Digital e-stamping, generating a secure, QR-coded e-stamp certificate without visiting a bank or treasury
- Mutation status checks and property valuation lookups
What Is New in 2026
Karnataka has fully transitioned to digital e-stamping, so there is no longer any need to buy physical stamp paper for most transactions, the e-stamp is generated directly as a secure PDF within your registration application. The portal is also now tightly integrated with e-Khata under the GBA's e-Aasthi system, meaning Kaveri 2.0 will not process a sale deed registration within GBA limits unless a verified e-Khata reference number is attached. This makes checking your e-Khata status a mandatory first step before you even start the registration process, not an optional extra.
How to Register and Use the Portal
- Visit the official portal and select 'Register as New User.'
- Enter your name, email ID, and mobile number, then verify via OTP and set a password.
- Log in and choose the service you need, guidance value search, stamp duty calculator, EC download, or document registration.
- For EC requests, enter property details such as district, taluk, survey number, or site number, select your search period, and pay the applicable fee online.
- For registration, fill in transaction details, upload documents, pay stamp duty and registration fees, and book your Sub-Registrar Office appointment slot.
How to Download an Encumbrance Certificate
Log in, navigate to the EC or Online EC section, enter your property details and the registration period you want covered, and pay the applicable fee online. Once the Sub-Registrar digitally signs the request, you can download the EC as a digitally signed PDF directly from your applications. Keep in mind that online EC records generally cover transactions from April 1, 2004 onward, so properties with older transaction history may still require a manual search at the Sub-Registrar's office.
Things to Watch For
Guidance value is calculated by the government, not the market rate, so do not confuse the two when budgeting for stamp duty. If your appointment slot is unavailable, try again after a couple of days, since Sub-Registrar Offices tend to see heavier demand from March to June. If your EC is not showing up online, double check that your survey number is entered correctly, since even a small error can return no results.
