Kaveri Online Services Portal Karnataka (Kaveri 2.0)

The Karnataka Government, in November 2018, launched the Kaveri Online Services portal. The portal’s primary aim is to make the registration process for an Encumbrance Certificate (EC) easier for the people of the state. When you want to obtain an EC, you have to simply log in to the portal and enter the details of the purchased or rented property. 

The online process makes it easier for individuals to upload documents on the website along with the application form. The application will then be sent to the sub-registrar for further formalities. You can also access the portal to check and verify the present owners of a prosperity and the legitimacy of the registered documents. 

The Kaveri Online Service Portal is the official digital platform of the Department of Stamps and Registration, Government of Karnataka. It serves as a centralised gateway for citizens to access property-related services, document registrations, and land records online.

While the original portal (Kaveri 1.0) revolutionised property services in 2018, the state recently upgraded to Kaveri 2.0. This modernised version is a faster, more secure, and cloud-based application designed to offer a ‘middleman-free’ environment. It integrates various government databases (such as Bhoomi for land records and E-Khata) to provide a transparent one-stop shop for everything from property valuation and stamp duty payment to the issuance of Encumbrance Certificates (EC) and Certified Copies (CC).

The Kaveri portal operates on a three-phase workflow designed to minimise the time spent at government offices. Here is a breakdown of how the system functions:

1. Pre-Registration (Online Data Entry): Users log in to the portal to perform Pre-Registration Data Entry (PRDE). This involves filling in property details, party information (buyer/seller), and witness details. The system automatically calculates the required stamp duty and registration fees based on current market guidance values.
   
   
2. Digital Verification and Payment: Once the data is entered, users upload necessary documents (such as sale deeds or identity proofs). The portal allows for secure online payments via various modes (UPI, Net Banking, Credit/Debit cards). For services like Encumbrance Certificates (EC), the system uses OTP-based authentication to verify the user and provides a digitally signed document for instant download.
   
   
3. Physical Appointment: For document registrations that require physical presence (like sale deeds), the portal enables users to book a specific time slot at the jurisdictional Sub-Registrar Office (SRO). Because most of the data is already verified online, the actual time spent at the office is drastically reduced, often to as little as 10 to 15 minutes, for biometric capture and final signatures.

Kaveri 2.0 is a web-based application from the Government of Karnataka's Department of Stamps & Registration that provides a comprehensive online platform for property and document-related services. It aims to simplify and speed up processes like property registration, encumbrance certificates, and marriage registration. 

This upgraded portal allows citizens to complete many tasks online and make digital payments. Individuals have to visit the office only for the final physical verification and biometric capture. This new system integrates with other government land record applications to streamline the entire process. 

The Kaveri Online Portal offers services such as property registration, downloading encumbrance certificate (EC), e-stamping, and property valuation. It allows users to generate payment challans, book appointments for registration, and check the status of various property-related transactions. The portal, managed by the Karnataka Department of Stamps and Registration, also provides access to land records and includes services like marriage registration. 

Core Services

• Property Registration: Set up and manage the process for property sale deeds and other registrations online. 
• Encumbrance Certificate (EC): Download ECs online to check for any legal or financial claims on a property. 
• E-stamping: Pay stamp duty electronically, which replaces the need for physical stamp papers. 
• Property Valuation: Get an estimated market value of a property based on factors like location, size, and type. 
• Appointment Booking: Schedule appointments for property registration and other related formalities. 

Other Important Services

• Land Records: Access and download land records like Record of Rights (ROR) and RTC/FMB. 
• Document Verification: Verify details for accuracy before or during the registration process. 
• Challan Generation: Generate payment challans for various property-related transactions, such as EC requests and stamp duty payments. 
• Marriage Registration: A one-stop solution for marriage registration services. 
• Sub-Registrar Office Locator: Find the address and jurisdiction of the nearest Sub-Registrar's Office (SRO). 
• Stamp Duty & Fee Calculator: Estimate the total stamp duty and registration fees for a transaction. 

To get started with Karnataka’s Kaveri Online Services Portal, you need to first register and then log in. Follow the steps below to complete your registration and gain access to the portal's features. 

• Go to the official website at https://kaveri.karnataka.gov.in

• Click on the ‘Register’ option and fill in the required details such as your full name, address, gender, mobile number, email address, etc. Remember to set a strong password. 

• You will get OTPs on both your mobile number and email ID. Input these OTPs to verify your contact information. 

• After verification, select the ‘Register’ icon to submit your information. A message of confirmation will appear once your registration is complete. 

• Once you are registered, go back to the official website, and log in with your registered username and password.

To apply for an Encumbrance Certificate (EC) online through the Kaveri Portal, follow the simple steps outlined below for a smooth application process. 

• Visit the official Kaveri online services website to start the application for the Encumbrance Certificate. 

• Register on the Kaveri 2.0 portal by clicking the ‘Register’ button. Provide your name, mobile number, and email ID. Create a valid username and strong password to finish the registration process. 

• Once registered, log in with your credentials. Select the ‘Encumbrance Certificate’ option from the main menu to start the application process. 

• Provide the necessary details about your property, including the district, survey number, village name, and the duration for which you require the EC. 

• Review all the information you’ve entered. After confirming the accuracy, submit your application and make the required online payment for the certificate. 

• After your application is processed, download and print the Encumbrance Certificate for your records. 

If you prefer the offline method, here are the steps:

• Visit the Sub-Registrar office in the jurisdiction where the property is located.

• Request Form 22, which is the application form for an Encumbrance Certificate.

• Enter accurate property details such as survey number, property location, and the period for which you need the EC.

• Attach Required Documents

  • A ₹2 non-judicial stamp affixed to the form

  • Proof of address

  • Property details and ownership documents

• Submit the completed form along with the documents at the designated counter in the Sub-Registrar office. Pay the applicable fees:

  • Application Fee: ₹5

  • Search Fee: ₹30 for the first year, ₹10 for each additional year

• After submission, you will receive an acknowledgement receipt for tracking purposes.

• The EC is usually ready within 5–10 working days.

• Visit the Sub-Registrar office to collect the Encumbrance Certificate once it is processed.

To check Encumbrance Certificate (EC) status on the Kaveri 2.0 Online Portal, follow these simple steps to easily access your document. 

• Log in to the Kaveri online services portal with your registered credentials.

• Once logged in, navigate to the ‘Services’ menu and select the ‘Online EC’ option.

• Choose the registration period for the property and fill in the necessary details. Then, click on the ‘Send OTP to View Document’ button.

• You will receive OTPs via email and SMS. Keep in mind that the OTP is valid for 10 minutes.

• Enter the OTP sent to your mobile device and click on ‘View Document’ to access and download your Encumbrance Certificate for Karnataka online. 

Obtaining a digitally signed Encumbrance Certificate (EC) involves a two-step logic on the Kaveri 2.0 portal: first, you generate a preview (watermarked/information-only copy), and then you apply for the certified/digitally signed version which is legally valid for bank loans and property sales.

Follow these steps to download your EC:

Step 1 – Search and Preview (Information Copy)

1. Login: Access the Kaveri online services portal on https://www.kaveri.karnataka.gov.in/ using your registered username and password.
2. Select Service: On the dashboard, click on the 'Online EC' icon under the ‘Services’ menu.
3. Property Search: Choose your search criteria, either by Property Number (Survey No, Flat No, etc.) or Party Name.
4. Enter Details: Fill in the mandatory fields:
   • District, Sub-Registrar Office (SRO), and Village/Hobli.
   • The "Search Period" (e.g., last 15 or 30 years).
5. View Document: Click on 'Search'. If the property is found, click the 'View Document' button. An OTP will be sent to your registered mobile number. Enter the OTP to open the watermarked PDF preview. This copy is free but cannot be used for legal purposes.

Step 2 – Request Digitally Signed EC (Certified Copy)

1. Apply for Signed Copy: While viewing the preview, look for the checkbox or button labeled 'Check to apply for digitally signed EC'.
2. Submit Request: Review the property details once more and click 'Proceed'. The system will generate an application number for your request.
3. Make Payment: You will be redirected to the payment gateway. Pay the required fees (Application fee + Search fee) using UPI, Net Banking, or a Credit/Debit card.
4. Aadhaar e-Sign: For many requests, you may be prompted to perform an Aadhaar-based e-Sign to verify your identity as the applicant.

Step 3 – Tracking and Final Download

1. Check Status: Digitally signed ECs are not always instant; they may require approval from the Sub-Registrar. You can track this under 'Pending/Saved Applications' on your dashboard.
2. Download: Once the status updates to 'Approved/Signed', a download icon (PDF) will appear next to your application.
3. Verification: The downloaded certificate will contain a digital signature and a QR Code. You can scan this QR code to verify the document's authenticity at any time.

To complete the property registration process through the Kaveri Online Portal in Karnataka, follow these organised steps for smooth and efficient registration.

Phase 1: Online Pre-Registration (PRDE)

1. Login: Access the Kaveri Online Services portal on https://kaveri.karnataka.gov.in/ and log in.
2. Start PRDE: Navigate to the ‘Pre-registration Data Entry (PRDE)’ section and select ‘Document Registration’.
3. Document Details: Select the "Nature of Document" (e.g., Sale Deed, Gift Deed). The system will now auto-fetch certain details if you provide a previous registration number.
4. Party & Witness Info: Enter details for the Buyer, Seller, and two Witnesses.
5. Property Valuation: Enter the property identifiers (Survey No, PID, or PIN). The portal will automatically calculate the Guidance Value and the required Stamp Duty and Registration Fees.
6. Upload Documents: Upload PDF copies of the Sale Deed draft, latest tax receipts, and Khata (Form A).

Phase 2: Payment and SR Approval

1. Submit for Verification: Once you submit the PRDE, your application is sent to the Sub-Registrar (SR) for online scrutiny.
2. Status Tracking: Monitor your dashboard. Once the status changes to ‘Approved by SR’, the payment link will be activated.
3. Make Payment: Pay the Stamp Duty and Registration fees online via the integrated K2 (Khajane II) gateway.
4. Book Appointment: After successful payment, a calendar will open. Choose an available 15-minute slot at your jurisdictional SRO.

Phase 3: Physical Visit (The Final Step)

1. SRO Visit: Attend the SRO at your scheduled time. You must bring:
   • The Original Sale Deed (printed on plain paper, as e-stamping is handled digitally).
   • Original ID proofs (Aadhaar/PAN) for all parties and witnesses.
2. Biometrics: The SRO will capture fingerprints and photographs of the buyer, seller, and witnesses.
3. Digital Signature: The Sub-Registrar will digitally sign the document.
4. Instant Receipt: You will receive a Registered Document Number and an acknowledgment immediately.

To verify land and property documents online in Karnataka through the Kaveri portal, follow these simple steps for accurate verification. 

• Visit the official Kaveri portal at https://kaveri.karnataka.gov.in/landingpage.

If you’re a new user, click on the ‘Register’ button and provide the necessary details such as your name, mobile number, email, and Aadhaar number. You will get an OTP and a password to log in in future. 

• Once logged in, go to the Encumbrance Certificate (EC) section. 

Here, you can search for the EC either by party name or property number. If you search with the former, choose the relevant district, taluka, and village.

• After retrieving the necessary details, verify the information against your original documents. 

For legal verification, it’s advisable to consult with a legal expert or inspect documents like property tax receipts, title deeds, building plans, etc. If you prefer offline verification, you can go to the Sub-registrar’s Office, ask for an EC, and verify the land records in person. 

A challan is a critical financial document that acts as proof of your intent to pay government dues. On the Kaveri 2.0 portal, generating a challan is the bridge between calculating your fees and completing the registration.

Steps to Generate a Challan

1. Login: Sign in to the Kaveri Online Services portal on https://kaveri.karnataka.gov.in/ 
2. Select Service: From the dashboard, navigate to the ‘Services’ section and click on ‘Online Challan Generation’.
3. Fill Application Details:
   • Department: Ensure "Department of Stamps and Registration" is selected.
   • Service Type: Choose the specific service (e.g., Sale Deed registration, EC request, or Certified Copy).
   • District & Office: Select the jurisdictional Sub-Registrar Office (SRO) where your property is located.
4. Enter Payer Information: Input the name of the person making the payment, their address, and a valid mobile number.
5. Calculate & Submit: Enter the amount (if not auto-filled by a previous fee calculation step) and click ‘Submit’. The system will generate a unique Challan Number (also known as a Reference Number).

How to Download and Print the Challan

1. View Summary: Once the challan is generated, a summary page will appear showing the transaction details.
2. Download PDF: Click the ‘Download Challan’ or ‘Print’ button. The document will be saved as a PDF.
3. Check for K2 Number: Ensure the downloaded challan contains a K2 Reference Number. This is essential for tracking the payment through the Karnataka Government’s Khajane-II (K2) system.

Here is a list of documents for which you may need to pay stamp duty: 

• Adoption Deed
• Affidavit
• Agreement relating to the sale of immovable property
• Agreement relating to Deposit of Title Deeds (D.T.D)
• Cancellation of Instruments
• Conveyance (including flats/apartments)
• Exchange
• Gift
• Lease of immovable property / License
• Mortgage
• Partition
• Power of Attorney
• Reconveyance of mortgage property
• Release
• Settlement
• Surrender of Lease
• Transfer of Lease
• Trust
• Will deed (no stamp duty is payable on a Will Deed. However, a nominal registration fee can be applicable if you choose to register it on the portal.)
• Digital E-Stamping: As of 2026, Karnataka has fully transitioned to digital e-stamps. The portal no longer requires you to buy physical paper; the e-stamp is generated as a secure, QR-coded PDF integrated directly into your registration application.
• Revised Registration Fees: Note that while stamp duty is 2%–5%, the registration fee is revised to about 2% for many urban property transactions effective early 2026.
• Surcharges: For properties under BBMP or BMRDA jurisdiction, remember to include the 10% Cess and 2% Surcharge on the calculated stamp duty value when using the online calculator.

To calculate stamp duty and registration fees online through the Kaveri portal, follow these steps for accurate results.

• On the Kaveri portal’s homepage, locate and select the ‘Stamp Duty & Registration Fee Calculator’ option.

• From the drop-down menu under the ‘Nature of Document’ section, choose the relevant option based on your document type.

• Click on the ‘Show Details’ button and fill in the required property details, like market value, region, and the consideration amount of the transaction. 

• Next, click on the ‘Calculate’ button to view the registration fees and stamp duty applicable to your property’s transaction. 

The digital e-stamping system, integrated with the current Kaveri online services portal, initiative offers a single platform for different property-related services. Below are the steps to access the e-stamping services:

• Go to the Karnataka Government’s official website of Kaveri online services. 

• Register using your name, mobile number, and email ID. Existing users can simply log in with their credentials. 

• Next, choose the ‘e-stamping’ option, located in the services menu or the dashboard. 

• Verify and confirm all your entered details before moving forward to the payment stage. 

• Pay the stamp duty using any of the online payment methods available, like UPI, net banking, or debit card. 

• Once the payment is successfully processed, the Kaveri portal will provide an e-stamp certificate, which can be downloaded and printed for your records. 

The Kaveri portal offers several advantages, making property-related activities more convenient and efficient. Here are the key benefits: 

• Convenient Online Access

The portal allows users to access property records, register documents, and obtain certificates right from their homes, eliminating the need for physical visits to government offices.

• Streamlined Property Registration

Users can initiate the property registration process online, including uploading documents, calculating stamp duty, and booking appointments at Sub-Registrar Offices (SROs), significantly reducing the time spent on registration. 

• Access to Encumbrance Certificates (EC)

The portal facilitates the application and download of Encumbrance Certificates, which are essential for verifying the legal status of a property. 

• Stamp Duty and Registration Fee Calculator

Users can estimate the stamp duty and registration fees applicable to their property transactions, aiding in better financial planning.

• Property Valuation Information

The portal provides guidance on property valuation, helping users understand the market value of properties for informed decision-making. 

• Marriage Registration Services

Kaveri Online also supports the registration of marriages, offering a convenient platform for couples to complete the legal formalities. 

• E-Stamping Facility

The portal supports e-stamping, allowing users to pay stamp duty electronically, which is secure and efficient. 

Here are the factors that can lock your Kaveri Online user account and options to unlock it: 

• To know the status of your Kaveri Online Services account, you will need to key in your username and password on the Kaveri Online Services website. 

• If you enter an incorrect username or password, a message will be generated at the top of the page. 

• After the 3rd wrong attempt, a CAPTCHA code will be generated. 

• Note that you will only be allowed to enter your password for a total of 6 times. 

• If all six attempts turn out to be unfruitful, the account will be locked. 

• If that happens, you can click on the unlock account option. 

• In order to unlock the account, enter the mobile number which is connected to your account. 

• After that, you will receive an OTP. 

• This OTP will allow you to unlock your account or reset your details after you have keyed in the relevant information. 

• Once the OTP confirmation goes through, you will have successfully unlocked your account. 

It is essential for you to keep certain points in consideration, when you use the Kaveri Online Portal.

• Enter all the details correctly, like the document number, village name, district, etc., to view the transaction details and download the registered document

• The portal allows the download of registered documents present in Book 1 transactions only

• In case you are finding it difficult to download the registered document, you can reach out to the sub-registrar’s office or call the helpline number offered by Kaveri Online 

Online applications and portals have made it easier to get access to any information from the comfort of their home. You can even get a housing loan online and use the funds to purchase a home or a property. 

To locate your nearest sub-registrar office, you can follow these steps: 

1. Visit the Kaveri Online Services homepage on https://kaveri.karnataka.gov.in/landing-page. 
2. Scroll down to the section for guest user services and select the ‘Locate SROs’ icon.
3. To get an accurate result, the system requires specific location tiers:
   1. District: Select from the dropdown.
   2. Taluka/Sub-District: Choose the relevant local administrative area.
   3. Hobli/Village: This is the most critical step for rural or semi-urban land.
   4. Road/Ward Number: For urban properties (like BBMP areas), entering the ward number or road name will pinpoint the exact office.
4. Search and View: Click the ‘Search’ button.
5. Get Office Details: The system will display the SRO Office Name, the Sub-Registrar’s Name, and the full Postal Address.

In case of any complaints, you can follow these steps to file a grievance on the Kaveri 2.0 Online Portal.

1. Go to the Janaspandana (iPGRS) website on https://ipgrs.karnataka.gov.in/. This is the Integrated Public Grievance Redressal System specifically for the Government of Karnataka.
   

2. Click on 'Register Grievance'. You will need to log in using your mobile number and an OTP.
   

3. Choose the 'Department of Stamps and Registration' from the list of departments.
   

4. Provide a clear description of your issue (e.g., "EC not generated after payment").
   

5. Mention your Application Number or Challan Number (K2 Number) for faster tracking.
   

6. Upload any supporting documents, such as payment receipts or error screenshots.
   

7. Once submitted, you will receive a unique Grievance Reference Number via SMS. Use this to track the status of your complaint on the same portal.
   

8. An authorised official from the Stamps and Registration department will review the case and provide a resolution, usually within 7 to 15 working days.

The Kaveri Online Services Portal provides a comprehensive, efficient, and secure platform for all property-related tasks in Karnataka. From property registration to Karnataka EC online downloads and e-stamping, it simplifies complex processes. Whether you're a buyer, seller, or applying for a home loan, the portal offers a seamless experience, saving time and ensuring transparency in every transaction. It’s the go-to solution for hassle-free property management in Karnataka.