Buying your first home in Bangalore, step by step
What a home really costs in Bangalore
Karnataka taxes and duties on the price — before parking, club, PLC, deposits and interiors.
| Price | Under construction (with GST) | Ready with OC (no GST) | EMI, 80% loan · 8.5% · 20 yrs |
|---|---|---|---|
| ₹50 L | ₹56 L +₹6.3 L | ₹54 L +₹3.8 L | ₹34,713/month |
| ₹80 L | ₹90 L +₹10 L | ₹86 L +₹6.1 L | ₹55,541/month |
| ₹1.2 Cr | ₹1.35 Cr +₹15 L | ₹1.29 Cr +₹9.1 L | ₹83,311/month |
| ₹2 Cr | ₹2.25 Cr +₹25 L | ₹2.15 Cr +₹15 L | ₹1,38,852/month |
Computed with the same engine as our Builder Quote Analyzer: GST 5% on under-construction homes (1% for affordable homes), stamp duty with cess and surcharge, and the 2% registration fee. Verify the final figures with the sub-registrar.
The order that saves you money
- 1
Set the real budget
Price + GST (under-construction) + stamp duty + registration + interiors. Keep the EMI under about 40% of take-home pay.
EMI & affordability → - 2
Pick the area before the tower
Commute at peak hour, water source, flood history, metro and schools decide daily life more than the clubhouse.
Area Matchmaker → - 3
Shortlist on verified facts
Use developer-checked prices and the K-RERA completion date, not portal listings.
Shortlists by budget → - 4
Check the builder
Delivery record, delays and complaints. A delayed home costs you rent and pre-EMI.
RERA Promise Ledger → - 5
Check the papers
RERA registration, title and 30-year EC, khata, plan sanction, and the OC for a ready home.
AlphaScan → - 6
Visit twice
Once on a weekday at rush hour, once after rain. Measure a room; check the actual carpet area.
Site-visit scorecard → - 7
Negotiate the cost sheet
Parking, floor rise, PLC, club and maintenance deposits are where the money is.
Negotiation Coach → - 8
Book, agree, register
Token only after the checks. Read the agreement for sale (RERA format), then registration and handover.
Buying Journey →
First home, first time? Get a second pair of eyes.
A buyer-side advisor checks the price, the papers and the flat before you commit — paid by you, never the builder.
First-time buyer questions
Short, sourced answers — each one stands on its own.
What are the stamp duty and registration charges in Bangalore?
Karnataka charges stamp duty of 2% up to ₹20 lakh, 3% from ₹21–45 lakh and 5% above ₹45 lakh, plus a 10% cess and 2% surcharge on the duty, and a 2% registration fee (raised from 1% in August 2025). Duty is on the higher of the agreement value and guidance value.
How much GST do I pay on a flat in Bangalore?
5% on under-construction homes without input tax credit, or 1% for affordable housing (up to ₹45 lakh and within the carpet-area limits). Ready homes with an occupancy certificate attract no GST.
What documents should I check before buying a flat?
The project's RERA registration, the title deed chain and a 30-year encumbrance certificate, khata, the sanctioned building plan and commencement certificate, and — for a ready home — the occupancy certificate. AlphaScan reads them for you.
How much home loan can I get?
Banks usually lend up to 75–80% of the property value above ₹30 lakh (up to 90% below), subject to your income. Keep the EMI under about 40% of your take-home pay.
Ready-to-move or under construction?
Ready homes cost more per sq ft but carry no GST and no delay risk; under-construction homes are cheaper but you may pay rent and pre-EMI while you wait. Check the RERA completion date and the builder's delay record.