Stamp duty and registration fee in Kerala in 2024

Under the Registration Act, 1905, homebuyers in Kerala must register property after purchase by duly paying the stamp duty and registration fee to become its legal owner. The Kerala Registration Department, which is responsible for imposing and receiving stamp duty and registration charges, imposes one of the highest rates of stamp duty on property purchase in India.

 

Stamp duty and registration fee in Kerala in 2024 

Registration under the name of	Stamp duty as a percentage of the property’s value	Registration charges as a percentage of the property’s value
Man	8%	2%
Woman	8%	2%
Joint (man + woman)	8%	2%
Joint (man + man)	8%	2%
Joint (woman + woman)	8%	2%

Source: Kerala Revenue Department

 

While most states in India charge 1% of the deal value as the registration charge – the fee that you pay to the authorities for the paperwork – Kerala charges 2% of the transaction value as the registration charge. This increases the overall cost of property acquisition in Kochi, Kerala.

Land registration fees in Kerala in 2024 

Registration under the name of	Stamp duty as a percentage of the property’s value	Registration charges as a percentage of the property’s value
Man	8%	2%
Woman	8%	2%
Joint (man + woman)	8%	2%
Joint (man + man)	8%	2%
Joint (woman + woman)	8%	2%

Source: Kerala Revenue Department

Stamp duty on other property deeds in Kerala in 2024

Deed type	Stamp duty	Registration fee
Adoption deed	Rs 250	Rs 1,050
Agreement or memorandum of an agreement (to giving authority or power to a promoter or developer, by whatsoever name called, for construction, development or sale or transfer of any immovable property	1% of the value or the estimated cost of construction or consideration or fair value of land whichever is higher, subject to a maximum of Rs 1000	2% on the value or the estimated cost or fair value
Agreement or memorandum of an agreement (if relating to Monthly Deposit Section 2(fb):- “family” means father, mother, grandfather, grandmother, husband, wife, son, adopted son, daughter, adopted daughter, grandchildren, brother and sister (inserted by Kerala Finance Act, 2018) EXISTING RATES OF STAMP DUTY AND REGISTRATION FEES FOR READY REFERENCE (The Kerala Stamp Act, 1959 is last amended by Kerala Finance Act, 2019 and the Table of Registration fees is last amended by G.O.(P) No.113/2019/TD. dated 24.07.2019) [This table is for information purpose only. For more accurate definition of provisions, please refer Schedule to Kerala Stamp Act, 1959 and Table of Registration Fees] Agreement or memorandum of an agreement (if relating to Monthly Deposit Scheme similar to that of chitties, of whatever name called, between a cooperative Bank/Society and a depositor	Rs 100	2% on the value or the estimated cost or fair value
Agreement or memorandum of an agreement (If relating to advertisement on mass media)	Rs 500 per contract	2% on the value
Agreement, relating to deposit of title deeds (Equitable Mortgage)	0.1%, Minimum Rs 200, Maximum Rs 10,000	Rs 0.1 for every Rs 100 or part there of
Agreement, relating to pawn or Pledge	0.1%, Minimum Rs 200, Maximum Rs 10,000	Rs 0.1 for every Rs 100 or part there of
Release, discharge or cancellation of agreements relating to deposit of title Rs. 0.1 for every Rs 100 or part there deeds, pawn or pledge	0.1%, Minimum Rs 200, Maximum Rs 10,000	Rs 0.1 for every Rs 100 or part there of
Cancellation deed of a previously executed deed (if attested and not otherwise provided for)	Rs 500	Rs 210
Certificate of sale – granted to the purchaser of any property sold by public auction by a Civil or Revenue Court or by the Govt., Collector or other Revenue Officer	8%	2%
Copy or Extract: certified to be a true copy or extract by or by order of any public officer and not chargeable under the law for the time being in force relating to court fees	Rs 50	For first 10 pages -Rs.210/-, every additional page above first 10 pages – Rs. 5/- per page for a document
Gift in favour of any of the members of the family and/or legal heirs of the deceased family member	Two rupees for every rupees 1000 or part thereof, subject to a minimum of rupees 1000.	1% of the fair value or market value whichever is higher
Gift in favour of a non-family person	8%	2% of the fair value / market value whichever is higher
Lease (less than 1 year)	5 rupees for every Rs 100 or part thereof of the whole amount payable	2% of total sum payable under the lease
Lease (not less than 1 year but not more than 5 years)	5 rupees for every Rs.100 or part thereof for Average Annual Rent (AAR) reserved	2% of average annual rent
Lease (exceeding 5 years but not exceeding 10 years)	8 rupees for every Rs.100 or part thereof for Average Annual Rent (AAR) reserved	2% of average annual rent
Lease (exceeding 10 years but not exceeding 20 years)	8 rupees for every Rs.100 or part thereof for twice the AAR reserved	2% of twice the amount of AAR
Lease (exceeding 20 years but not exceeding 30 years)	8 rupees for every Rs.100 or part thereof for thrice the AAR reserved	2% of thrice the amount of AAR
Power of Attorney for sole purpose of Registration in relation to a single transaction	Rs 50	Rs 210

 

Stamp duty, property registration charges for women in Kerala in 2024

The registration department of Kerala does not offer any incentives to women homebuyers. Women home buyers in Kochi pay the same stamp duty and registration charge as their male counterparts.

 

Stamp duty calculation in Kerala

Note: This is for representational purposes only:

Property cost = Rs 50 lakh

Stamp duty = Rs 3.5 lakh (7% of Rs 50 lakh)

Registration charges = Rs 1 lakh (2% of Rs 50 lakh)

Total = Rs 4.5 lakh

See also: How to get encumbrance certificate Kerala

 

List of documents for stamp duty and property registration in Kerala

You will require the following documents for property registration in Kerala:

• Agreement to sale
• Sale deed
• Land map
• Building plan approval
• No-objection certificate
• Share certificate
• Building plan approval
• Proof of ownership
• ID proof: Voter ID, Ration Card, Aadhaar Card, Driving Licence
• Address proof: Passport, Aadhaar, water bill
• Proof of identity of any two witnesses

 

How to pay stamp duty and registration charges in Kerala?

Follow our step-by-step guide to register property in any city of Kerala, including Kochi.

Step 1: To initiate online property registration in Kochi, visit the official website of the Registration Department of Kerala and register using a login ID and password. To create the login credentials, visit http://www.keralaregistration.gov.in and click on ‘Online Document Details Entry- User Registration’.

 

 

Step 2: A new page will now open. Enter all the required information on this page and press ‘Submit’.

 

 

Your registration on the Kerala registration department portal will be complete.

 

 

All registered users have to follow three crucial steps to register their property in Kerala.

• They have to select an available time slot.
• They have to enter the document details.
• They have to submit the application and get an acknowledgement slip.

Step 3: After logging in, go to ‘Doc Registration’ and fill all the mandatory fields. Click on ‘View Token’. A list of available time slots will be generated. Click on an available slot that suits you.

 

 

Step 4: Next, select the transaction type. Choose the transaction type carefully as it cannot be modified later. Click on ‘Submit’.

 

 

Step 5: Next, fill in all the mandatory information about the concerned person who is presenting the property for registration and about the property. Fill all the boxes carefully.

 

 

Step 6: Enter the claimant details (buyer’s details).

 

 

Step 7: Enter the seller’s details. If the property is being sold with a power of attorney, click on the ‘Power of Attorney’ checkbox and fill in the details.

 

 

Step 8: Enter the details of the property to be registered.

 

 

Step 9: If you are buying a flat or apartment in Kochi, click ‘Yes’ on the ‘Is building in property’ option. A new window will open for further details.

 

 

Step 10: In the case of multiple properties and buyers, establish a claimant-property link. Mention which property is attached to which owner.

 

 

Step 11: Mention all the relevant enclosures. This is the list of documents to be provided at the time of registration.

 

 

Step 12: Next, provide witness details. These witnesses will have to be present at the time of property registration. These details can be modified or deleted later.

 

 

Step 13: Enter the details of the stamp paper used.

 

 

Step 14: Use the extra note to provide additional details about the document, if applicable.

 

 

Step 15: Review your selected time and date. Edit the slot, if required, and click on ‘Accept & Submit to SR’ to apply.

 

 

Step 16: Review the summary of the entered details. Make changes, if required, to avoid problems at the time of registration. Click on ‘Accept & Continue’.

 

 

Step 17: Your ‘Mode of Payment’ will appear on the screen with the stamp duty and registration fees to be paid for property registration. Click on ‘Go’ to continue. Payment can be made online.

 

 

Step 18: Once the payment is processed, an acknowledgement slip will appear on the screen with the reference number and date, time and place of presentation.

 

 

On the day of property registration, all parties should carry copies and originals of all property-related documents, identity proofs and address proofs.

Also read all about land tax online Kerala

 

How to pay stamp duty in Kerala offline?

Stamp duty and registration charges in Kerala could be paid offline through 2 channels.

Licenced vendor: In this mode of stamp duty payment, the buyer has to purchase stamp paper of the required value from a licensed stamp vendor for his sale instrument.

Franking: Through franking, authorised banks in India stamp property purchase document or affix a denomination on it. This acts as a proof that the stamp duty for the transaction has been paid.

 

Factors considered for stamp duty calculation in Kerala

The stamp duty on land and property registration in Kerala depends on several factors, such as:

Location of the property: City area, rural area, metropolitan area, suburban, etc. Stamp duty is different for properties falling in the municipal limits of a city, when compared to the properties falling outside the limits. In the case of the former, charges are always higher.

Age of the owner: Discounts may be available for senior citizens.

Gender of the owner: Some states also offer concessions for female real estate owners.

Usage of property: Whether it is for commercial use or residential use. The stamp duty in case of commercial properties will always be higher than the stamp duty on residential buildings.

Type of property: Flat or an independent house, etc.

Project amenities: States like Kerala charge additional stamp duty, if the housing project in which the unit is located is offering high-end amenities such as elevators, swimming pools, clubhouses, gyms, community halls and sports areas.

Tax benefit on stamp duty in Kerala 

 Through Section 80C, nearly a dozen investment/expenditures, including payments made towards provident fund, public provident fund, life insurance policies, home loan principal, stamp duty-registration fee on property purchase, etc., have been made tax free. However, a taxpayer can only claim up to Rs 1.50 lakh in a year as deduction under Section 80C. However, the buyer must meet the following conditions to claim tax deduction on stamp duty payment in Kerala under Section 80C:

• You must qualify as an individual owner, a co-owner of the property or a member of a Hindu Undivided Family (HUF).

• The benefit must be claimed in the same fiscal year when you’ve incurred the stamp duty charges. Deductions cannot be claimed for stamp duty paid in prior years or not yet paid.

• In the case of stamp duty for an under-construction property, deductions can be claimed upon possession of the property.

• Stamp duty deductions are not applicable for commercial properties, plots of land or non-residential properties.

• Deductions cannot be claimed for resale properties. The eligibility for this tax benefit requires a ‘fresh occupancy’ of the property.

• The property should not be sold within its lock-in period, which spans five years. Selling the property before this duration results in the reversal of the tax benefit, and any deductions previously claimed become payable.

Kerala registration department contact information

Inspector-General, Department of Registration,

Vanchiyur PO, Thiruvananthapuram,

Kerala – 695035

Email: [email protected]

Phone: 0471-2472118, 2472110

Key points to remember if you are going to register property in Kerala

• Keep a checklist of necessary documents handy.
• Make sure you have at least two sets of photocopies of all the documents.
• Make sure you have done previous calculation of the stamp duty and registration fee you have to pay.
• The revenue department allows payments through specific channels. Make sure all your cards are valid and activated at the time.
• On the day of registry, you must visit the sub-register’s office on the appointed time along with the witnesses and seller. Each part must carry their identity and address proof, and the photocopies of these documents.
• According to the law, one stamp duty is paid, the property transfer must conclude within six months of the transfer.

 

Housing Viewpoint

Stamp duty is a fee homebuyers in India pay to the government at the time of property registration. Levied and controlled by the state government, this is a form of tax charged on property transactions. For calculation of stamp duty, the value of the property is calculated based on the prevalent circle rate/ready reckoner rate/guidance value/ collector rate in the area. Circle rate is the basic minimum value assigned to property by states.  No property in India can be registered below its circle rate value. Also, any efforts to evade stamp duty might get you in legal trouble, attracting fine and/or imprisonment

 

New update

Kerala to hike stamp duty on lease deed

February 8, 2024: Stamp duty on lease deeds in Kerala is set to be increased with the state finance minister KN Balagopal making a provision to this effect in the State Budget for 2024-25. The move is aimed at generating Rs 100 crore for the state exchequer. The FM said that necessary amendments would be introduced in the Kerala Stamp Rules, 1960, to levy stamp duty on lease deed based on the fair value of leased land, instead of the annual average rent.

Kerala will also introduce a provision in the law to allow charging stamp duty on property transfer when existing partners want to transfer property to new partners with reconstitution/dissolution. The duty in such cases will be the same as the stamp duty on sale deed.

Kerala sees sharp dip in revenue from land transactions

A 20% hike in the fair value of land announced in Kerala Budget in 2023 and an increase in permit fee for building construction fee has led to revenues from land transactions taking a hit in the state, data show.
While 2022’s collection till November reached Rs 3,624 crore against a target of Rs 4,687 crore, 2023’s collection till November stood at only Rs 3,542 crore.

Recall here that in place of a generic 10% increase in fair value of land, the state government last year increased it by 20%. The state also raised the application fee for building construction permits and permit fees. For a plot size of 1,200 square foot, the permit fee has been hiked from Rs 400 to Rs 6,500. For the same plot size, the permit fee is Rs 8,000 in areas under the municipalities and Rs 11,000 in areas under the corporations.

Going after tax evaders, the revenue department has initiated efforts to send demand notices to those people who are suspected to have undervalued their property at the time of registration.

Kerala govt offers rebate in stamp duty, registration fee for property received by landless as gift

May 6, 2023: The Kerala registration department has decided to offer relaxation in stamp duty and registration fees for land received as gift for the rehabilitation of the landless and for projects of public interest. This rebate will be available on land of up to 10 cents received by landless beneficiaries form the BPL category. Properties granted as gifts by the government or non relatives to people affected by natural calamities will also enjoy this rebate.

The waiver on stamp duty on gift deed will also be applicable on land of up to 2 acre gifted to establish palliative care institutions, schools or rehabilitation centres for orphans, disabled persons or AIDS patients.

Buyer and seller must be present at the time of sale deed cancellation in Kerala 

Property buyers in Kerala must keep in mind a crucial aspect of property registration in Kochi. By amending the property registration rules recently, the Kerala Registration Department has made it mandatory for the buyer(s) and the seller(s) to be present at the time of sale deed registration, as well as a cancellation.

The Kerala government amended the Registration Rules (Kerala), 1958 and notified through the Registration (Amendment) Rules (Kerala), 2021 by inserting clause (viii) in rule 30, that “No document relating to cancellation or revocation of conveyance on sale or settlement deed shall be accepted for registration unless such cancellation or revocation deed is executed by all the executant and claimant parties of the said conveyance on sale or settlement deed, as the case may be.”

In Kerala, it is also mandatory to purchase e-stamps from authorised vendors of the Stock Holding Corporation of India Limited (SHCIL) in case the stamp duty is more than Rs 1 lakh. One can also buy e-stamps from the official portal of the state’s Registration Department of Kerala.

See also: What is e-stamping?

FAQs

What is the stamp duty in Kerala?

Stamp duty in Kerala is 8% of the transaction value.

What is registration fee on property registry in Kerala?

Registration fee on property registry in Kerala is 2% of the transaction value.

Is it mandatory to pay stamp duty and registration fee in Kerala?

Yes, it is mandatory to pay stamp duty on property registry in Kerala.

Can I register property online in Kerala?

You can complete a major part of property registration online. However, for final verification, you have to visit the sub-registrar office.

Do banks lend money to pay stamp duty?

No, banks don’t lend money to pay stamp duty.

How do I verify the authenticity of an e-Stamp in Kochi?

Visit the web portal www.keralaregistration.gov.in and click on the link ‘e-stamp verification’ on the homepage. Enter the e-Stamp serial number to verify the authenticity of the e-Stamp.

e-Stamp can be printed multiple times. How do you prevent its misuse?

All operations or services for an e-Stamp-based document should be conducted only after online verification of its authenticity and validity. Printing an e-Stamp multiple times will not affect the online status of its authenticity and validity.

What is land registration fees in Kerala?

The Kerala government collects 8% of the fair value as stamp duty and 2% as registration fee for land registry.

Can I pay stamp duty offline in Kerala?

Buyers have to make the stamp duty payment online in Kerala.

How is e-stamping done?

The Centre has appointed the Stock Holding Corporation of India Limited (SHCIL) as the agency for e-stamps across the country. Buyers can visit the SHCIL portal to pay stamp duty on their property purchase.

 

 

Got any questions or point of view on our article? We would love to hear from you. Write to our Editor-in-Chief Jhumur Ghosh at [email protected]