How do you use the hidden cost calculator?
- Enter the agreed price and pick the property type: resale, a new ready flat, a new under-construction flat (5% GST) or an affordable home (1% GST).
- Set your down payment. The calculator keeps the loan within RBI limits.
- Add the brokerage and any other quotes you have under “Add your other costs”.
- The stamp duty, cess, surcharge, registration and GST are worked out for you. Open “Adjust rates” to change them.
What are the hidden costs of buying a flat in Bengaluru?
The price on the agreement is never the whole bill. On top of it come government charges, GST on new construction, and costs that depend on your deal: brokerage, legal checks, the bank’s processing fee, parking, a maintenance deposit and interiors.
The government charges are fixed by law, so the calculator works them out. The others vary too much to guess, so they start at zero and you enter your own quotes.
Formulas used by the calculator
Duty = Price × 5% (first-sale flat: 2% up to ₹ 20 L, 3% up to ₹ 45 L); Cess = Duty × 10%; Surcharge = Duty × 2%; Registration = Price × 2%GST = Price × 5% (under construction) or 1% (affordable); 0 for ready or resaleGovernment charges + GST + your other costsDown payment + costs on top (the loan never covers these)Worked example: ₹ 80 L under-construction flat
Stamp duty at 5% is ₹ 4,00,000, the cess ₹ 40,000, the surcharge ₹ 8,000 and registration ₹ 1,60,000: ₹ 6,08,000 in all. GST at 5% adds ₹ 4,00,000. With ₹ 20,000 for legal checks and a ₹ 15,000 loan fee, the costs on top come to ₹ 10,43,000, or 13.04% of the price.
With 25% down (₹ 20,00,000), the cash you need before the keys is ₹ 30,43,000.
How much do government charges and GST add at different prices?
| Price | Resale | New, ready | New, under construction |
|---|---|---|---|
| ₹ 20.00 L | ₹ 1,52,000 | ₹ 84,800 | ₹ 1,84,800 |
| ₹ 45.00 L | ₹ 3,42,000 | ₹ 2,41,200 | ₹ 4,66,200 |
| ₹ 75.00 L | ₹ 5,70,000 | ₹ 5,70,000 | ₹ 9,45,000 |
| ₹ 1.00 Cr | ₹ 7,60,000 | ₹ 7,60,000 | ₹ 12,60,000 |
| ₹ 1.50 Cr | ₹ 11,40,000 | ₹ 11,40,000 | ₹ 18,90,000 |
Which costs can the loan cover?
None of the costs on top. Banks lend against the property’s value, within RBI limits: up to 90% for loans to ₹ 30 L, 80% to ₹ 75 L and 75% above that. Stamp duty, registration, GST on top of the price, brokerage and interiors come out of your own pocket, so plan for them with the down payment.
To see the loan interest too, use the total cost of buying a home calculator. For the monthly bill after you move in, try the monthly home ownership cost calculator.
Which buying costs apply in Bengaluru?
On a sale deed in Bengaluru, Karnataka charges 5% stamp duty on the market value (Karnataka Stamp Act, Schedule Art. 20(1)), a 10% cess on the duty (s.3B) and, inside the Greater Bengaluru Area, a 2% surcharge on the duty (Greater Bengaluru Governance Act 2024, s.170). The registration fee is 2% (IGR notification of 29 Aug 2025, in force from 31 Aug 2025). Together that is 7.6% of the value. The first sale of a flat pays less duty: 2% up to ₹ 20 L and 3% above ₹ 20 L up to ₹ 45 L, so the total is 4.24% or 5.36%. Resale flats, plots and houses pay 5% at any price. Rates verified 18 Oct 2026 · confirm on Kaveri Online before registering.
GST on an under-construction home is 5%, or 1% for an affordable home, per the CBIC real estate FAQ. If the price is ₹ 50 L or more, you deduct 1% TDS from the payment to the seller. That is not an extra cost, but you must file it.
Frequently asked questions
Related answers and guides
- Hidden Flat Costs: Real Estate Consultancy Services Guide
- GST on a New Flat: 1%, 5% or Zero?
- Stamp Duty and Registration Charges in Bangalore 2026
- Stamp Duty Calculator Karnataka (2026): Rates and Examples
Sources
- Stamp duty 5% (Schedule Art. 20(1)), first-sale flat slabs (Art. 20(2A)) and 10% cess (s.3B): Karnataka Stamp Act 1957, consolidated copy (DPAL); ₹ 35–45 L slab: Karnataka Stamp (Amendment) Act 2021.
- 2% surcharge on duty in the Greater Bengaluru Area: Greater Bengaluru Governance Act 2024, s.170.
- Registration fee 2%: IGR Karnataka, Table of Registration Fees (Notification RD/46/MNMU/2025) and IGR press note, 29 Aug 2025.
- Rates verified 18 Oct 2026 · confirm on Kaveri Online before registering.
- GST 5% / 1%: CBIC real estate FAQ.
- RBI loan-to-value limits: RBI Master Circular on housing finance.
Results are indicative. The Sub-Registrar’s calculation at registration is final. Indicative only. Please verify with your Chartered Accountant before acting.
Buying in Bengaluru? Talk to an acre&key advisor.