How do you use this calculator?
- Enter the property price from the cost sheet or sale agreement.
- Pick the type of purchase. Under-construction homes carry GST; the calculator leaves GST out for ready and resale homes.
- Keep the home loan on if you are borrowing, and set the down payment, interest rate (8.5% by default) and tenure (20 years by default).
- Open “Adjust rates, loan and other costs” to change the loan rate and tenure, the stamp duty, cess, surcharge or registration rate (verified 18 Oct 2026), or to add bank, legal or interior costs you already have quotes for.
- Read the headline figure, then the line-by-line breakdown under the calculator.
How is the total cost of buying a home calculated?
The total cost is the price plus everything the government and the builder charge on top of it. Loan interest is shown as a separate line, because it is paid over the years rather than at purchase.
Formula 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% (or 1% for an affordable home)Total = Price + Duty + Cess + Surcharge + Registration + GST + Other costsLoan = Price × (1 − Down payment %), capped by RBI limits; EMI = L × r × (1 + r)^n ÷ ((1 + r)^n − 1); Own cash = Total − LoanWorked example: a ₹ 1.00 Cr under-construction flat in Bengaluru
Stamp duty is ₹ 5,00,000. The cess adds ₹ 50,000 and the surcharge ₹ 10,000. Registration at 2% is ₹ 2,00,000. Together that is ₹ 7,60,000, or 7.6% of the price. GST at 5% is ₹ 5,00,000, so the total cost of buying is ₹ 1,12,60,000.
A ₹ 1.00 Cr home needs a loan above ₹ 75 L, so the bank can lend at most 75%, which is ₹ 75,00,000. Your own cash is ₹ 37,60,000. At 8.5% for 20 years the EMI is ₹ 65,087, and you pay ₹ 81,20,818 in interest over the tenure. You also deduct ₹ 1,00,000 as TDS from the seller’s payment, which is not an extra cost.
What does a home cost at different prices?
| Price | Stamp duty & registration | GST at 5% | Total, under construction | Total, ready or resale | Largest loan | EMI |
|---|---|---|---|---|---|---|
| ₹ 50.00 L | ₹ 3.80 L | ₹ 2.50 L | ₹ 56.30 L | ₹ 53.80 L | ₹ 40.00 L (80%) | ₹ 34,713 |
| ₹ 75.00 L | ₹ 5.70 L | ₹ 3.75 L | ₹ 84.45 L | ₹ 80.70 L | ₹ 60.00 L (80%) | ₹ 52,069 |
| ₹ 1.00 Cr | ₹ 7.60 L | ₹ 5.00 L | ₹ 1.13 Cr | ₹ 1.08 Cr | ₹ 75.00 L (75%) | ₹ 65,087 |
| ₹ 1.50 Cr | ₹ 11.40 L | ₹ 7.50 L | ₹ 1.69 Cr | ₹ 1.61 Cr | ₹ 1.12 Cr (75%) | ₹ 97,630 |
| ₹ 2.00 Cr | ₹ 15.20 L | ₹ 10.00 L | ₹ 2.25 Cr | ₹ 2.15 Cr | ₹ 1.50 Cr (75%) | ₹ 1,30,173 |
What does the result mean for your budget?
The headline is what the home really costs you on the day it is yours. The figure to plan your savings around is “your own cash”: the down payment plus stamp duty, registration and GST, because the loan only covers part of the price.
The EMI and total interest show the second half of the cost. If the EMI looks heavy, try a larger down payment or a longer tenure and compare the total interest. The home loan EMI calculator and the home affordability calculator go into more detail.
Which government charges 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.
First-sale flat or resale: government charges by price
| Price | First-sale flat | Resale or other |
|---|---|---|
| ₹ 15.00 L | ₹ 63,600 (4.24%) | ₹ 1,14,000 (7.60%) |
| ₹ 20.00 L | ₹ 84,800 (4.24%) | ₹ 1,52,000 (7.60%) |
| ₹ 30.00 L | ₹ 1,60,800 (5.36%) | ₹ 2,28,000 (7.60%) |
| ₹ 45.00 L | ₹ 2,41,200 (5.36%) | ₹ 3,42,000 (7.60%) |
| ₹ 50.00 L | ₹ 3,80,000 (7.60%) | ₹ 3,80,000 (7.60%) |
The Sub-Registrar fixes the market value using the government’s published guidance value, per the IGR Karnataka Kaveri FAQ, so duty can be charged on more than your agreed price. For the exact stamp duty on your deed, use the stamp duty and registration calculator for Karnataka. General information, not legal advice. Please consult a property lawyer.
GST and TDS
GST on an under-construction home is 5%, or 1% for an affordable home (carpet area up to 60 sq m in Bengaluru and price up to ₹ 45 L), per the CBIC real estate FAQ. When the price is ₹ 50 L or more, the buyer deducts 1% TDS from the payment to the seller and files Form 141, per the Income Tax Department. Indicative only. Please verify with your Chartered Accountant before acting.
What does this calculator leave out?
- Bank processing fees, legal and title-check fees, maintenance deposits and interiors. These vary by bank, lawyer and project, so add your own quotes under “other costs”.
- Khata transfer and other civic fees after registration.
- GST on a ready or resale home, car parking, clubhouse or maintenance. Ask your CA.
- Price rises, rate changes or prepayments over the loan tenure.
Frequently asked questions
Related answers and guides
- Home Loan Down Payment: RBI's LTV Limits Explained
- How Much Home Loan Can I Get on My Salary in Bengaluru?
- 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.
- Market value from guidance value: IGR Karnataka, Kaveri 2 FAQs.
- GST 5% / 1%: CBIC real estate FAQ.
- TDS 1%: Income Tax Department, section 393.
- Loan-to-value limits: Reserve Bank of India housing loan norms.
All results are indicative and depend on the inputs and assumptions listed above. The Sub-Registrar’s calculation at registration is final. Indicative only. Please verify with your Chartered Accountant before acting. General information, not legal advice. Please consult a property lawyer.
Want a second pair of eyes on a cost sheet? Talk to an acre&key advisor.