✱ UDUPI · SELLING
Sell property in Udupi
We sell land, flats, houses and commercial property across Udupi and Dakshina Kannada. We value the property against the government guidance value, check your papers before it is listed, bring the buyer, and take it through registration. You pay nothing until the sale is registered and the money is with you.
No upfront charge to a seller. No listing fee, no photography fee, no file charge. The commission is agreed in writing before we start, and it falls due only on a completed sale.
- What we sell
- Land, sites, flats, houses, commercial
- Where
- Udupi district and Dakshina Kannada
- Seller pays
- Nothing until registration is done
- Valuation basis
- Guidance value, comparables, condition
- Papers checked
- In house, by our own advocate
- TDS on sale
- 1% if resident and price is 50 lakh or more
- Selling from abroad
- Power of attorney drafted in house
- Listings portal
- richmanassets.in
✱ HOW A SALE RUNS
Six steps, and who does each one
Sellers lose money in two places: pricing against the wrong benchmark, and finding a paperwork problem after a buyer is already committed. Both are handled before we list.
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01
Valuation
We pull the guidance value for your survey number or ward, compare recent real sales nearby, then adjust for road width, facing, land use and condition. You get a range and the reasoning, not a single flattering number.
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02
Document check, before listing
Our advocate reads the title chain, the encumbrance certificate, the khata, and for land the RTC, mutation and conversion order. Anything missing is fixed now, while you still have time, not during a buyer’s bank check.
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03
Listing and buyers
The property goes on our portal and to our own buyer list. Because we also run the loan desk, we know which buyers are actually sanctioned and which are still hoping.
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04
Negotiation
We handle offers and site visits. You are told what each buyer can really fund, so a lower cash offer is not confused with a higher one that depends on a loan nobody approved.
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05
Agreement and TDS
Sale agreement drafted in house. If you are resident and the price is 50 lakh or more, the buyer deducts 1 percent TDS through Form 26QB, and you claim it with Form 16B. NRI sellers are deducted at capital gains rates, which is much higher, so we raise it before the price is agreed.
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06
Registration and payment
Sub-registrar appointment, stamp duty and registration fee paid on the higher of sale value or guidance value, deed registered, money received. Our commission is due at this point and not before.
✱ WHAT YOU NEED
The papers a seller must produce
Bring what you have. We will tell you what is missing and how to get it. Most delays in Udupi come from a khata or a mutation that was never completed years ago.
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01
Original sale deed or title deed
Proof that the property is yours. If it is with a bank against a loan, we start the release process early, because it takes time.
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02
Encumbrance certificate
Pulled from Kaveri. It lists every registered charge. We read 30 years of it, because a buyer’s bank will.
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03
Khata certificate and extract
Form B and Form A. The khata ties the property to the tax record. A Form 9 or Form 11 from a gram panchayat is not the same thing as an A khata, and a buyer’s bank knows it.
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04
Property tax receipts
Latest paid receipts. Arrears have to be cleared before registration.
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05
RTC, mutation and conversion order
For land. The RTC must show your name and the correct land use. If the parcel was agricultural, the Section 95 conversion order must exist and the mutation must have been entered against it. A conversion order without the matching mutation is incomplete.
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06
Identity and, if applicable, a bank NOC
PAN and Aadhaar for registration. If a loan is running, the bank issues a no objection certificate and releases the original documents.
Coastal parcels may also need a CRZ classification check. Udupi has a long coastline, backwaters and river mouths, and this is missed more often than any other check in the district.
✱ WHAT YOU KEEP
Tax on a property sale, in plain terms
We are not your tax advisor and do not pretend to be. This is the shape of it, so you can ask your chartered accountant the right questions before you sign anything.
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01
No state capital gains tax
Karnataka does not levy its own capital gains tax on a property sale. Central income tax applies.
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02
24 months is the line
Sell within 24 months of buying and the gain is short term, added to your income and taxed at your slab rate. Hold longer and it is a long term gain, taxed differently.
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03
Reinvestment can exempt the gain
Section 54 for buying another residential house, Section 54EC for specified bonds within six months, Section 54F where the whole sale consideration is reinvested. Each has conditions and deadlines. This is where a good CA pays for themselves.
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04
TDS is deducted by the buyer, not by you
Resident seller, price 50 lakh or more: 1 percent, through Form 26QB, claimed back with Form 16B. NRI seller: deducted at capital gains rates plus surcharge and cess, a much larger number that must be planned for before the price is fixed.
Indexation rules have changed in recent Union Budgets. Confirm the current position with a chartered accountant rather than relying on an older article. Checked 6 September 2026.
✱ QUESTIONS
What sellers ask us
What does it cost to sell my property through you?
Nothing upfront. No listing fee, no photography fee, no file charge. Our commission is agreed in writing before we start and is payable only when the sale is registered and you have been paid.
What documents do I need to sell a property in Karnataka?
The original sale deed or title deed, an encumbrance certificate, the latest property tax receipts, and your khata certificate (Form B) and khata extract (Form A). For land you also need the RTC or pahani, the mutation record, and the Section 95 conversion order if the land was agricultural. PAN and Aadhaar are needed at registration. If there is a loan on the property, the bank must issue a no objection certificate and release the original documents.
How is my property valued?
From three things: the Karnataka government guidance value for your survey number or ward, what comparable properties nearby actually sold for, and the condition, road access, facing and land use of your specific property. A sale cannot be registered below guidance value, so that is the floor, not the target.
Will the buyer deduct TDS from my sale price?
If you are resident in India and the sale price is 50 lakh or more, the buyer must deduct 1 percent TDS and deposit it through Form 26QB. You claim the credit using Form 16B when you file your return. If you are an NRI the rate is much higher and is deducted at capital gains rates, so plan for it before you agree a price.
Do I pay capital gains tax on selling property in Udupi?
Karnataka levies no separate state capital gains tax. Central income tax applies. Sell within 24 months of buying and the gain is short term and taxed at your slab rate. Hold longer and it is long term. Sections 54, 54EC and 54F allow the gain to be reinvested and exempted, subject to conditions. Confirm your own position with a chartered accountant before you sign an agreement to sell.
Can I sell my Udupi property from abroad?
Yes. Our legal team drafts a power of attorney so a person you trust can sign on your behalf, and we coordinate with the sub-registrar office. Documents are shared digitally and we can walk the property on video. Sale proceeds are routed through your NRO account.
How long does a sale take in Udupi?
A clean file with a cash buyer can register in a few weeks. A buyer using a home loan adds the bank’s legal and valuation time. The long delays are almost always a khata or a mutation that was never completed, which is exactly why we check before listing rather than after.
Tell us what you want to sell
Bring the papers you have, or just the survey number. We will tell you what it is worth and what is missing, before you commit to anything.
3rd Floor, Sriram Building, Bannanje, Udupi 576101, KarnatakaMonday to Saturday, 9am to 7pm