HMDA Bachupally Plot e-Auction: What a Hyderabad Buyer Pays, and When
HMDA's brochure puts 50 Bachupally Phase V plots of 266.67 to 499.96 sq yd up for e-auction on November 20, 2026 at a Rs 45,000 per sq yd upset price. EMD is Rs 5 lakh per plot; winners pay 25% within 7 working days and the balance within 60 days, with forfeiture for missed payments.
On November 20, 2026, between 11 am and 6 pm, 50 government-owned open plots in Bachupally will go under the hammer on a screen, not in a hall. The Hyderabad Metropolitan Development Authority's Bachupally brochure sets the floor at Rs 45,000 per square yard, asks every bidder for Rs 5 lakh per plot as a pre-bid EMD, and gives the winner seven working days to find a quarter of the price. For a Hyderabad family that has been comparing a flat with a plot of its own, those three numbers decide whether bidding is realistic at all.
This guide reads the brochure from a buyer's side. It is not a view on whether any plot is good value.
The short answer. HMDA notification No. 15649/EMU/Auctions/HMDA/2026 dated 24-10-2026 puts 50 Phase V plots of 266.67 to 499.96 square yards in Bachupally Layout up for e-auction on 20-11-2026, with registration and EMD due by 19-11-2026. The upset price is Rs 45,000 per square yard, the minimum increment Rs 500, and the EMD Rs 5 lakh per plot. The winning bidder pays at least 25 per cent of the sale value, excluding EMD, within 7 working days of the Letter of Offer and the balance 75 per cent, including EMD, within 60 days. The trade-off: a government seller and a registered sale deed reduce title worry, but the brochure says no withdrawal or refund requests will be entertained once you win, and missed payments mean forfeiture.
What is HMDA selling in Bachupally this month?
Fifty residential open plots in Phase V of an existing government layout. According to the brochure, Bachupally Layout sits in Survey Nos. 39 and 40 of Bachupally Village and Mandal, Medchal-Malkajgiri District, spread over 27 acres and 36 guntas with 269 plots in all. Of these, 50 plots of varying sizes are proposed for e-auction under Phase V.
HMDA's November 2026 e-auction schedule lists the Bachupally layout as two events, 40098 and 40099, of 25 plots each, totalling 13,600 square yards, with plot sizes from a minimum of 266.67 to a maximum of 499.96 square yards. Session 1 runs from 11 am to 2 pm and Session 2 from 3 pm to 6 pm on 20-11-2026.
The brochure describes the land as "100% encumbrance-free land with clear title owned by Government," with 40 foot black topped roads. It also says the proposed infrastructure works "are expected to be completed within 18 months."
How much money do you need before you can bid?
Rs 5 lakh per plot, plus a small registration fee. The brochure's schedule lists the EMD amount as Rs 5,00,000 per plot "for all sizes" and the registration fee on the MSTC e-auction platform as Rs 1,180, inclusive of GST and non-refundable. The last date for registration and EMD is 19-11-2026.
The EMD is paid into a virtual account on the MSTC portal. The brochure warns that if the ledger is short "by even one rupee" against the required EMD for a plot, the system will not let you bid on it. Third party payments are not accepted, and the EMD earns no interest.
According to the terms, the EMD is used only while your bid is the highest and is released immediately if you are outbid, so it can be used on another lot.
What does the winning bid actually cost, and on what timeline?
Every rupee of the price lands within roughly two months. The brochure's payment schedule says the successful bidder pays a first instalment of at least 25 per cent of the sale value, excluding EMD, within 7 working days from the issue of the Letter of Offer. The second and final instalment of 75 per cent of the sale value, including EMD, is due within 60 days from the Letter of Offer.
Here is an illustration using the brochure's rules. Suppose a 300 square yard plot is won at Rs 50,000 per square yard. The sale value is Rs 1.5 crore. The first instalment is Rs 37.5 lakh, paid on top of the Rs 5 lakh EMD. The 75 per cent balance is Rs 1.125 crore, of which Rs 5 lakh is already covered by the EMD, leaving about Rs 1.075 crore to pay by day 60. Stamp duty and registration charges come on top; the brochure says they "shall be borne by the successful bidders."
| Item | What the brochure says | Example: 300 sq yd won at Rs 50,000 |
|---|---|---|
| Pre-bid EMD | Rs 5 lakh per plot, due by 19-11-2026 | Rs 5 lakh |
| First instalment | Minimum 25% of sale value, excluding EMD, within 7 working days of the Letter of Offer | Rs 37.5 lakh |
| Final instalment | 75% of sale value, including EMD, within 60 days of the Letter of Offer | About Rs 1.075 crore after EMD credit |
| Deferred balance option | 10% simple interest up to 90 days, or 12% up to 180 days, excluding the first 60 days | Interest depends on the dates in your Letter of Offer |
| Registration costs | Stamp duty, registration charges and other fees borne by the bidder | Payable on top of the sale value |
At the floor price, the smallest plot of 266.67 square yards works out to about Rs 1.2 crore, and the largest of 499.96 square yards to about Rs 2.25 crore, before stamp duty.
Can you use a home loan to buy an HMDA auction plot?
Yes, through an NOC process the brochure spells out. To avail a loan, the H1 bidder has to apply to HMDA for an NOC along with a provisional sanction letter from the bank. The brochure says HMDA will issue the NOC subject to handing over the original registered sale deed directly to the bank, through the bank's authorised representative only.
The practical issue is timing: the first 25 per cent is due within 7 working days, so check whether a lender can sanction and release funds that quickly. For the 75 per cent balance, the brochure allows an instalment facility at 10 per cent simple interest up to 90 days, or 12 per cent up to 180 days, in each case excluding the initial 60 days.
What happens if you win but cannot pay on time?
You lose what you have paid. The brochure says that if the first instalment is not paid in time the EMD is forfeited, and if the final instalment is missed, the EMD plus the first instalment are forfeited. Failure to pay as per the Letter of Offer means the offer "shall stand cancelled and the EMD along with the amount already paid shall be forfeited."
Clause 13(c) states: "No withdrawal or refund requests shall be entertained." It adds that such a request "will be treated as a valid reason for cancellation" and forfeiture. HMDA may then re-auction the plot. In the 300 square yard example, missing the day 60 deadline would put Rs 42.5 lakh at risk.
Does the highest bid guarantee you the plot?
No. The brochure says a mere highest bid "will not confer any right or title over the plot," until the Metropolitan Commissioner, HMDA confirms it. The MSTC email after the auction is described as "only a mere intimation," and HMDA reserves the right to reject any or all bids without assigning reasons. If only a single bidder quotes on a plot, the brochure says that bid will not be considered and the EMD will be returned.
During the live auction, if a valid bid comes in less than 8 minutes before closing, the close time is extended by 8 minutes from the last bid. An auto-bid can be used once per plot and cannot be reversed once submitted.
What should you check before registering?
The plot, the paperwork and your own cash flow. The brochure says the plots are sold on an as is where is basis, and bidders should inspect and satisfy themselves about suitability for construction, after which no claims will be entertained against HMDA, the seller or MSTC. Plot area is subject to variation: a shortfall is refunded without interest, and any excess is charged at the bid rate.
After possession, building permission, water, power and drainage connections are your responsibility. The brochure says the allottee must obtain building permission from the appropriate local authority, with no relaxations, and secure service connections at their own cost. Joint bidders, up to five, get the plot registered jointly as an undivided share. Our earlier guide on Telangana stamp duty on sale deeds explains the registration cost side, and our report on an Ameenpur sale deed dispute shows why private layout titles need closer checks than a government seller.
Before you register, work through this list:
- Download the Bachupally brochure from the HMDA auctions page and read the payment schedule and clause 13 on cancellation.
- Visit the site; the brochure says a facilitation centre at the layout is available on all days.
- Register on the MSTC portal with Aadhaar or other government ID, PAN and a cancelled cheque, and pay the Rs 1,180 fee.
- Move the Rs 5 lakh EMD into your MSTC virtual account well before 19-11-2026 and confirm it shows in your EMD ledger.
- Keep 25 per cent of your maximum bid, excluding EMD, in liquid funds to pay within 7 working days.
- Get a lender's written view on financing an HMDA auction plot and on the NOC process before the auction.
- Set a ceiling price per square yard in advance and check every bid for extra zeros before submitting.
If an apartment is also on your list, compare total outlay and timelines against a project such as Casagrand Mandarin in Ameenpur before committing to a 60 day payment window. Press summaries help, but rely on the brochure.
Frequently asked questions
When is the HMDA Bachupally plot e-auction?
HMDA's November 2026 schedule lists the Bachupally layout e-auction on 20-11-2026 in two sessions, 11 am to 2 pm and 3 pm to 6 pm, with 25 plots in each. The last date for registration, document fee and EMD is 19-11-2026, according to the schedule and the brochure.
What is the EMD for a Bachupally plot?
The brochure sets the pre-bid EMD at Rs 5 lakh per plot for all sizes, paid through the MSTC portal. It must show in the bidder's EMD ledger before the deadline. The EMD earns no interest, and the brochure says payments by a third party on behalf of the bidder are not accepted.
How soon must the winning bidder pay?
According to the brochure, the successful bidder pays at least 25 per cent of the sale value, excluding EMD, within 7 working days of the Letter of Offer, and the 75 per cent balance, including EMD, within 60 days. An instalment facility for the balance carries 10 or 12 per cent interest.
Can I withdraw after winning an HMDA plot auction?
The brochure says no withdrawal or refund requests shall be entertained, and that such a request will be treated as a valid reason to cancel the Letter of Offer and forfeit the EMD along with the amount already paid. Bidders should decide their ceiling price and funding before bidding.
This article explains the published terms of an HMDA auction brochure for information only and is not legal or financial advice. The brochure says HMDA may issue addenda, so check the HMDA website before you bid.
Last updated 2026-11-10. PropNewz Team.
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