HMDA Inmulnarva Plot e-Auction: The Full Cost of a Sub-Rs 50 Lakh Government Plot

A 200 square yard plot measuring 50 feet by 36 feet, government title, black topped roads, and a floor price of Rs 30 lakh. That is what the Hyderabad Metropolitan Development Authority's Inmulnarva brochure puts in front of bidders on November 23, 2026, in a layout that straddles Kothur and Farooqnagar mandals in Rangareddy district. Of the layouts and land parcels in HMDA's November 2026 schedule, it is the only one where plots cost less than Rs 50 lakh at the upset price.

This guide sets out what the brochure promises, what it leaves to the buyer, and how the numbers work for a household budget. It does not judge whether any plot is good value.

The short answer. Under notification No. 15649/EMU/Auctions/HMDA/2026 dated 24-10-2026, HMDA is auctioning 45 Phase II plots of 185 to 300 square yards in Inmulnarva Layout on 23-11-2026, with registration and EMD due by 21-11-2026. The upset price is Rs 15,000 per square yard, the minimum increment Rs 500, and the EMD Rs 3 lakh per plot. At the floor, that puts plots between about Rs 27.75 lakh and Rs 45 lakh before stamp duty. The winner pays 25 per cent, excluding EMD, within 7 working days of the Letter of Offer and the 75 per cent balance within 60 days. The trade-off: entry costs are lower than Bachupally's, but the brochure itself places the layout on the south-west edge, near Kothur and Shadnagar, and expects infrastructure works to take up to 18 months.

Where is the Inmulnarva layout and what is on offer?

On the city's south-western fringe, in Rangareddy district. The brochure says the layout lies in Sy.No. 287, 289, 293, 294, 295, 296, 307, 309 and 325 of Inmulnarva Village, Kothur Mandal, and Sy.No. 82 and 83 of Veljerla-I and II, Farooqnagar Mandal. It is spread across 95.25 acres, of which 45 plots of varying sizes are proposed for e-auction under Phase II.

The HMDA November 2026 schedule splits the plots into two events, 40100 with 25 plots from 11 am to 2 pm and 40101 with 20 plots from 3 pm to 6 pm, both on 23-11-2026. The layout plan in the brochure shows plot sizes of 185, 200, 260 and 300 square yards. A typical 200 square yard plot is listed as 50 feet by 36 feet.

For access, the brochure describes an existing 30 metre access road on the south connecting to NH-44 and the Srisailam Highway via JP Dargah Road, with links to NH-44 at Kothur and Shadnagar and to ORR Exit 16 at Shamshabad. It names nearby employers including NATCO Pharma, MSN Laboratories and a Microsoft data center. These are the seller's own descriptions; drive the route at the hours you would commute before relying on them.

How much will an Inmulnarva plot cost at the floor price?

Between about Rs 27.75 lakh and Rs 45 lakh, before stamp duty and before any bidding above the floor. The arithmetic is simple: plot area multiplied by the bid rate per square yard. The brochure says the bid value is the basic price per square yard, "exclusive of all applicable levies, duties, etc."

The table below shows the four plot sizes on the layout plan at the Rs 15,000 floor, along with the payments that would follow if the plot were won at that price. Each Rs 500 increment adds Rs 1 lakh on a 200 square yard plot.

Because the 75 per cent balance includes the EMD, the cash still to be paid by day 60 on a 200 square yard plot at the floor would be Rs 22.5 lakh minus the Rs 3 lakh EMD, or Rs 19.5 lakh. Stamp duty and registration charges, the brochure says, "shall be borne by the successful bidders."

What must you pay to take part, and by when?

A Rs 3 lakh EMD per plot and a Rs 1,180 registration fee, by 21-11-2026. The brochure's schedule lists the registration fee as inclusive of GST and non-refundable, and the EMD as Rs 3,00,000 per plot "for all sizes." A pre-bid meeting is set for 13-11-2026, and the brochure says a facilitation centre at the site is available on all days for visits.

Registration is on the MSTC e-auction platform. Individuals need Aadhaar or another government ID, PAN, and a cancelled cheque or bank mandate form, according to the brochure. The EMD is paid into a virtual account and must reflect in your EMD ledger before the deadline. The brochure says the EMD is interest-free and that no payment by a third party on behalf of the bidder will be accepted.

If you lose, the EMD comes back. The terms say unsuccessful bidders can raise an EMD refund request from their login after the auction, and the amount will be refunded within 7 working days of that request, provided their bank details are verified.

Can a home loan fund an Inmulnarva plot?

The brochure provides a route, but timing is tight. It says HMDA will issue an NOC for bank loans, subject to sanction by the bank, and will hand over the registered sale deed directly to the bank. The H1 bidder must apply to HMDA for the NOC with a provisional sanction letter.

The first instalment is due within 7 working days, so it may need to come from savings unless your lender can disburse within that window. For the balance, the brochure offers 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. Ask your lender in writing, before you bid, whether it finances HMDA auction plots and how long sanction and disbursal take.

What happens if you miss a payment or change your mind?

You can lose everything paid. The brochure says that if payments are not made as per the Letter of Offer, the offer "shall stand cancelled and the EMD along with the amount already paid shall be forfeited." It also states that "no withdrawal or refund requests shall be entertained," and that such a request will be treated as a valid reason to cancel the allotment.

On a 200 square yard plot won at the floor, a missed day 60 payment would put the Rs 3 lakh EMD and the Rs 7.5 lakh first instalment at risk. The brochure also says a mere highest bid confers no right or title until the Metropolitan Commissioner, HMDA confirms it, and that if only a single bidder quotes on a plot, that bid will not be considered.

What does the buyer still have to arrange after winning?

Permissions, utilities and upkeep. The brochure says the successful bidder must obtain building permission and any sub-division approval from the appropriate local authority, and secure electricity, water and drainage connections from bodies such as TRANSCO and HMWS&SB at their own cost. HMDA "will not take any responsibility in this regard."

It adds that the plot is sold on an as is where is basis, that bidders should inspect and satisfy themselves about suitability for construction, and that the bidder is responsible for watch and ward of the plot from handover. The infrastructure works, according to the brochure, "are expected to be completed within 18 months," which is the seller's expectation rather than a dated commitment.

Our guide to the HMDA Bachupally plot e-auction covers the same payment and forfeiture rules for a layout closer to the city at a higher floor price. For context on how these auctions can clear, Telangana Today reported in June 2026 that 63 of 68 Medipally layout plots were sold at an average of Rs 56,260 per square yard. Our explainer on Telangana's 22-A relief for approved plots explains a separate registration issue that affects many private plots on the city's edges.

What should you check before bidding for an Inmulnarva plot?

Start with the brochure and your cash, then the site. Use this list:

1. Read the Inmulnarva brochure on the HMDA auctions page, especially the payment schedule and the cancellation and forfeiture clauses.
2. Attend the pre-bid meeting on 13-11-2026 or send written questions to the HMDA contacts listed in the brochure.
3. Visit the layout and drive the access route to your workplace at peak hours.
4. Pick plot numbers from the plan, noting size, dimensions and coordinates, before the auction day.
5. Register on MSTC and get the Rs 3 lakh EMD into your EMD ledger well before 21-11-2026.
6. Keep 25 per cent of your ceiling price, excluding EMD, ready to pay within 7 working days.
7. Get a lender's written confirmation on financing and the HMDA NOC process before you bid.

Frequently asked questions

When is the HMDA Inmulnarva plot e-auction?

HMDA's November 2026 schedule lists the Inmulnarva layout e-auction on 23-11-2026, with 25 plots from 11 am to 2 pm and 20 plots from 3 pm to 6 pm. The brochure sets 21-11-2026 as the last date for registration and EMD, and 13-11-2026 for the pre-bid meeting.

What is the upset price for Inmulnarva plots?

The brochure sets a minimum upset price of Rs 15,000 per square yard with a minimum bid increment of Rs 500 per square yard. Plot sizes on the layout plan range from 185 to 300 square yards, so the floor value ranges from about Rs 27.75 lakh to Rs 45 lakh before stamp duty.

How much EMD is needed for an Inmulnarva plot?

The brochure sets the pre-bid EMD at Rs 3 lakh per plot for all sizes, paid through the MSTC portal, plus a non-refundable Rs 1,180 registration fee. The EMD is interest-free, third party payments are not accepted, and unsuccessful bidders can request a refund after the auction.

Who arranges building permission and utilities for an HMDA auction plot?

The buyer does. The Inmulnarva brochure says the successful bidder must obtain building permission and any sub-division approval from the local authority, and secure electricity, water and drainage connections at their own cost, adding that HMDA will not take any responsibility in this regard.

This article explains the published terms of an HMDA auction brochure for information only and is not legal or financial advice. HMDA may issue addenda, so check its website before bidding.

Last updated 2026-11-10. PropNewz Team.