MHADA's Andheri West Plot E-Auction: What a Bidder Pays, Signs and Risks
MHADA's Mumbai Board opened an e-auction on October 23, 2026 for a 258.39 sq m residential plot at D.N. Nagar, Andheri West, with a base land cost of Rs 3,47,58,623. This guide sets out eligibility, deadlines, payment schedule, 90 year lease terms and the risks a bidder should weigh.
On October 23, 2026, the Mumbai Housing and Area Development Board, a regional unit of MHADA, opened registrations for a single open residential plot in Andheri West, put up for e-auction. The plot sits at CTS No. 195 (part), D.N. Nagar, measures about 258.39 square metres, and carries a base land cost of Rs 3,47,58,623 worked out at the 2026-27 ready reckoner rate for open land. Registration closes on November 4, and the auction is scheduled for November 16.
The headline is simple. The fine print is where a household deciding whether to bid needs to spend its time, because this is a 90 year lease with conditions, not a freehold purchase, and the auction booklet places most of the costs and approvals on the winning bidder.
The short answer. MHADA's Mumbai Board is auctioning a roughly 258.39 square metre residential plot at D.N. Nagar, Andheri West, on lease, with a base land cost of Rs 3,47,58,623 and an earnest money deposit of Rs 3,47,586. Any person competent to contract can bid, along with companies, trusts and societies. The winner pays 25 percent within 30 days of the provisional offer letter and the balance within 60 days after that, gets a 90 year lease in three 30 year terms, and must start development within three months of allotment. The trade-off: a city plot at a published base price, but with only 1 FSI assured, stamp duty, lease rent, approvals and other charges on top, and an earlier allottee of part of the land holding a right to match the highest bid.
What exactly is MHADA auctioning in Andheri West?
According to the MHADA Mumbai Board expression of interest booklet dated October 23, 2026, the board has invited online bids for an open plot for construction of a residential building at Village Andheri (W), CTS No. 195 (part), D.N. Nagar, Andheri (W), Mumbai 400053. The reservation category is residential, sub category RH 3.4 under DCPR 2034, and the intended use is residential. The area is stated as about 258.39 square metres, and the booklet notes that areas are tentative and the final area will be confirmed by joint measurement on site.
The base price is set at the ready reckoner rate for 2026-27 for open land, Rs 1,34,520 per square metre at an FSI of 1, which gives the land cost of Rs 3,47,58,623. The booklet notes that the rate is for FSI 1 and that further amounts may be recovered for further FSI.
| Item | What the MHADA booklet states |
|---|---|
| Plot | CTS No. 195 (pt), D.N. Nagar, Andheri (W), about 258.39 sq m, residential |
| Base land cost | Rs 3,47,58,623 at Rs 1,34,520 per sq m, 2026-27 ready reckoner, FSI 1 |
| Earnest money deposit | Rs 3,47,586, adjusted in the land cost |
| Non-refundable fees | Rs 5,900 application fee and Rs 1,180 processing fee, both including GST |
| Key dates | Registration till November 4, EMD November 11 to 13, auction November 16, result November 17, 2026 |
Who can bid, and what do you need?
The eligibility clause says any person, company, public charitable trust or society registered under the Maharashtra Co-operative Societies Act, 1960, or education institution, competent to contract under the Indian Contract Act, can submit a bid. Joint ventures of individuals or entities can apply under the signatures of all parties. Registration is on the MHADA e-auction portal, with email and mobile verification by OTP, followed by uploading documents for the chosen bidder type.
For registration, the booklet lists the applicant's Aadhaar card, PAN card, bank account details, a mobile number linked with Aadhaar and an email ID, plus authorisation letters and registration certificates for entities. Two bank account rules stand out. The applicant must give details of their own savings, current or joint account, and the booklet says giving another person's account will invalidate the application. It also says an NRI account will not work.
The booklet lists grounds for rejection, including more than one application by the same bidder, the same account number used by different bidders in the same bank, and wrong PAN or TAN numbers. Incomplete or incorrect documents are rejected at registration.
What is the timeline from registration to result?
The schedule, marked tentative in the booklet, runs as follows. Registration and document upload opened on October 23, 2026 at 3 pm and closes on November 4, 2026 at 5:30 pm. Documents are verified on November 5. The earnest money deposit window runs from 11 am on November 11 to 7 pm on November 13. The e-auction for eligible applicants is on November 16 from 11 am to 5 pm, and the result is listed for November 17.
During the auction, bids must be in multiples of Rs 10,000 over the offset price. The highest bidder who meets the technical qualification is selected, and the booklet says the first intimation letter goes only to the highest bidder. The successful bidder must register acceptance within 10 days, failing which the allotment is cancelled and the next highest bidder may be given the opportunity.
What will the winner actually pay, and when?
The bid amount is only the start. The booklet says the offset price excludes municipal taxes, insurance premium, stamp duty and registration charges, lease rent, deposits for services and maintenance, charges for forming a society or company, security deposits for electric meters, licence and permit fees, non-agricultural assessment, water, power supply and fencing charges, documentation charges and any other charges applicable under government or MHADA rules. All of these are the successful bidder's liability.
Payment runs in two instalments after a provisional offer letter. Instalment I is 25 percent of the total bid amount within 30 days of the letter being made available, with a 15 day transit period counted, so 45 days in all. Instalment II, the remaining 75 percent, is due within 60 days after Instalment I. Extensions are possible with delayed payment charges at MHADA's prevailing rates, and the booklet says that if the second instalment is not paid even after 180 days, the provisional offer letter will be cancelled and the earnest money forfeited, with the residual amount refunded without interest.
For budgeting, our explainers on the ready reckoner rate and stamp duty in Mumbai and on Maharashtra stamp duty and registration are a starting point, but the booklet itself says stamp duty for the lease is payable as per the rules and rates of the stamp department, so confirm the exact figure with that office before you bid.
Is this ownership or a lease?
A lease. The booklet says plots will be allotted on lease under the Maharashtra Housing and Area Development Act, 1976, read with the MHAD (Disposal of Land) Rules, 1981 and Regulations, 1982. The lease is for 90 years, executed first for 30 years and renewed twice for 30 years each. MHADA reserves the right to enhance the yearly lease rent after 30 years, and the booklet says the revised rent will be binding. Lease rent is to be assessed under MHADA Resolution No. 7110 dated June 18, 2024. An illustrative lease clause says unpaid lease rent attracts interest at 18 percent a year or any higher rate MHADA decides.
Other conditions matter for a household. The allottee must develop the plot only for the reserved purpose and must start development within three months from the date of allotment. Construction cannot begin until plans are submitted and approved in writing by the Chief Officer. The booklet says the allottee will not be permitted to transfer or assign rights under the agreement without MHADA's prior permission. Possession is handed over only after the lease deed is executed, stamp duty is paid and the deed is registered.
What should a bidder check before paying the deposit?
Three points in the booklet deserve special attention. First, FSI. It states that 1 FSI is permissible on all auction plots, and that any TDR or additional FSI beyond 1 would need an NOC from MHADA or the planning authority, with additional payment as per MHADA policy. If your plan depends on building more than 1 FSI, price that uncertainty in.
Second, the existing allottee. The booklet notes that part of the plot, about 26.57 square metres, was allotted to an individual under an allotment of September 19, 1991, and states that this allottee has a first right of refusal and will be permitted to match the highest bid. Winning the auction may therefore not guarantee the allotment.
Third, condition on the ground. The booklet advises applicants to visit the site before bidding, says MHADA will not carry out any development work, and says plots are allotted on an as is where is basis. It also says the bidder must obtain all permissions and licences for the intended use and that the board is not responsible for any failure to obtain them. Before bidding, consider checking past transactions on the land records; our guide to reading an Index II record explains how.
- Read the full MHADA booklet, including the lease clauses.
- Visit the plot and note access, surroundings and condition.
- Confirm the stamp duty on the lease with the stamp authority.
- Budget for lease rent, approvals and the listed extra charges.
- Plan funding for 25 percent within 45 days of the offer letter.
- Factor in the earlier allottee's right to match the top bid.
- Keep your own bank account, PAN and Aadhaar details consistent.
Frequently asked questions
Can an individual bid in the MHADA Andheri West plot e-auction?
Yes. The MHADA Mumbai Board booklet dated October 23, 2026 says any person, company, public charitable trust, registered co-operative society or education institution competent to contract under the Indian Contract Act can bid. Registration on the MHADA e-auction portal closes on November 4, 2026 at 5:30 pm.
What is the base price of the D.N. Nagar plot?
The booklet sets the land cost at Rs 3,47,58,623 for about 258.39 square metres, using the 2026-27 ready reckoner rate of Rs 1,34,520 per square metre for open land at FSI 1. The earnest money deposit is Rs 3,47,586, adjusted in the land cost.
Does the winning bidder get ownership of the plot?
No. The booklet says the plot is allotted on a 90 year lease, executed for 30 years and renewed twice for 30 years each. Transfer or assignment needs MHADA's prior permission, and possession is given only after the lease deed is executed, stamped and registered.
Can someone else take the plot after I win the auction?
Possibly. The booklet says part of the plot, about 26.57 square metres, was allotted to an individual in 1991, and that this allottee has a first right of refusal and will be permitted to match the highest bid amount quoted in the auction.
Last updated 2026-10-31. PropNewz Team.
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