What is being offered, and what area is established?
Current catalogue lot 1; property pack p. 1 (2022 RMC letter), p. 2 (1992 RUDA letter), pp. 5–15 (deed)
Four residential plots are sold as one bundle; no separate per-plot bid or price is published. RMC’s letter of 16 September 2022 lists 426.50, 262.71, 319.97 and 270.00 sq m for plots 43, 44, 78 and 79, totalling 1,279.18 sq m. The 1990 sale deed and a 1992 RUDA letter instead give 319.67 sq m for plot 78. The 1992 letter also allots extra strips to plots 43 (+24.50 sq m, total 451.00) and 78 (+27.91 sq m, total 347.58), and seeks approval to convey them. The pack does not establish that conveyance, and RMC’s 2022 table omits the strips. The current catalogue gives no area. Obtain the surveyed extent and written confirmation from AIAHL of whether the strips are included.
What do the revised seller documents disclose?
Special terms clause 4, PDF pp. 3–4; undertaking clauses 4–7
The special terms say AIAHL does not hold original property documents and supplies available photocopies. They disclose encroachment and possible penalties for breach of allotment conditions. These are seller statements, not independent site findings. The occupied extent, current penalty demand and the documents acceptable for registration or finance remain unverified. The revised pack does not change the price or dates.
What does the title and approval bundle establish?
Property pack p. 1 municipal letter; pp. 5–15 deed
The catalogue and special terms call the property leasehold. The linked 1990 document is a conditional sale deed, with residential-use, construction and transfer conditions. The 2022 municipal NOC permits the sale process subject to payment of listed dues; it is not evidence that those dues were paid or that a new buyer’s transfer is already approved. Confirm the precise interest offered and every outstanding consent.
Which use and historical conditions matter?
Property pack pp. 1, 9–12 and 14
The deed requires residential use and construction within a historical three-year period; it restricts transfer and letting/licensing without written permission and permits cancellation for breach. Historical possession in 1988 does not establish vacant possession now. The municipal transfer fees and tax demand are explained in the costs answer below.
Who can bid, including an individual or NRI?
Special terms clause 8, PDF pp. 5–6; clause 30(g), p. 13; undertaking opening and clause 14
The special terms allow legally competent Indian entities including individuals, institutions, societies, companies, government companies, PSUs and ministries. Air India, AIAHL and subsidiary employees are excluded. NRIs must meet the criteria, including PAN, Indian residence proof and an attested signature from their Indian nationalised bank; payment is in Indian rupees. Institutions, societies and companies supply their annual report and constitutional documents. The consortium clause refers to an unrelated payment clause, so its requirements need clarification. The purchaser undertaking is worded for a company: other eligible applicant types need the correct form and signing instructions. No separate minimum age or local-residency rule is established beyond these stated conditions.
What must be submitted, and when is the EMD due?
Catalogue upload table and pre-bid instructions; special terms clauses 5 and 23
The catalogue publishes document upload through 19 Nov 2026, 11:59:59 PM IST, and still shows Not Activated. Confirm access and the complete checklist with AIAHL/MSTC. The ₹15 lakh pre-bid EMD is separate: the catalogue requires credit before the auction starts, while special terms clause 5 says before auction close and recommends at least one day before the start. Obtain the binding cutoff in writing and allow bank-processing time; the upload cutoff is not automatically the EMD cutoff. Use MSTC’s specified pre-bid payment route.
Could the full price be due before transfer approval?
Special terms clauses 4, 25 and 27; undertaking clause 7, PDF p. 2
Yes. The special terms require the buyer to obtain the allotting authority’s NOC at their own cost and risk, but do not tie the payment deadline to receipt of approval. The undertaking says delay, refusal or conditional approval does not permit withdrawal, refund, interest, compensation or a price reduction, except where the bid documents expressly provide otherwise. Registration follows full payment and the necessary approvals. Confirm this risk before committing funds.
What will a successful bidder pay, and why do the schedules differ?
Catalogue payment fields; special terms clauses 2, 5, 12, 23(d), 27, note F and Annexure A
The catalogue lists 25% post-bid EMD within 10 days of acceptance, balance within 60 days and late charges of 1% per week plus GST. Special terms clause 27 instead requires 20% within 10 working days of the Acceptance Letter and the adjusted balance within 45 days, counting the letter’s issue date. The special terms take precedence over general and buyer-specific terms, but retain a prior 25-26/29053 reference, a blank property annexure and inconsistent instalment references. Obtain the governing schedule in writing and do not budget on the longer period or add both initial percentages.
What costs and default losses sit beyond the bid?
The catalogue prints 2% TCS and GST as applicable; confirm the actual tax treatment. Stamp duty, registration, permissions, transfer premiums and other buyer-assigned charges are additional. MSTC’s service charge including GST is already included in the successful quoted price under clause 9(d), so do not count it twice. Special terms 25(a)–(b) and undertaking clause 8 assign NOC charges, transfer premiums and transfer/substitution charges to the buyer. Obtain the current municipal demand before budgeting. A missed instalment has a further 30-day period at 18% simple annual interest under clause 27; failure can forfeit the pre-bid EMD and all other payments. A wrong bid can forfeit EMD. Clause 30(h) permits forfeiture of all payments for breach left uncured after notice or incapable of cure; its 15-day notice is discretionary, not guaranteed.
RMC’s conditional NOC and buyer costs
- Transfer fees: ₹34,98,558 in 2022The 16 September 2022 NOC was conditional on payment of ₹37,31,371: transfer fees of ₹34,98,558 plus open-plot tax of ₹2,32,813 through 30 September 2022. The fee table uses ₹2,735 per sq m, labelled 10% of the market rate (equivalent to ₹27,350 per sq m). Transfer fees alone were about 11.6% of the ₹3.01 crore Start Price. Budget for this buyer obligation at the rate RMC applies; the current fee and unpaid balance are unverified.
- Tax-arrears allocation conflictsClause 25(b) requires the buyer to procure dues before the definitive documents; clause 25(f) assigns property dues from the deed date. Obtain written allocation of the historical open-plot tax and any later arrears before bidding.
SourcesCatalogue lot 1; special terms clauses 9(d), 24, 25, 27, 30(h)–(j); undertaking clauses 8, 10–13; property pack p. 1 (RMC conditional NOC, 16 September 2022)
How do inspection, extensions and refunds work?
Catalogue inspection and auction tables; special terms clauses 5, 21, 23–24, 30 and notes I–J
Registered parties or authorised representatives may inspect on working days during office hours within the catalogue’s inspection period, with photo ID or a copy of the catalogue and AIAHL or its consultant present. Arrange access before bidding. The auction is scheduled for 30 Nov–1 Dec 2026, from 12:00 PM IST on 30 Nov 2026 to 4:00 PM IST on 1 Dec 2026, with unlimited eight-minute extensions. Bids remain valid for 180 days; the highest bid is not guaranteed acceptance. Non-highest bidders request EMD refund through MSTC in the stated 6:00 AM–12:05 PM IST window the day after close; the terms state processing within three working days. No interest is paid. The highest bidder’s EMD is retained as security. Seller withdrawal before definitive documents is allowed, with the stated refund provisions.