What is being offered, and what area is established?
Current catalogue lot 1; property pack pp. 1–5 and 9–10
Plots 1–11 form one staff-quarter land bundle, not eleven separately priced auction lots. The catalogue prints 19,625 sq m. The 2004 lease schedule and 24 January 2024 transfer letter state 21,120 sq ft. For comparison, that converts to approximately 1,962 sq m—about one-tenth of the catalogue figure. The lease premium of ₹10,56,000 is consistent with ₹50 per sq ft on the smaller extent. These calculations expose the difference; they do not establish the correct sale area. Do not value the offer on 19,625 sq m until AIAHL confirms it in writing. The catalogue also describes booking-office vacant land, while the linked papers concern staff quarters and structures. Obtain a corrected schedule, survey and current building inventory.
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 pp. 1–2 approval request; pp. 3–10 lease
Air India’s 24 January 2024 letter expressly seeks the lessor’s written approval to transfer the land and structures to AIAHL. No approval reply appears in the linked pack. The 2004 lease requires prior written consent for transfer and restricts use to private dwelling unless the lessor permits a change. Obtain evidence of both the transfer to AIAHL and the proposed buyer’s approval; the letter is not itself consent.
Which use and historical conditions matter?
Property pack pp. 4–5, 8–10
The lease restricts subdivision or amalgamation, requires sanctioned construction and completion, and bars non-residential trade or use without written consent. Breaches can lead to re-entry without compensation or return of premium; the notice-and-remedy protection has exceptions for the specified transfer/subdivision and misrepresentation cases. The historical no-violation endorsement does not establish current compliance, and the construction deadline is not a fresh period granted to this buyer.
What yearly lease payments and arrears need checking?
Property pack pp. 4–5, 8–9: lease clauses 2(I), 2(V)–(VI), 3–5; undertaking clause 8
The lease reserves yearly rent or urban assessment, plus rates, taxes and other assessments. Urban assessment may be revised every 15 years, with an increase of up to 25%. One calendar month of unpaid premium or urban assessment can permit re-entry without compensation or return of the premium, subject to the lease’s notice-and-remedy provisions and their exceptions. Undertaking clause 8 assigns lease rent, ground rent and unearned increase to the purchaser. The supplied pack skips page 2 of the lease; the rent amount is not established by the available pages. Obtain the full lease, current yearly demand and arrears position before committing funds.
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 15 Nov 2026, 11:59:59 PM IST, and still shows Not Activated. Confirm access and the complete checklist with AIAHL/MSTC. The ₹25 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?
Catalogue lot 1; special terms clauses 9(d), 24, 25, 27, 30(h)–(j); undertaking clauses 8, 10–13
The catalogue prints 0% 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. Undertaking clause 8 also assigns lease rent, ground rent and unearned increase to the purchaser; confirm the yearly demand and arrears as explained above. 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.
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 25–26 Nov 2026, from 12:00 PM IST on 25 Nov 2026 to 4:00 PM IST on 26 Nov 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.