Download the BDA Misrod Phase -II plots 2026
Misrod in Bhopal sits on Narmadapuram Road (NH 46), the highway from Bhopal towards Nagpur. Mandideep, one of Madhya Pradesh’s largest industrial areas, with more than 650 units including HEG, Procter & Gamble, Eicher and Lupin, is about 12 km away by road.
AIIMS Bhopal is about 7 km by road. The Bhopal Metro’s Orange Line, which began passenger service in December 2025, runs from AIIMS towards Subhash Nagar.
The layout plan shows the scheme beside Misrod railway station (MSO), on the West Central Railway’s Bhopal division. Rani Kamlapati station is about 7 km away, Bhopal Junction about 14 km and Raja Bhoj Airport about 24 km.
he scheme has 30 m wide master plan roads, two primary schools, a nursery school, a dispensary, a 1.158 hectare site for an intermediate hospital or health centre, and several parks.
Plot sizes run from 60 sq m (646 sq ft) to 229.5 sq m (2,470 sq ft), so first-time buyers and families who want a large house both have options.
Bhopal’s south-east corridor along Narmadapuram Road has been filling up fast, and the Bhopal Development Authority (BDA) is now selling 73 freehold residential plots in its Sardar Vallabh Bhai Patel Misrod Phase-II scheme. Reserve prices start at ₹18 lakh for a 60 sq m plot and go up to ₹72.29 lakh for a 229.5 sq m plot. Offers are accepted only online, and the window closes on 16 November 2026. If you want a government-allotted plot in Bhopal with clear freehold title, here is everything you need to decide quickly.
Only 39 of the 73 plots are open to every buyer; the rest are reserved for specific categories. You must pay 100% of the price within 45 days of allotment, plus several charges the notice does not quantify. Plots are sold as they stand, so check road access, drainage and power at your plot before you apply. Plots close to the railway line may also get train noise. Misrod is still developing, so treat this as a home or a five-year hold, not a quick flip.
The offer in brief
BDA’s notice no. 5029, dated 2 November 2026, invites offers for 73 residential plots in Sectors A, B, D and E of Misrod Phase-II. Reserve prices range from ₹18.00 lakh to ₹72.29 lakh, and the deposit for each plot is 10% of its reserve. Offers are accepted only on vikaspradhikaran.mponline.gov.in from 3 November to 16 November 2026, and BDA will open them on 17 November 2026 at 12:00 noon.
This is an offer process, not a live auction. You quote your price for a plot online, and BDA opens all offers together. The notice mentions no second round to raise your offer, so treat it as one shot and quote your best price the first time.
BDA Misrod Phase-II plots 2026: quick facts
These figures come from BDA’s notice no. 5029/Sampada/BhaViPra/26, dated 2 November 2026.
Plots by size
The 73 plots fall into eight size groups. Sector A has the widest choice, with 36 plots from 60 sq m to 189 sq m, while Sector E holds the largest plots.
The 90 sq m plot is the most common size in this round, with 23 plots across all four sectors. At 7.5 m x 12 m, it is a practical size for a ground-plus-one or ground-plus-two family house. The 60 sq m plots in Sector A are the cheapest way into the scheme, but a 5 m frontage limits the design, so check the building rules before you commit.
Who can apply: open and reserved plots
This is the detail most buyers miss. Of the 73 plots, 39 are open to everyone in the general (samanya) category. The other 34 are reserved, and only applicants with a valid certificate for that category can apply for them.
Three rules apply to reserved plots:
- You must upload a valid certificate from the competent authority. BDA will not open your offer without it, and no claim or objection will be heard later.
- If a development authority has already allotted you a reserved property in one category, you cannot apply for another reserved property, or under another category, with that authority.
- Plots for freedom fighters and democracy fighters (loktantra senani) can be taken only by the fighter, or by their husband or wife if the fighter has died.
The Carpet Area value check
BDA does not publish a rate per square metre, but the reserve prices follow a clear pattern. Every plot is priced from one base rate, with a premium for a wider road and another for a corner:
For context, Housing.com puts the average asking price in Misrod at about ₹3,943 per sq ft, up 16% in a year, though that figure mixes flats and plots. BDA’s base rate is roughly 29% below that average. That gap is why you should expect competition for the cheaper open plots.
Here is what you would pay for the three most popular open plot sizes at different offer levels:
These figures assume plots on 6 m or 7.5 m roads, and cover only the plot price. On top, budget for Madhya Pradesh stamp duty and registration, which together come to about 10.5% of the higher of your price and the government guideline value. There are also BDA’s own charges, covered in the next section. Once your offer crosses ₹50 lakh, you must also deduct 1% TDS.
Terms that change what you pay
The notice lists 19 conditions. These are the ones that affect your money and your timeline:
The 45-day full-payment rule is the one to plan around. If you need a home loan, get it sanctioned in principle before you apply, because there is no instalment plan. The notice also says all plot areas are approximate and plots are sold as they stand, so visit your plot before you quote a price. In any dispute, the decision of BDA’s Chairman is final.
Key dates
The date that matters most is 16 November 2026, the last day to register, pay the deposit and submit your offer.
The notice gives a closing date but no closing time. Listings based on the MPOnline portal show 5:00 PM on 16 November, so finish well before then. A payment that has not gone through by the cut-off may not count.
Carpet Area verdict
This is a well-priced round. BDA’s base rate of about ₹2,787 per sq ft sits well below Misrod’s average asking price, the title is freehold, and the scheme is planned, with schools, a health centre site and wide roads. The trade-offs are a tight 45-day payment window, charges the notice does not quantify, and a one-shot offer process.
Apply if:
- You want a plot to build your own home in south Bhopal, near AIIMS, the Narmadapuram Road corridor or Mandideep
- You can visit the plot before 16 November and have the full price ready within 45 days of allotment
- You are eligible for a reserved category; competition for those plots is limited to fellow category applicants
Skip if:
- You need a home loan that is not yet sanctioned
- You are looking for a quick resale profit
- You cannot inspect the plot or check its access, drainage and power in time
Our pick: the open 90 sq m plots on 7.5 m roads, such as B-530, B-531 and D-447, at ₹27 lakh each. They balance price, a buildable frontage and resale appeal. Buyers with a bigger budget should look at the open 135 sq m plots in Sector D (D-33, D-34 and D-309) at ₹40.50 lakh.
Frequently asked questions
What is the BDA Misrod Phase-II plot scheme 2026?
It is the Bhopal Development Authority’s sale of 73 freehold residential plots in its Sardar Vallabh Bhai Patel Misrod Phase-II scheme, through online offers on MPOnline from 3 to 16 November 2026.
What is the starting price of plots in Misrod Phase-II?
The lowest reserve price is ₹18 lakh, for 60 sq m plots on 6 m roads in Sector A. The highest is ₹72.29 lakh, for plot E-91, which measures 229.5 sq m.
What is the last date to apply?
Registration, deposit payment and offers close on 16 November 2026. BDA will open the offers on 17 November 2026 at 12:00 noon.
How much deposit do I need to pay?
The deposit is 10% of the plot’s reserve price, from ₹1.80 lakh to ₹7.23 lakh. It is adjusted against the final price if your offer is accepted.
Are the plots freehold or leasehold?
Freehold. The notice says the plots are sold with full ownership (bhoomi-swami) rights.
Can anyone apply for any plot?
No. Only 39 of the 73 plots are open to all. The other 34 are reserved for categories such as Scheduled Tribes, Scheduled Castes, OBC, persons with disabilities and journalists, and need a valid certificate.
How soon do I have to pay the full amount?
Within 45 days of the allotment order. If you do not pay, BDA can cancel the allotment and forfeit your entire deposit.
Is this an auction?
It is an online offer process. You quote a price at or above the reserve, and BDA opens all offers together on 17 November.
Can NRIs apply?
The notice does not mention NRIs. Under India’s foreign exchange rules, NRIs and OCI cardholders can buy residential plots, but confirm with BDA or on the MPOnline portal before you pay.
Where do I apply?
Only on vikaspradhikaran.mponline.gov.in, the portal named in BDA’s notice.
Sources
- BDA notice no. 5029/Sampada/BhaViPra/26, dated 2 November 2026: plot list, reserve prices, deposits and conditions (in Hindi)
- BDA Misrod Phase-II layout plan
- MPOnline Vikas Pradhikaran portal: online registration and offers
- Bhopal Development Authority
- Misrod (Wikipedia) and Misrod railway station (Wikipedia)
- Mandideep (Wikipedia): industrial units and major companies
- Orange Line, Bhoj Metro (Wikipedia)
- Housing.com: Misrod overview: average asking price
- Godrej Capital: stamp duty and registration charges in Madhya Pradesh
- OpenStreetMap routing (OSRM): road distances from Misrod railway station
Beware of fraud. Carpet Area is not connected with the Bhopal Development Authority. Register, pay and submit your offer only on the official MPOnline portal named in BDA’s notice. No agent, website or individual can guarantee you a plot.
Disclaimer: This article is for general information only and is not legal or financial advice. Figures are taken from BDA’s notice dated 2 November 2026 as of 13 November 2026 and may change through a corrigendum. Verify every detail on bda.org.in and the MPOnline portal before paying any amount.
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