Bachupally and the north-west corridor

Bachupally is a fast-growing residential suburb in north-west Hyderabad, in Medchal-Malkajgiri district, next to Nizampet, Pragathi Nagar and Miyapur. HMDA’s layout sits in Survey Nos. 39 and 40 of Bachupally village, about 2 km from the Outer Ring Road to the north and the Miyapur Road to the south, and is surrounded by gated villa communities. By road it is roughly 10 km from Miyapur Metro station, 16 km from HITEC City, 22 km from the Financial District and 47 km from the airport. Engineering colleges such as VNR VJIET, GRIET, BVRIT and KLH University, the JNTU campus, and schools such as Oakridge International and Delhi Public School are all close by.

Two things to keep in mind: the roads, sewerage, water supply, drainage and street lighting inside the layout are still being built, and HMDA expects them to be finished within 18 months, so plan on a wait before you can build. And this is not a small ticket: even at the base price, the smallest plot costs about ₹1.20 crore before stamp duty, and earlier rounds here closed well above the base price.

The scheme in brief

The Hyderabad Metropolitan Development Authority (HMDA) is selling 50 open plots in its Bachupally Layout through an online e-auction on 20 November 2026. This is Phase V of a 27-acre layout with 269 plots in all. Forty-six of the 50 plots measure 266.67 sq yd (40 x 60 ft, or 2,400 sq ft), and four irregular plots range from about 328 to 500 sq yd.

The minimum upset price is ₹45,000 per sq yd (₹5,000 per sq ft), so plots start at about ₹1.20 crore and the largest opens at about ₹2.25 crore, before stamp duty. To bid, you register with MSTC, the government’s e-auction agency, for ₹1,180 and deposit an EMD of ₹5 lakh by 19 November 2026. HMDA sells the plots freehold and describes the land as government-owned with a clear title and no encumbrances.

In this guide: quick facts, the plots on offer, the Carpet Area value check, payment terms, key dates, our verdict and FAQs.

HMDA Bachupally plots e-auction: quick facts

These details come from HMDA’s Phase V e-auction brochure and schedule.

The plots on offer

Forty-six of the 50 plots are the same standard size, which makes them easy to compare. The other four are larger plots with irregular shapes.

You bid a rate per sq yd, and the final price is that rate multiplied by the plot’s area. If the area measured at handover turns out larger or smaller, HMDA adjusts the price at your bid rate, with no interest on any refund.

The Carpet Area value check

At the upset price of ₹45,000 per sq yd, HMDA is asking ₹5,000 per sq ft for land in Bachupally. The real question is how far above that the bidding will go. HMDA has sold plots in this layout before, so there is a track record to go by:

Three things stand out. First, the starting price has moved up sharply. In March 2023 the upset price was ₹25,000 per sq yd and bids averaged ₹59,149, about 135% higher. This time bidding opens at ₹45,000, so the gap between the opening price and what buyers have actually paid is much narrower.

Second, buyers are not chasing every plot. The September 2026 round averaged ₹51,991 per sq yd, only about 16% above this round’s upset price, and 10 of the 35 Bachupally plots offered that day went unsold.

Third, the auction still looks reasonable against the open market. Private plots of 246 to 300 sq yd in Bachupally were listed on Square Yards in October 2026 at roughly ₹60,000 to ₹80,000 per sq yd. Those are asking prices, not sale prices, but they suggest that an HMDA plot bought near the recent auction average comes in below what private sellers are asking, with a cleaner title.

Our reading: for a standard plot, recent results point to a fair zone of roughly ₹50,000 to ₹55,000 per sq yd, or about ₹1.33 crore to ₹1.47 crore before stamp duty. Above ₹60,000 per sq yd you would be paying more than the 2023 average, so set your limit before the auction starts and stick to it.

Payment terms and rules that change what you pay

HMDA is strict about deadlines, so know the payment schedule before you bid:

A few more rules matter, especially if you are bidding from abroad:

• One EMD can cover several plots. Your ₹5 lakh is used only while you are the highest bidder on a plot. If someone outbids you, it is freed for another plot. To hold the top bid on two plots at once, you need ₹10 lakh in your EMD ledger.
• A single bid is not accepted. If only one bidder bids on a plot, HMDA rejects the bid and returns the EMD.
• Bidding extends near the close. Any bid in the last 8 minutes pushes the closing time out by another 8 minutes. An auto-bid option lets you set a maximum and an increment in advance, which helps if you are in a different time zone.
• Pay only by NEFT or RTGS, from your own account. HMDA does not accept cash or cheques, and no third party can pay on your behalf, so NRIs should pay from their own NRE or NRO account rather than through a relative.
• No withdrawal. Once you win, a request to withdraw is treated as grounds to cancel the allotment and forfeit what you have paid.
• Home loans are allowed. HMDA issues a no-objection certificate to your bank against its provisional sanction letter and hands the registered sale deed directly to the bank.
• As is, where is. You are deemed to have inspected the plot. Building permission and water, sewerage and power connections are your responsibility and at your cost.
• Unsuccessful bidders get the EMD back. Raise a refund request from your MSTC login after the auction; MSTC says it refunds within 7 working days of the request.

Key dates

The date that matters most is 19 November 2026, the last day to register on MSTC and get your ₹5 lakh EMD into your EMD ledger.

All times are IST. A bank transfer can take a day to show in the MSTC EMD ledger, and the system will not let you bid if your balance is even one rupee short, so pay the EMD a few days early. You can visit the site on any day through HMDA’s facilitation centre at the layout.

Carpet Area verdict

This is one of the cleaner ways to own land in an established Hyderabad suburb: a government seller, a freehold title, a planned layout with paved roads and underground sewerage, and a location 2 km from the ORR. The catch is the price and the wait. Bidding opens at ₹1.20 crore for a standard plot, the last round here averaged about ₹1.39 crore, and the layout’s infrastructure will take up to 18 months.

Bid if:

• You want land in north-west Hyderabad to build your own home, or to hold for five years or more
• You can pay 25% within 7 working days and the balance within 60 days, or have a home loan lined up
• You value a government title over a private layout, even at a similar price

Skip if:

• You need rental income soon; an open plot earns nothing until you build
• You cannot commit to the payment deadlines, since missing one means losing the EMD and what you have paid
• You are hoping to buy far below the market; the upset price is already close to recent auction averages

Our advice: visit the layout before 19 November, shortlist two or three standard plots in the same session, and fix your maximum bid before the auction starts, in line with the fair zone in our value check.

Frequently asked questions

What is the upset price for HMDA’s Bachupally plots?

₹45,000 per sq yd, or ₹5,000 per sq ft. A standard 266.67 sq yd plot starts at about ₹1.20 crore, and bids go up in steps of ₹500 per sq yd or its multiples.

How many plots are on offer, and what sizes?

Fifty plots in Phase V: 46 of 266.67 sq yd (40 x 60 ft) and four irregular plots of 328.19, 337.62, 429.17 and 499.96 sq yd.

What is the EMD, and when must I pay it?

₹5 lakh per plot, paid into your MSTC EMD ledger by 19 November 2026. The MSTC registration fee of ₹1,180 is separate and non-refundable.

When is the e-auction, and which plots are in each session?

On 20 November 2026, on mstcecommerce.com. Session 1, from 11 AM to 2 PM IST, covers plots 1, 9, 10, 26, 28, 29, 44, 50 to 55, 60, 68, 77, 78, 79, 81, 93, 104, 109, 111, 114 and 115. Session 2, from 3 PM to 6 PM IST, covers plots 121, 132, 157, 158, 163, 173, 185, 192, 211, 212, 214, 218, 226 to 229, 237, 238, 243, 248, 250, 256, 261, 265 and 269.

Can NRIs bid?

HMDA’s terms allow any individual, firm or company registered with MSTC to bid, provided they are eligible to own property in India. Under FEMA rules, NRIs and OCI cardholders can buy residential plots in India (but not agricultural land), paying through an NRE, NRO or FCNR account or by inward remittance. You will need a PAN to register. Check your own case with a chartered accountant before you bid.

How do I pay if I win?

25% of the sale value within 7 working days of the Letter of Offer (the EMD does not count towards this), then the balance 75%, with the EMD adjusted, within 60 days. Payments are by NEFT or RTGS only.

Can I take a home loan for the plot?

Yes. Apply to HMDA for a no-objection certificate with your bank’s provisional sanction letter. HMDA hands the registered sale deed directly to the bank.

What happens if only one person bids on a plot?

HMDA does not accept a single bid. The bid is rejected, the EMD is returned and the plot may be put up again in a later auction.

Is the layout ready to build on?

Not fully. HMDA expects the roads, sewerage, water supply, drainage and street lighting to be completed within 18 months, and you will need your own building permission and utility connections.

What other costs should I budget for?

Stamp duty, transfer duty and registration of about 6% in Telangana, all paid by the buyer, plus bank charges, building-permission fees and the cost of water, sewerage and power connections.

Sources

• HMDA, Bachupally Layout Phase V e-auction brochure, notification No. 15649/EMU/Auctions/HMDA/2026 dated 24 October 2026 (HMDA auctions page): plots, sizes, upset price, EMD, schedule, payment and auction terms
• MSTC e-auction portal: bidder registration and live auction
• Telangana Today, 2 September 2026: HMDA fetches Rs 101.51 crore through Mokila, Bachupally e-auction: September 2026 average and highest bids
• Telangana Today, 20 August 2026: HMDA to auction 35 residential plots in Bachupally: plots offered in September 2026
• Telangana Today, 2 March 2023: HMDA nets Rs 80.65 crore through e-auction of 50 plots and Siasat: Phase 1 upset, average and highest bids
• Square Yards: plots for sale in Bachupally: private asking prices, October 2026
• PropNewz: Telangana stamp duty and registration charges: stamp duty, transfer duty and registration fee
• Telangana (Wikipedia) and Hyderabad (Wikipedia): state formation, economy, IT sector and transport
• OSRM (OpenStreetMap routing): approximate road distances from the layout

Beware of fraud. Carpet Area is not connected with HMDA or MSTC. Register and bid only on mstcecommerce.com, and pay only by NEFT or RTGS from your own bank account as HMDA and MSTC direct. 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 HMDA’s Phase V e-auction brochure as of 14 November 2026 and may change. Past auction results, market prices and distances come from news reports, property portals and map routing, and are indicative. Verify every detail with HMDA and MSTC before paying any amount.