Download the official HMDA Inmulnarva Plots E-Auction 2026 pdf

Telangana became India’s newest state on 2 June 2014, and in barely a decade it has turned into one of the country’s leading destinations for technology and pharmaceutical investment.

Its capital, Hyderabad, is often called India’s bulk drug capital, with large pharmaceutical plants on its outskirts working alongside the IT campuses of HITEC City and the Financial District.

The south-west side of the city is especially well connected. Rajiv Gandhi International Airport at Shamshabad handles Hyderabad’s domestic and international flights, NH-44 carries traffic south to Bengaluru through Kothur and Shadnagar, and the 158 km Nehru Outer Ring Road can be joined at Exit 16, Shamshabad. The Secunderabad to Mahabubnagar railway line also runs through the area, with stations at Shadnagar and nearby villages.

Inmulnarva and the south-west corridor

Inmulnarva is a village in Kothur mandal, Ranga Reddy district, on Hyderabad’s south-western edge. HMDA’s 95.25-acre layout spans survey numbers in Inmulnarva and in neighbouring Veljerla (Farooqnagar mandal), and a 30 m road on its south side connects to NH-44 and the Srisailam Highway through JP Dargah Road. By road the layout is roughly 10 km from Shadnagar, 31 km from ORR Exit 16 at Shamshabad, 36 km from the airport and about 50 km from the Financial District. This is an industrial belt: HMDA’s brochure lists NATCO Pharma, MSN Laboratories, Johnson & Johnson, P&G, Pokarna Engineered Stone and a Microsoft data centre among the employers nearby, along with Symbiosis International University, the Tata Institute of Social Sciences campus and Kanha Shanti Vanam.

Two things to keep in mind: this is a peripheral location, a 45-minute drive or more from Hyderabad’s IT hubs, so it suits buyers who can hold for the long term rather than those wanting a quick gain. And demand has been thin: when HMDA auctioned plots here in September 2026, only 20 of the 60 on offer found buyers. HMDA also expects the layout’s roads, sewerage, water supply, drainage and street lighting to take up to 18 months to complete.

The scheme in brief

The Hyderabad Metropolitan Development Authority (HMDA) is selling 45 open plots in its Inmulnarva Layout through an online e-auction on 23 November 2026. This is Phase II of the layout. Thirty-four of the plots measure 200 sq yd (50 x 36 ft, or 1,800 sq ft), seven measure 260 sq yd and four measure 185 sq yd.

The minimum upset price is ₹15,000 per sq yd (about ₹1,667 per sq ft), so plots open at between ₹27.75 lakh and ₹39 lakh, before stamp duty. To bid, you register with MSTC, the government’s e-auction agency, for ₹1,180 and deposit an EMD of ₹3 lakh by 21 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 Inmulnarva plots e-auction: quick facts

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

The plots on offer

Most plots are the same 200 sq yd size, which makes them easy to compare. The seven 260 sq yd plots suit buyers who want a little more room, and the four 185 sq yd plots are the cheapest way in.

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 ₹15,000 per sq yd, HMDA is asking about ₹1,667 per sq ft for land at Inmulnarva. Here is how that compares with the last auction in this layout and with private plots nearby:

Three things stand out. First, this is not a discount to the market. Private plots in Kothur were listed on Housing.com in November 2026 at about ₹15,500 to ₹16,000 per sq yd in new ventures, and some at ₹19,000 to ₹23,000. HMDA’s opening price is in line with those asking prices, not below them.

Second, demand here has been weak. In September 2026, HMDA sold only 20 of the 60 Inmulnarva plots it offered, raising ₹6.57 crore at an average of ₹16,725 per sq yd and a highest bid of ₹21,000.

Third, thin demand cuts both ways. With few bidders, you may be able to buy close to the upset price. But HMDA does not accept a plot that draws only one bid, so a plot nobody else wants will not be sold to you either; it simply goes back for a later auction.

Our reading: for a standard 200 sq yd plot, a bid of roughly ₹15,500 to ₹17,500 per sq yd, or about ₹31 lakh to ₹35 lakh before stamp duty, is in line with the last round and with Kothur asking prices. Above about ₹19,000 per sq yd you would be paying more than most private plots nearby are asking, so the government title has to be worth that premium to you.

Payment terms and rules that change what you pay

HMDA’s deadlines are strict, and missing one costs money, so check the schedule before you bid:

The other rules worth knowing, especially if you are bidding from outside India:

• One EMD, several plots. Your ₹3 lakh is held only while you are the top bidder on a plot, and is released for another plot if you are outbid. To lead on two plots at the same time, you need ₹6 lakh in your EMD ledger.
• No sale on a single bid. A plot that draws only one bidder is not sold; HMDA returns that bidder’s EMD.
• Closing time extends. A bid placed in the last 8 minutes pushes the close out by another 8 minutes. The auto-bid option lets you set your increment and maximum in advance, which helps across time zones.
• NEFT or RTGS only, from your own account. Cash and cheques are not accepted, and no third party may pay for you, so NRIs should pay from their own NRE or NRO account rather than through family.
• No backing out. After you win, a withdrawal request is treated as grounds to cancel the allotment and forfeit what you have paid.
• Home loans are possible. HMDA issues a no-objection certificate against your bank’s provisional sanction letter and hands the registered sale deed straight to the bank.
• As is, where is. You are deemed to have inspected the plot, and building permission and water, sewerage and power connections are your own responsibility and cost.
• EMD refunds for unsuccessful bidders. Request the refund from your MSTC login after the auction; MSTC says it pays out within 7 working days of the request.

Key dates

The deadline that matters most is 21 November 2026, the last day to register on MSTC and have your ₹3 lakh EMD showing in your EMD ledger.

All times are IST. A bank transfer can take a day to reach the MSTC EMD ledger, and the system blocks bidding if your balance is even one rupee short, so pay the EMD a few days early. HMDA’s facilitation centre at the site arranges visits on any day.

Carpet Area verdict

Inmulnarva is the lowest ticket in HMDA’s November 2026 auctions: a standard plot opens at ₹30 lakh, with a freehold title from HMDA and a planned layout near the airport and NH-44. The catch is that it is not cheaper than private plots in Kothur, it is far from the city’s job hubs, and the last round here left two-thirds of the plots unsold.

Bid if:

• You want a low-ticket, government-titled plot on Hyderabad’s south-west side and can hold it for the long term
• You or your family work in the pharma and industrial belt around Kothur and Shadnagar and plan to build a home here
• You value a clean government title enough to pay roughly what a private venture plot costs

Skip if:

• You want rental income or a quick resale; demand here is thin and an open plot earns nothing until you build
• You need easy daily access to HITEC City or the Financial District
• You can find a private plot in Kothur or Shadnagar with clean papers for less

Our advice: visit the layout and one or two private ventures nearby before 21 November, shortlist two or three plots in the same session, and bid within the range in our value check. There is no reason to chase a plot far above ₹19,000 per sq yd.

Frequently asked questions

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

₹15,000 per sq yd, about ₹1,667 per sq ft. A 200 sq yd plot opens at ₹30 lakh, and bids rise in steps of ₹500 per sq yd or its multiples.

How many plots are on offer, and what sizes?

Forty-five plots in Phase II: 34 of 200 sq yd, seven of 260 sq yd (F130 to F136) and four of 185 sq yd (F137 to F140).

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

₹3 lakh per plot, which must be in your MSTC EMD ledger by 21 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 23 November 2026, on mstcecommerce.com. Session 1, from 11 AM to 2 PM IST, covers plots E26, F17, F18, F27, F28, F29, F33, F34, F43, F44, F45, F60 to F72 and F77. Session 2, from 3 PM to 6 PM IST, covers plots F78, F79, F130 to F140, N12, N63 to N66, N68 and N69.

Where exactly is the Inmulnarva Layout?

In Survey Nos. 287, 289, 293, 294, 295, 296, 307, 309 and 325 of Inmulnarva village (Kothur mandal) and Survey Nos. 82 and 83 of Veljerla (Farooqnagar mandal), Ranga Reddy district. By road it is about 10 km from Shadnagar and 36 km from the airport.

How did the last Inmulnarva auction go?

In September 2026, HMDA sold 20 of the 60 plots it offered here, raising ₹6.57 crore. Bids averaged ₹16,725 per sq yd, and the highest was ₹21,000.

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 (though not agricultural land), paying through an NRE, NRO or FCNR account or by inward remittance. A PAN is needed to register. Confirm your own position with a chartered accountant first.

How do I pay if I win?

25% of the sale value within 7 working days of the Letter of Offer (the EMD is not counted in this), then the balance 75%, with the EMD adjusted, within 60 days. Payment is by NEFT or RTGS only.

Can I take a home loan for the plot?

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

What happens if only one person bids on a plot?

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

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, Inmulnarva Layout Phase II e-auction brochure (PDF), notification No. 15649/EMU/Auctions/HMDA/2026 dated 24 October 2026: plots, sizes, upset price, EMD, schedule, payment and auction terms, nearby employers and institutions
• HMDA auctions page and MSTC e-auction portal: auction notices, bidder registration and live auction
• Telangana Today, 3 September 2026: HMDA fetches Rs 6.57 crore through Inmulnarva layout e-auction: plots offered and sold, average and highest bids
• Siasat, 6 November 2026: HMDA announces auction schedule for plots: November 2026 auction schedule
• Housing.com: residential plots for sale in Kothur: private asking prices, November 2026
• PropNewz: Telangana stamp duty and registration charges: stamp duty, transfer duty and registration fee
• Telangana (Wikipedia) and Hyderabad (Wikipedia): state formation, economy and transport
• OSRM (OpenStreetMap routing): approximate road distances from the layout; base imagery for the distances map from Google Earth

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 II 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.