MSTC India Invites E-Bids for Prime Agricultural Land Across Multiple Districts; Pre-Bid EMDs Start as Low as ₹416
NEW DELHI, [Date] – The Custodian of Enemy Property for India, operating under the Ministry of Home Affairs, has announced a major e-auction of 65 vested enemy properties. The auction, managed by MSTC Limited, a government of India enterprise, will see prime agricultural land parcels across various districts of Uttar Pradesh go under the hammer.
Notice
The online bidding process is scheduled to commence on October 4, 2025, at 11:00 AM and will conclude on the same day at 4:00 PM.
Auction Number: MSTC/NRO/CUSTODIAN OF ENEMY PROPERTY FOR INDIA/8/New Delhi/25-26/30579
Platform: MSTC e-Commerce portal (mstcecommerce.com)
Basis: "As is where is," "As is what is," and "no complaint" basis (Caveat Emptor - Let the buyer beware).
Inspection Window: Prospective bidders can physically inspect the properties from September 4, 2025, to October 3, 2025.
The catalogue lists 65 individual lots, all classified as agricultural land. The properties are spread across several districts including:
Pilibhit: Large plots in villages like HarharpurHasan and SaraineeTirkuniya, with starting prices up to ₹62.8 Lakh.
Etah: Smaller plots in Supati and Sheorai.
Ayodhya: Multiple plots in villages like Newara, Ranimau, and Kuda Sadat.
Unnao: A significant number of plots (over 30 lots) in Rasoolpur Bakiya, with starting prices ranging from ₹8,320 to over ₹94 Lakh.
Amroha, Muzaffarnagar, Sultanpur, Banda, and Amethi also have properties listed.
The total value of the starting prices for all lots runs into crores of rupees, indicating the scale of this disposal process.
Earnest Money Deposit (EMD): A pre-bid EMD, typically 25% of the starting price, is mandatory to participate. Amounts vary from as low as ₹416 for a 32 sq. mtr. plot in Unnao to ₹4.7 Lakh for a larger plot.
Payment Terms: The successful bidder (H-1) must deposit 25% of the sale value within 30 days of receiving the acceptance letter. The remaining 75% must be paid within 90 days.
Bid Validity: All bids are valid for 180 days.
MSTC Service Charge: A service charge of 1.18% (including GST) is applicable on the sale value.
Interested bidders must:
Register on the MSTC e-commerce portal (https://www.mstcecommerce.com).
Deposit the pre-bid EMD amount via NEFT/RTGS through the portal's payment link.
Submit their bids during the auction window on October 4th.
The auction is conducted on a "Caveat Emptor" basis. MSTC and the Seller have explicitly stated that they do not guarantee the title of the properties or warrant that they are free from encumbrances, liens, or legal disputes. Potential bidders are strongly advised to conduct their own due diligence, inspect the properties thoroughly, and verify all details independently before bidding.
For Property Inspection: Contact officials listed per lot (e.g., Sh. S.K. Tiwari: 9479654348, Sh. V.S.S. Kushwaha: 7380851806).
For MSTC Portal & Registration Queries: Helpdesk at 07969066600 or helpdeskho@mstcindia.in.
MSTC NRO, New Delhi: Mr. Manoj Pandey (9727700986; nroopn8@mstcindia.in).
This auction presents a significant opportunity for investors and farmers to acquire agricultural land, while also being part of a unique government process to monetize enemy properties.
For the complete detailed catalogue, terms & conditions, and to register, visit: MSTC Auction Homepage
Total Number of Lots: 65
All properties are classified as: Immovable Property > Agriculture > Land/Plot
Total Combined Starting Price (Sum of all Lot Start Prices): ₹ 108,18,92,378 (Approx. One Hundred Eight Crore, Eighteen Lakh, Ninety-Two Thousand, Three Hundred Seventy-Eight Rupees)
Average Starting Price per Lot: ₹ 1,66,44,498 (Approx. 1.66 Crore)
Mode of Auction: All properties are sold on an "As Is Where Is" and "No Complaint" basis (Caveat Emptor).
The properties are concentrated in 10 districts of Uttar Pradesh:
| District | Number of Properties | Notable Starting Price Range |
|---|---|---|
| Unnao | 34 | ₹ 8,320 - ₹ 94,29,000 |
| Ayodhya | 8 | ₹ 1,85,805 - ₹ 39,46,500 |
| Pilibhit | 6 | ₹ 2,08,620 - ₹ 62,82,540 |
| Etah | 5 | ₹ 78,300 - ₹ 8,00,100 |
| Amroha | 2 | ₹ 27,90,000 - ₹ 33,49,730 |
| Muzaffarnagar | 2 | ₹ 5,74,560 - ₹ 27,90,000 |
| Banda | 2 | ₹ 2,70,180 - ₹ 4,25,700 |
| Sultanpur | 1 | ₹ 3,04,520 |
| Amethi | 1 | ₹ 11,04,525 |
| Lakhimpur Kheri | 1 | ₹ 1,29,200 |
| Note: One lot in the catalogue for Unnao is listed under "Lakhimpur Kheri" in its details, but the location is specified as Unnao. This is likely a data inconsistency. |
Highest Starting Price: ₹ 94,29,000 (Lot 27, Unnao - 8940 Sq. Mtr.)
Lowest Starting Price: ₹ 8,320 (Lots 48, 50, 52 - Unnao - 32 Sq. Mtr. each)
Largest Plot by Area: 18,370 Sq. Mtr. (Lot 4, Pilibhit - Start Price: ₹ 62,82,540)
Smallest Plot by Area: 32 Sq. Mtr. (Lots 48, 50, 52 - Unnao - Start Price: ₹ 8,320 each)
A crucial piece of information is missing from every single listing, which represents a significant statistical and practical gap for potential bidders:
Documentation: "No document Uploaded" is stated for all 65 lots. This is the most critical missing element.
Implication: Bidders cannot review title deeds, survey maps, encumbrance certificates, or any legal paperwork online. They must rely solely on physical inspection and their own due diligence.
Inconsistent Data Formatting: There are minor inconsistencies in the data entry, such as:
"Sq. Mtr." vs. "Sq. Mir."
Slight variations in village/tehsil name spelling (e.g., "Rudauli" vs. "Rudault").
Implication: While likely simple typos, it requires careful reading from bidders.
Missing Geo-Coordinates for Some Listings: While most lots include latitude and longitude, a few entries on pages 25 and 54 appear to have malformed or incomplete coordinate data, making precise digital mapping difficult.
"Bid Valid Till" Date: This field is blank for most lots, creating ambiguity about the exact duration of the bid's validity beyond the standard 180-day clause mentioned in the general terms.
This auction offers a vast number of properties but comes with high risk and requires intensive personal verification. The complete absence of uploaded legal documents means the government is transferring the entire burden of verifying the property's title and legal status onto the potential buyer. Investors are strongly cautioned to factor in the cost and effort of this due diligence before calculating their bid amounts.
Contact for due diligence queries remains Shri S.K. Tiwari (9479654348) and Shri V.S.S. Kushwaha (7380851806) for the respective property clusters.