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Najibabad LIG Flat Auction 2026: Looking for an affordable government home close to the Uttar Pradesh-Uttarakhand border? The Uttar Pradesh Awas Evam Vikas Parishad (UPAVP) is offering 15 LIG residential houses in the Najibabad Scheme of Bijnor district through e-auction. The reserve prices start at Rs 22.34 lakh , while the token amount for the lowest-priced units is about Rs 1.11 lakh .
The auction is scheduled for October 7, 2026 , with registration and submission of the required token amount closing on October 6, 2026 .
The Najibabad properties could attract buyers looking for a government-developed home away from the high property prices of Delhi-NCR. However, buyers should note that the reserve price is not necessarily the final purchase price . Since the properties are being offered through competitive bidding, the final price may rise if more than one eligible bidder participates.
The current auction list includes LIG residential houses in the Najibabad Scheme, Bijnor . The properties vary in size, location and reservation category.
The lowest-priced LIG units have an area of 60.59 square metres and a reserve price of Rs 22,34,875 . The corresponding token amount is Rs 1,11,744.
At the upper end, an LIG house measuring 71.68 square metres has a reserve price of around Rs 25.75 lakh , with a token amount of Rs 1,28,757.
The property list also includes corner and park-facing houses , which carry different prices depending on their size and location.
| Property | Area | Reserve price | Token amount | Category/feature |
|---|---|---|---|---|
| LIG 2/190 | 60.59 sq m | Rs 22,34,875 | Rs 1,11,744 | General |
| LIG 2/187 | 60.59 sq m | Rs 22,34,875 | Rs 1,11,744 | SC |
| LIG 2/185 | 60.59 sq m | Rs 22,34,875 | Rs 1,11,744 | General |
| LIG 2/183 | 63.84 sq m | Rs 23,84,277 | Rs 1,19,214 | Corner, General |
| LIG 2/58 | 63.57 sq m | Rs 23,77,704 | Rs 1,18,885 | Park-facing, SC |
| LIG 2/112 | 69.44 sq m | Rs 25,20,603 | Rs 1,26,030 | Corner, SC |
| LIG 2/103 | 71.68 sq m | Rs 25,75,134 | Rs 1,28,757 | Corner, OBC |
Property-level auction records also list LIG units such as 2/108, 2/109, 2/110, 2/188, 2/193, 2/59, 2/61 and 2/62 , with prices varying according to size, location and category.
No. The Rs 22.34 lakh figure is the reserve price , not a guaranteed purchase price.
For example, LIG 2/190 has a reserve price of Rs 22,34,875. An eligible bidder must compete with other bidders during the e-auction. If bidding increases, the successful bid can go above the reserve price.
Therefore, prospective buyers should decide their maximum bidding budget before registering.
The buyer should also keep additional funds ready for expenses such as stamp duty, registration, applicable government charges, UPAVP charges, financing costs and utility-related expenses , wherever applicable.
For the lowest-priced LIG houses priced at Rs 22,34,875 , the token amount is Rs 1,11,744 , which is approximately 5% of the property value.
This amount allows an eligible applicant to participate in the auction subject to the applicable terms and conditions.
It should not be confused with the total amount required to purchase the property.
The token amount also varies with the property price. For example, the Rs 25.75 lakh LIG property has a token amount of approximately Rs 1.29 lakhs.
| Event | Date |
|---|---|
| Last date for registration and token submission | October 6, 2026 |
| Main e-auction | October 7, 2026 |
| Re-registration/token submission if there is a single bid | October 9 to October 28, 2026 |
| Re-e-auction in case of single bid | October 29, 2026 |
Buyers should verify the latest schedule on the official UPAVP auction portal before making any payment, particularly if the authority issues another revision.
The Najibabad homes are being offered through an e-auction , rather than a simple first-come-first-served booking process.
The broad process is:
The exact procedure, payment deadlines and documentation requirements should be followed as stated in the applicable UPAVP auction notice.
The properties are not all offered under the same reservation category. The auction list includes properties under General, SC and OBC categories .
Therefore, buyers should not assume that every LIG property is available to everyone.
Before submitting the token amount, check the reservation category and eligibility requirements of the specific property selected. If a category-specific certificate or other document is required, it should be available before bidding.
Winning the e-auction does not mean the buyer can delay payment indefinitely.
The successful bidder has to comply with the payment schedule and deadlines prescribed by UPAVP . Buyers planning to use a home loan should arrange financing in advance because a delay in arranging funds after winning the auction can create financial and legal complications.
The competing reports also mention an instalment option for eligible LIG buyers, including an initial payment followed by repayment over a longer period with applicable interest. However, buyers should rely on the latest UPAVP auction notice and allotment terms for the exact payment schedule rather than assuming that every property will carry identical financing conditions.
A low reserve price should not be the only reason to bid.
If UPAVP permits inspection, prospective buyers should visit the property before participating in the auction. Check the condition of the walls, ceiling, doors, windows, electrical fittings, water supply, drainage and other essential facilities .
Also check the surrounding roads, parking arrangements and access to everyday facilities such as schools, hospitals, markets and public transport .
Any repair or renovation cost should be included in the overall purchase budget.
Najibabad is in Bijnor district of Uttar Pradesh , close to the Uttarakhand side of the state and serves as an important connection towards Kotdwar and the Garhwal region .
For buyers who work or have family requirements in Najibabad, Bijnor or nearby Uttarakhand areas, the location could be attractive. However, people who need to travel regularly to Delhi-NCR should calculate the actual commuting time and cost before purchasing.
The wider region has also seen infrastructure and connectivity developments, including the Najibabad bypass and railway-related upgrades. These factors may support long-term connectivity, but they should not be treated as a guarantee of future property appreciation.
The Rs 22.34 lakh reserve price may look attractive, but a low auction price alone does not make a property a good investment.
Buyers considering the property for investment should compare:
The expected future appreciation should be assessed using local market conditions rather than assuming that a government auction property will automatically rise in value.
Before bidding, buyers should cross-check the official property and scheme records.
UP RERA records identify U.P. Awas Evam Vikas Parishad as the promoter of a residential project connected with the Kotdwar Road Yojna-1, Najibabad, Bijnor area. One UP RERA record lists the project as “Residential Plots in Kotdwar Road Yojna -1, Najibabad Dist. Bijnor” and identifies UPAVP as the competent authority/promoter.
UP RERA records also contain related Najibabad projects involving residential properties developed by UPAVP.
However, buyers should match the specific auction property number with the applicable UPAVP records before making a financial commitment.
The UPAVP Najibabad e-auction 2026 gives buyers an opportunity to bid for LIG homes with reserve prices starting at Rs 22.34 lakh . The lowest-priced 60.59 sq m units require a token amount of around Rs 1.11 lakh , while the higher-priced properties go up to around Rs 25.75 lakh .
The key deadline is October 6, 2026 , for registration and token submission, followed by the e-auction on October 7, 2026 .
But buyers should remember that Rs 22.34 lakh is only the reserve price and Rs 1.11 lakh is the token amount . The final cost depends on the successful bid and other applicable charges. Property documents, category eligibility, physical condition and the complete UPAVP auction terms should be checked before participating.
Disclaimer: Property purchases and investments involve financial and legal risks. Buyers should independently verify the latest UPAVP auction notice, property documents, applicable charges, eligibility conditions and payment schedule before bidding. Any investment decision should be based on the buyer's own financial position and local property-market assessment.
