How much deposit does a BDA auction site need?

Rs. 4 Lakhs on every site bid for. Losing bidders see it return in about a month, and a winner has it adjusted against the first payment.

What must a winner pay, and when?

A quarter of the bid, minus the EMD, within three days of the declaration. The other three-quarters is due within 45 days after the allotment letter.

What if the 72-hour payment is late?

The deposit of Rs. 4 Lakhs is forfeited. That makes it safer to fund the first payment from cash in hand and not from a loan.

Do auction sites come with roads and services in place?

Not necessarily. The basis of sale is "as is where is", so inspect the site first and look at roads, drainage, water and power.

Is tax deducted at source on a BDA purchase?

Yes, at 1%, once the price reaches Rs. 50 Lakhs. The buyer deducts it and remits it to the tax department.

BDA Site Auctions: EMD, Deadlines and Bidding Tips

An auction run by a government body can look safe and simple. The BDA's online sales are also strict, and a bidder who misreads the payment rules can lose a deposit of Rs. 4 Lakhs. Over 240 residential sites were offered in two rounds in 2026, so the rules are worth learning before any bid.

Timeline of a Winning Bid

The BDA runs the whole auction online. Steps and amounts, in order:

Stage	What happens
Registration	The bidder signs up for the round and picks sites
Deposit	The earnest money deposit (EMD), Rs. 4 Lakhs, is paid for each site
Bidding	Offers are placed during the announced window, and the top valid bid when it closes wins
Within 72 hours of winning	A quarter of the bid is paid, with the deposit credited
Within 45 days of the allotment letter	The other three-quarters is paid

Bidders who lose are refunded in roughly a month. If the winner is late with the first payment, or misses it, the deposit of Rs. 4 Lakhs is forfeited. Loans rarely move within three days, so cash on hand should cover the deposit and that first quarter.

For a bid of Rs. 1 Crore, the first payment is Rs. 25 Lakhs, and with Rs. 4 Lakhs already paid as EMD, Rs. 21 Lakhs is due in 72 hours. Rs. 75 Lakhs follows within 45 days of the allotment letter.

The Two 2026 Rounds

Both rounds are summarised here:

Round	Sites	Notes
May 2026	Around 75 sites, a mix of residential and commercial	Several were recovered after encroachment clearance or court wins; layouts included Sir M Visvesvaraya Layout, Banashankari, Arkavathy Layout and Anjanapura
July 2026 (13th e-auction)	175 residential sites	Registration took place from 13 to 27 July, and bidding from 28 to 31 July; layouts included Koramangala, BTM Layout, Sir M Visvesvaraya Layout, Anjanapura, Banashankari 6th Stage and Arkavathy

In the July round each site carried a floor, the reserve price per square metre. As reported, the floors were:

Koramangala and Banaswadi, the highest: Rs. 1.40 Lakh for each sq m (about Rs. 13,000 for each sq ft)
BTM 4th Stage: Rs. 1.30 Lakh for each sq m
Arkavathy Layout: Rs. 73,500 up to Rs. 87,500 for each sq m
Banashankari 6th Stage, the lowest: Rs. 60,000 for each sq m (about Rs. 5,570 for each sq ft)

Will the Price Be Lower Than the Market?

It might, but nothing guarantees it. The reserve is only where bidding starts, and in a popular layout competition can take the final figure near market rates or past them. The lasting plus is a layout formed by the government, with clear title.

It is wise to set a maximum before the round begins. Recent sale registrations in the layout and prices of finished plots nearby indicate a fair ceiling, and exceeding it for the sake of winning rarely pays.

Total Cost

The bid is not the whole bill. In Karnataka a price over Rs. 45 Lakhs carries stamp duty of 5% with surcharges, plus registration at 2% (the rate has applied since 31 August 2025). At Rs. 50 Lakhs and above there is also 1% TDS, which the buyer deducts and remits to the tax department. Transferring the khata, paying property tax and building the house later add to the total.

Questions for a Site Visit

"As is where is" is the basis of sale, so the buyer accepts the land in whatever condition it is. In newer layouts roads, drains, water lines or street lights can be unfinished, which makes a visit essential. These questions guide it:

Can the exact plot be reached, and how wide is the road in front?
What state are the nearby roads, drains, water supply and electricity in?
Did the plot come back to the BDA through an encroachment drive or a court case, and what does the order say?
What conditions does the round's notice attach to the sale?
Is cash ready for the deposit and for the first payment?
Has a lender agreed in principle to fund the balance due in 45 days?

Plot loans are a special case. Banks usually lend less against a plot than against a ready home and for a shorter term, and some want the allotment letter before they sanction. That squeezes the window of 45 days, so use the EMI calculator to see the monthly cost well before the auction.

Plot or Apartment?

A site in an established layout such as Banashankari gives a clean start to people who intend to build their own house. People who would rather have a finished home with facilities nearby may find a ready apartment in JP Nagar and its surroundings quicker. Budget, schedule and willingness to oversee construction decide it.