Section 01What Is a GMADA Auction?

GMADA — the Greater Mohali Area Development Authority — was constituted on 14 August 2006 (notification no. 13/52/2006-1HG2/7443) under Section 29(1) of the Punjab Regional and Town Planning and Development Act, 1995. Its jurisdiction covers Mohali (SAS Nagar), Banur, Zirakpur, Derabassi, Kharar, Mullanpur (New Chandigarh), Fatehgarh Sahib, Mandi Gobindgarh and Roopnagar.

A “GMADA auction” refers specifically to a primary sale by the Authority itself — GMADA-owned land or built sites sold directly to the public through a competitive e-auction, at or above a government-fixed reserve price. This is fundamentally different from a resale property, where you buy from a private individual or company who already owns a GMADA-allotted plot; resale is a private transaction with GMADA involved only for the transfer/mutation permission, not the sale price itself. Per GMADA’s own published terms, the Authority conducts every auction exclusively as an e-auction — there is no physical/offline bidding hall process.

Auctions are conducted by GMADA (and other Punjab urban development authorities under the same PUDA-issued auction policy) through the empanelled state e-auction platform. Categories of property that GMADA has auctioned include:

Section 02GMADA Auction Calendar — Current & Upcoming

How often does GMADA hold auctions? Historically, irregular — sometimes multiple auctions in a year, sometimes a longer gap. Past editions have ranged from smaller batch auctions (e.g., one 2018 auction that realised ₹417 crore) to the ₹5,460-crore-reserve mega auction of January–March 2026. There is no fixed periodicity; GMADA times auctions around inventory readiness, market conditions, and government revenue targets.

How to actually track the next auction:

• Bookmark and periodically check gmada.gov.in/en/auction-notices directly — this is the Authority’s own notice board.
• Register on the eNivida portal — registered users typically get notified of new auctions on that platform.
• Email invest.gmada@punjab.gov.in, the dedicated GMADA investor-query address set up for auction-related questions.
• Ask us — we track GMADA notices and can alert you when a relevant auction is announced: WhatsApp +91 98787 59508.

Section 03Official Links & Portals

Note on “registration portal,” “brochure download,” “results” and “ledger search”: GMADA does not maintain these as separate standalone URLs — registration happens directly on the eNivida portal, auction brochures/T&C are attached PDFs on the relevant auction-notice page, and results are announced via notice rather than a dedicated searchable database. We have not found an official standalone “ledger search” tool for the general public; property owners typically obtain ledger/dues information by visiting or writing to the concerned Estate Office.

Section 04Who Can Bid — Eligibility

GMADA’s published Terms & Conditions of Auction do not set out a buyer-category restriction list (e.g., excluding NRIs or companies) — the eligibility framework is built around who can legally hold property in India under general Indian law and FEMA, plus GMADA’s own procedural requirements (valid ID, PAN, eligibility fee, and — for institutional bidders — proof of legal existence).

Section 05Document Checklist by Buyer Type

GMADA does not publish one single consolidated “documents required” list for every buyer type — the list below is compiled from GMADA’s e-auction terms, standard Indian KYC/registration norms, and the documentation GMADA’s registration/registry process requires at each stage (bidding → allotment → conveyance deed). Keep every document ready before the auction opens; you will not have time to arrange them once bidding starts.

Individual (Resident Indian)

• PAN card (mandatory for any GMADA payment/registration)
• Aadhaar card
• Passport-size photographs
• Current address proof
• Digital Signature Certificate (Class III) or Aadhaar-OTP capability, for eNivida login
• Bank account proof / cancelled cheque for refunds and NEFT/RTGS payments

NRI

• Valid passport
• OCI card or PIO card, if applicable
• PAN card (mandatory)
• NRE or NRO bank account statement
• Overseas address proof
• Registered, notarised, apostilled Power of Attorney (only if bidding/executing remotely through a representative)
• Passport-size photographs

Company

• Certificate of Incorporation
• Memorandum of Association (MOA) & Articles of Association (AOA)
• Company PAN and GST registration (where applicable)
• Board Resolution authorising the bid and naming the authorised signatory
• Authorised signatory’s PAN, Aadhaar and photograph
• Company bank account proof
• Company DSC (Class III, organisation-registered) for eNivida

LLP

• LLP Incorporation Certificate
• LLP Agreement
• PAN of the LLP
• Resolution/authorisation naming the designated partner who will bid
• Authorised partner’s PAN, Aadhaar, photograph
• Bank account proof

Trust / Society

• Registered Trust Deed or Society Registration Certificate
• Governing body / trustee resolution authorising the transaction
• PAN of the trust/society
• Authorised trustee/office-bearer’s identity documents
• Bank account proof

Builder / Developer (Group Housing & Chunk Sites)

• All standard company documents above
• Net-worth / financial capacity documentation as may be sought given the high eligibility-fee slab for large sites
• RERA registration (for the eventual project to be developed on the site, once allotted)

Section 06How to Register on eNivida — Step by Step

1. Visit the official portal — puda.enivida.com. Do not use any other site claiming to be the “GMADA auction portal” — GMADA’s own verification guidance confirms any auction conducted outside this platform is not official.
2. Complete bidder enrolment/registration, providing your basic identity details, mobile number and email — these become your official communication channel for allotment/acceptance notices.
3. Authenticate using either a Class III Digital Signature Certificate (with signing + encryption key usage, from a CCA-India-recognised Certifying Authority) or Aadhaar-based OTP verification, per the portal’s supported methods.
4. Upload KYC documents as prompted (PAN, ID proof, and entity documents for non-individual bidders).
5. Select the specific auction/site you wish to bid on from the live/upcoming auctions listed.
6. Pay the eligibility fee (EMD) for that site online, per the slab in Section 7 — this must clear before you are permitted to place a bid.
7. Bid during the live window, in ₹ per square metre, tracking your live rank against the reserve price.
8. If successful, you’ll be notified by SMS/email of bid acceptance — the payment clock (Section 9) starts immediately from that notification.

Section 07Eligibility Fee (EMD) — Official Rules

GMADA’s official Terms & Conditions of Auction call this the “Eligibility Fee” rather than EMD, but it serves the same purpose: a refundable/adjustable deposit that must be paid online, in advance, through the e-auction portal, before you may bid.

How it’s used, refunded, or forfeited (per official terms):

• The eligibility fee is fully refundable/adjustable for unsuccessful bidders.
• For the winning bidder, it is adjusted against the “fall of hammer” 10% deposit due within 5 working days of bid acceptance.
• Forfeited in full if: you fail to deposit the fall-of-hammer amount within the 5-working-day window; you withdraw a placed bid for any reason; or you are found to have submitted false/forged documents.
• If GMADA’s Authorised Officer rejects the highest bid or withdraws the site from auction (which the terms explicitly permit, even for bids above reserve), your eligibility fee is refunded in full within 7 days.
• The Authority pays no interest on any amount deposited in advance.

Section 08How GMADA Bidding Works

• Reserve Price: Every site has a published reserve price, independently determined (GMADA has separately invited empanelled valuers for this purpose). Bids below the reserve price are never accepted — this is stated explicitly in the official terms.
• Bid Unit: Bids are placed in ₹ per square metre, not as a lump sum.
• Increment: Auction-specific bid increments are set in each auction’s own notice; GMADA’s general terms do not fix one universal increment across all auctions.
• Live Ranking: During the bidding window you can generally track your live rank/position versus competing bids, per the eNivida platform’s live-auction functionality.
• No Proxy Bidding: You cannot bid on behalf of someone else without proper POA authorisation (see Section 4).
• No Withdrawal: Once placed, a bid cannot be withdrawn on any ground — doing so forfeits your eligibility fee in full.
• Authority’s Reserved Right: GMADA’s Authorised Officer (subject to Chief Administrator’s approval) can accept or reject the highest bid, or withdraw a site from auction entirely, without assigning any reason — even where the bid exceeds the reserve price.
• Winner Selection: The highest bid at or above reserve, once accepted by the Authorised Officer and approved by the Chief Administrator, is declared successful.
• Ties / Extensions: GMADA’s general terms do not specify a universal tie-break or auto-extension rule — these mechanics, where used, are typically built into the eNivida platform’s live-bidding software and may vary by auction; check the specific auction’s bid document.

Section 09Payment Schedule After Winning

This is the single most important — and most precisely documented — part of GMADA’s official process. The schedule below is transcribed directly from GMADA’s published Terms & Conditions of Auction.

Step 1 — Fall of Hammer (within 5 working days of bid acceptance)

Pay 10% of the total bid amount (after adjusting the eligibility fee already paid) plus 2% Cancer Cess on the total bid price. Miss this window and your eligibility fee is forfeited outright.

Step 2 — Allotment Letter

Issued on the 30th day after your Step 1 deposit clears.

Step 3 — Complete 25% (within 5 working days of the Allotment Letter)

Deposit a further 15% of the bid price (bringing your total paid to 25%). At this point you must also separately deposit applicable TDS with the Income Tax Department — GMADA credits this against your next instalment once you submit the challan/TDS return copy. Miss this window and it is treated as non-acceptance of allotment: your entire deposit (including Cancer Cess) is forfeited, with no refund claim.

Interest on balance payments: 9.5% p.a., compounded annually, on the outstanding balance for all site types. Interest during the chunk-site moratorium period is payable half-yearly.

Possession: Offered in the Allotment Letter itself. You must physically take possession within 7 working days of your 15% deposit — but GMADA will not actually hand over possession until the full 25% (plus Cancer Cess) has been paid.

Registry (Conveyance Deed): Once the entire consideration — principal, interest and other dues — is paid in full, you must execute the conveyance deed (sale deed) within 90 days of that final payment, in the form and manner directed by the concerned Estate Officer. Ownership legally remains with GMADA until this full payment is complete — you do not hold clear legal title merely by winning the bid or taking possession.

Mutation & Transfer: Before the last instalment falls due, you may transfer the site (sale, gift, etc.) only with GMADA’s prior permission and on payment of a transfer fee — the entire site must be transferred as one unit; fragmented/partial transfer is not permitted. Once the last instalment is due, no transfer is allowed until the conveyance deed is executed on full payment.

Section 10Penalties, Forfeiture & Default

Blacklisting: GMADA’s terms bar a defaulting promoter/developer (2+ missed instalments) from future e-auction participation until their dues are cleared — effectively a blacklist mechanism for repeat institutional defaulters.

Disputes: Any dispute concerning the allotment is referred to an independent Arbitrator appointed by the Chief Administrator, governed by the Arbitration and Conciliation (Amendment) Act, 2015 — with the allottee liable to share the arbitrator’s fee.

Section 11GMADA Auction vs Resale Property

Section 12Legal Process — LOI to Registry

1. Bid Acceptance — SMS/email notification that your bid has been accepted by the Authorised Officer, subject to Chief Administrator approval.
2. Fall-of-Hammer Payment — 10% + 2% Cancer Cess, within 5 working days.
3. Allotment Letter — issued 30 days after that payment; this is GMADA’s formal offer of the site, including possession terms.
4. 25% Completion Payment — within 5 working days of the Allotment Letter; possession is offered only once this clears.
5. Possession — taken within 7 working days of the 15% deposit (i.e., once 25% total is paid).
6. Instalment Period — 75% balance paid over 8 half-yearly instalments (with moratorium for chunk sites), interest accruing at 9.5% p.a.
7. Building Plan Approval — construction may begin only after Building Plans are approved by the competent authority, per Punjab Urban Planning and Development Building Rules, 2021.
8. Completion / Occupation Certificate — required before the allottee can offer possession to any subsequent buyer.
9. Full & Final Payment — principal, interest and all dues cleared.
10. Conveyance Deed (Sale Deed) & Registration — executed within 90 days of full payment, in the form directed by the Estate Officer; this is the point legal ownership actually transfers from GMADA to the allottee.
11. Mutation — updating land revenue records to reflect the new registered owner, done post-registration through the relevant revenue authority.
12. NOC / Transfer — required from GMADA for any subsequent sale before the conveyance deed (with transfer fee); freely transferable after full conveyance, subject to standard property law.

Throughout this process, the allottee is bound by the Real Estate (Regulation and Development) Act, 2016 and applicable RERA rules, and construction must respect timelines: 3 years from possession for residential plots/SCOs, 5 years from Allotment Letter for other-than-chunk sites (extendable on payment of fee), and no fixed time limit for chunk sites.

Section 13NRI Guide to GMADA Auctions

GMADA’s own auction terms do not carve out a separate NRI policy — NRIs bid under the same eligibility-fee, payment-schedule and penalty framework as resident bidders. What differs is the layer of FEMA/RBI compliance that sits on top of any Indian property purchase by an NRI.

• Can NRIs participate? Yes. Residential and commercial GMADA sites fall within the categories NRIs/OCIs may freely purchase under FEMA — GMADA auction sites are not agricultural land, so there is no FEMA restriction specific to this route.
• Payment rules: All payments must be routed through an NRE, NRO, or FCNR account held with an Indian bank — not a direct wire transfer from an overseas account to GMADA. Confirm accepted online payment modes (NEFT/RTGS) with your bank in advance of any auction deadline, since GMADA’s payment windows (5 working days at two separate stages) leave no room for banking delays.
• FEMA/RBI: No prior RBI approval is required for a standard residential/commercial GMADA site purchase by an NRI or OCI under FEMA’s standing general permission.
• Power of Attorney: For remote bidding or remote execution of the Allotment/Conveyance process, a registered, notarised, apostilled POA naming a specific representative is the standard route — confirm the current POA-acceptance procedure with GMADA/eNivida directly, since the official terms’ “no bidding on behalf of another” clause makes proper POA documentation essential, not optional.
• Tax: Standard Indian capital gains rules apply on eventual resale (long-term gain, over 24 months’ holding, taxed at 12.5% without indexation under the post-Budget-2024 regime); TDS under Section 195 applies to buyers purchasing from an NRI seller, calculated on actual capital gains rather than a flat rate.
• Repatriation: Sale proceeds are repatriable up to USD 1 million per financial year from an NRO account, after tax compliance and Form 15CA/15CB certification — the same general NRI repatriation framework applies to a GMADA-auction-sourced property as to any other Indian real estate.
• Documents: See the NRI checklist in Section 5.

For the complete FEMA, RBI, tax and repatriation framework in depth, see our dedicated NRI Property Investment Guide 2026.

Section 14Smart Bidding Strategy

• Shortlist before the window opens. Once bidding starts, you won’t have time to research — decide your target sites and your absolute ceiling price in advance.
• Budget for the full stack, not just the bid. Bid price + 2% Cancer Cess + TDS + stamp duty (7%/5%/6%) + registration (1%) + GMADA transfer/processing fees can add a meaningful percentage on top of your winning bid — plan liquidity for this before you bid, not after.
• Have your 25% ready before you bid, not after. Given the 5-working-day payment windows at two separate stages, banking delays are the most common (and entirely avoidable) reason bidders lose their eligibility fee.
• Don’t bid emotionally against institutional players. Large group housing and mixed-use “chunk sites” typically attract developer and institutional bidders with deeper capital — retail buyers usually get better value in residential plots, SCOs and booths.
• Read the specific auction’s bid document, not just this general guide. Reserve price, increment, and any site-specific conditions are set fresh for each auction.
• Factor in the instalment interest. At 9.5% p.a. compounded, financing the 75% balance over 8 half-yearly instalments has a real cost — compare it honestly against the 5%/7.5% early-payment discount before deciding your payment approach.

Common mistakes to avoid: bidding without confirming funds are actually available within 5 working days; ignoring the Cancer Cess and TDS in your budget; assuming possession happens at allotment (it doesn’t — only after 25% is paid); and assuming you can withdraw a bid if you change your mind (you cannot, without forfeiting your eligibility fee).

Section 15Property Types & Zones Auctioned

GMADA has historically auctioned sites across its major planned zones — Aerocity, Sector 62 and the core Mohali sector belt, Eco City/New Chandigarh, and IT City-adjacent pockets. For a deep sector-by-sector breakdown of recent auction pricing, premiums, and investment outlook in each of these zones, see our dedicated pages rather than duplicated analysis here:

Section 16Official PDFs & Downloads

Section 17Printable Checklists

These are on-page reference checklists rather than separate downloadable files. Screenshot or print this section for offline use, or WhatsApp us and we’ll send you a formatted copy.

Section 18Frequently Asked Questions

Section 19Official GMADA Contacts

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