Operating manual
From identity verification to the Refundable Security Deposit (EMD), live bidding, anti-snipe extensions, settlement, and transfer coordination - understand each step before committing money.
Read this first
Check KYC, the property-specific Refundable Security Deposit (EMD), auction rules, and legal notices before bidding.
Bhoomi does not certify title, valuation, ownership, or transfer. Buyers must independently verify property records.
For buyers
Use this as a checklist before signing up, submitting a deposit, or placing a bid.
What user does
Create an email-based account and keep your profile information accurate.
What Bhoomi checks
Bhoomi creates a private account record and prepares your KYC path.
What user verifies independently
Confirm you are using your own email and that your name matches your legal documents.
Typical documents or actions
Email access, password, basic profile details.
What user does
Submit identity details and required KYC documents before attempting to bid.
What Bhoomi checks
Bhoomi checks identity completeness and KYC approval status before unlocking bid access.
What user verifies independently
Make sure PAN, Aadhaar, and personal details are correct before submission.
Typical documents or actions
PAN, Aadhaar, selfie or liveness check where required.
What user does
Study photos, location, auction dates, price, bid increment, documents, and legal notices.
What Bhoomi checks
Bhoomi shows listing completeness, seller-submitted documents, and auction readiness signals.
What user verifies independently
Independently verify title, ownership, approvals, area, boundaries, dues, possession, and eligibility.
Typical documents or actions
Property detail page, document checklist, site/map details, legal review.
What user does
Transfer the property-specific Refundable Security Deposit (EMD) by NEFT/RTGS and submit the UTR.
What Bhoomi checks
Bhoomi matches the submitted UTR and amount against the selected property.
What user verifies independently
Do not transfer unless the property detail page shows a published Refundable Security Deposit (EMD).
Typical documents or actions
Bank transfer, UTR, payment receipt, property-specific deposit amount.
What user does
Place bids only after checking the bid amount on the confirmation screen.
What Bhoomi checks
Bhoomi checks KYC, approved deposit status, bid increment, auction status, and timing.
What user verifies independently
Confirm your bid amount, available funds, auction rules, and legal comfort before submitting.
Typical documents or actions
Bid input, bid confirmation, minimum increment, countdown.
What user does
If leading at close, follow the next-payment instructions. If not winning, wait for the refund process.
What Bhoomi checks
Bhoomi records the bid trail, auction close state, and eligible refund status.
What user verifies independently
Remember that the highest bid is subject to reserve price, seller acceptance, payment, documents, and law.
Typical documents or actions
Bid history, auction close notice, refund status, support email if needed.
What user does
Follow the payment timeline, review final documents, complete registration steps, and coordinate handover.
What Bhoomi checks
Bhoomi helps coordinate process milestones but does not transfer ownership by itself.
What user verifies independently
Use your own legal, tax, bank, and property advisers before final payment or registration.
Typical documents or actions
Payment timeline, registration documents, stamp duty, tax checks, handover notes.
For sellers
Use this to understand what is needed before a property should become a public auction.
What user does
Create your Bhoomi account and choose the listing path when you are ready to sell.
What Bhoomi checks
Bhoomi links listing activity to your private account.
What user verifies independently
Use an email you can access throughout listing review and auction close.
Typical documents or actions
Account details, profile details, dashboard access.
What user does
Complete seller KYC before any public auction can be shown to buyers.
What Bhoomi checks
Bhoomi checks identity status and ownership-authority materials.
What user verifies independently
Confirm that the person listing has authority to sell or represent the property.
Typical documents or actions
PAN, Aadhaar, seller KYC, ownership or authority proof.
What user does
Enter property type, location, area, boundaries, pricing, dates, and the proposed auction terms.
What Bhoomi checks
Bhoomi reviews whether the listing has enough facts for serious buyers to evaluate.
What user verifies independently
Avoid vague descriptions. State land use, access, approvals, possession, dues, and known limits clearly.
Typical documents or actions
Area, address, map, auction date, reserve logic, bid increment.
What user does
Upload clear property photos, site map or floor plan where available, and relevant documents.
What Bhoomi checks
Bhoomi checks completeness and whether required files are present or marked not applicable.
What user verifies independently
Do not upload misleading photos, unrelated documents, or edited records.
Typical documents or actions
Photos, title deed, encumbrance certificate, layout, RERA/SARFAESI files if applicable.
What user does
Respond to any request for missing information before the auction is made public.
What Bhoomi checks
Bhoomi checks data quality, pricing fields, dates, Refundable Security Deposit (EMD), images, map, and document states.
What user verifies independently
This is a completeness review, not a title certification or valuation guarantee.
Typical documents or actions
Admin feedback, corrections, final auction readiness.
What user does
Monitor the auction, public questions, bid activity, and anti-snipe extensions.
What Bhoomi checks
Bhoomi shows anonymised bidder activity and keeps the bid trail documented.
What user verifies independently
Seller acceptance, reserve price, and final legal process still govern the outcome.
Typical documents or actions
Live countdown, bid history, Q&A, auction close rules.
What user does
Coordinate next-payment instructions, final documents, registration timing, and handover steps.
What Bhoomi checks
Bhoomi tracks process milestones and keeps communication structured.
What user verifies independently
Use your own legal and tax advisers for sale documentation and statutory duties.
Typical documents or actions
Payment schedule, registration checklist, handover plan.
What user does
Receive payout only as per the agreed sale and settlement terms after required steps are complete.
What Bhoomi checks
Bhoomi records settlement state and payout-related milestones where applicable.
What user verifies independently
Confirm tax, TDS, lien, loan, and statutory obligations before completion.
Typical documents or actions
Bank details, payout timeline, tax documents, settlement confirmation.
Fair auction rules
Every serious auction needs clear entry conditions, clear bid mechanics, and clear limits on what the platform does.
Only users with approved KYC can move toward bidding. This keeps casual or anonymous bidding out of the process.
Each auction has its own deposit amount. Missing or unpublished deposit details mean bidding should not be treated as ready.
Every auction shows the minimum step by which the next bid must increase.
The bid screen shows the exact amount before submission so users can catch large-number mistakes.
Bids in the final 5 minutes extend the auction by 5 minutes to reduce last-second pressure.
Public bid history uses bidder aliases instead of buyer names.
Final outcome remains subject to reserve price, seller acceptance, payment, documents, registration, and applicable law.
Deposit flow
The deposit is property-specific and required before bidding access can be unlocked for that auction.
Transfer
UTR submission
Verification
Bid access
Refund or settlement
Pay only the amount shown on that property detail page by NEFT/RTGS. Do not assume one standard deposit across all properties.
Non-winning eligible bidders follow the refund process and bank checks. Public or national holidays may affect timing.
Auction close
Winning the auction screen is not the same as automatic ownership transfer. The next steps are documented and legally sensitive.
FAQ preview
These answers are intentionally plain. Property auctions involve money, documents, and legal consequences.
A submitted bid is treated seriously. Do not bid unless you are prepared to proceed under the auction terms.
You receive the payment timeline and document checklist. Registration, handover, and ownership transfer follow the required legal process.
For eligible non-winning bidders, the refund process follows the stated timeline and bank checks. Public or national holidays may affect timing.
No. Bhoomi facilitates the auction process and shows seller-submitted or received documents. Buyers must independently verify title and legal status.
The buyer pays stamp duty, registration charges, taxes, and statutory costs unless a property-specific legally reviewed document says otherwise.
Next step