Publication
25-06-2026.
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Construction of 3 BHK and 2 BHK Housing Project at Sy. No. 95 of Kanminike Village, Bangalore South Taluk on Lump Sum Turnkey Basis based on Tenderers Own Design under Two Cover System
Bengaluru Development Authority · Bangalore South Taluk, KarnatakaBDA/2026-27/BD/WORK_INDENT256
Written by TenderKart AI from the documents published when it was generated. Check the tender for later corrigenda before you bid.
26 Jun 2026
21 Jul 2026
₹8.6 Cr
All important dates as they stand after corrigenda: publication, pre-bid/clarification deadline, bid submission deadline, bid opening, and bid validity period.
25-06-2026.
The downloaded tender does not print the pre-tender query deadline, pre-tender meeting date/time, bid submission deadline, or technical-bid opening date/time; each is expressly deferred to the Karnataka Public Procurement Portal. The financial-bid opening is to be intimated only to technically qualified tenderers.
At least 90 days after the bid-submission deadline; any fixed-validity EMD instrument must remain valid 45 days beyond bid validity (i.e. 135 days after the bid deadline under the printed EMD-BG form).
Tender value or estimated cost, EMD/bid security (amount, acceptable forms, validity), tender document fees, performance security, and key payment terms.
Approximate work value is Rs. 863.71 Crores excluding GST. The bid is a turnkey lump-sum fixed-price/no-variation offer; GST is excluded, while other duties, taxes, levies, royalties and incidental charges are included. Price adjustment is deleted in the contract conditions.
IFT amount: Rs. 8.64 Crores. The detailed clause permits full e-payment, or at least Rs.1.00 lakh by e-payment with the balance through a Nationalized/Scheduled-bank BG, surety bond, or e-BG; the instrument must be issued after tender notification, on/before bid submission, payable at Bangalore in the Employer's favour, and valid 45 days beyond bid validity. However, another sub-clause says EMD is accepted only as electronic cash and not by BG—this unresolved conflict is separately reported.
Non-refundable and payable through the KPPP e-payment modes, but the amount is not printed in the downloaded tender; the IFT table says to refer to the Karnataka Public Procurement Portal.
Within 20 days of the Letter of Acceptance, the successful bidder must provide 5% of the Works Contract Price, plus any additional security required for an unbalanced bid. Permitted forms are banker’s cheque/DD/pay order, Nationalized/Scheduled-bank BG or surety bond, or specified small-savings instruments pledged to the Executive Engineer. Security remains valid until 30 days after expiry of the 2-year DLP; failure permits award cancellation and EMD forfeiture.
Mobilization advance is 5% of Contract Price against an unconditional BG/surety bond, payable within 30 days after conditions are met; recovery starts at the earlier of 15% cumulative payment or three months after the first advance and is 7.5% of interim certificates. Running bills are monthly against the approved priced BOQ, minimum claim Rs.100 Lakh, and payment is due within 60 days, although accelerated progress is payable subject to grant availability.
Every pass/fail eligibility and qualification requirement: experience and past performance, turnover/net worth, registrations and certifications, consortium/JV rules, and debarment or blacklisting conditions.
Bidder must be a registered individual firm/agency/partnership/company with a valid Class-1 Civil registration/licence issued by a State or Central Government. Section 3 also requires incorporation/constitution, registration/address, GST, PAN, labour, ESI and PF registrations and latest PF-paid challan.
In at least two of FY 2021-22 to 2025-26, minimum turnover from civil-engineering construction works is Rs.494.00 Crores. Prior-year turnover is escalated 10% per year to FY 2026-27 price level.
As prime contractor, satisfactory completion of at least one similar project for a government, semi-government, board or corporation, valued at not less than Rs. 432.00/- Crores; completed-work value receives 10% annual escalation to FY 2026-27 level.
In one financial year among the stated five years: Earthwork 50,000 Cum; RCC 30,000 Cum; steel reinforcement 4,000 MT; shuttering 1,25,000 Sqm.
Own at least 50% of each required key/critical equipment set; balance up to 50% may be leased/hired with commitment evidence. The schedule requires batching plant 1, loaders 4, tippers 8, transit mixers 4, tower crane 1, excavators 4, 100-KVA generators 2, boomer placer 1, concrete pump 1, and service passenger lift 1.
Liquid assets and/or available credit facilities must be at least Rs 65 Crores from Nationalized/Scheduled Banks. Assessed available tender capacity, (A*N*1.5-B), must exceed total tender value; ongoing commitments must be countersigned by the employer (at least Executive Engineer) or CA and supported by work orders and latest audited RA bills.
For the complete project duration: Project Manager (BE Civil, 20 years); Planning Engineer and Structural Engineer (BE Civil, 10 years each); Quantity Surveyor/Engineer and Health & Safety Engineer (BE Civil 2 years or Civil Diploma 5 years); QA Engineer (BE Civil 5 years); and four Civil Site Supervisors (BE Civil 2 years or Civil Diploma 5 years). CVs are required.
JV/consortium is allowed, capped at three constituents including lead. Every partner must meet at least 33.33% of turnover and similar-work criteria; other qualification and technical capability requirements are met collectively. Lead must be appointed by POA; all members are jointly/severally liable; consortium must remain valid through contract completion; agreement must state financial participation, scope and responsibilities. A bidder/member may participate in only one bid.
Bidder must not be under a Karnataka Government declaration of ineligibility for corrupt/fraudulent practices. Misleading/false qualification evidence, poor performance (abandonment, improper completion, inordinate delay, litigation history or financial failure), unjustified prior high pricing for the same work, or consistent adverse litigation/arbitration awards may disqualify. Corrupt/fraudulent conduct can lead to rejection and debarment.
What is being procured: the work, supplies or services, deliverables and quantities, locations, phases, completion or delivery timelines, applicable standards, and notable exclusions.
Design and construct on turnkey lump-sum fixed-price basis at Sy. No.95, Kanminike Village, Bangalore South Taluk: indicative four towers, each with two basements + ground + 27 housing floors, comprising 896 dwellings (448 two-BHK and 448 three-BHK). Maintain total carpet area, dwelling count and car parking if architecture is modified. Two-BHK carpet area is 825 sq ft plus 75 sq ft balcony; three-BHK is 1,025 sq ft plus 75 sq ft balcony; parking requirement is 1,344 covered cars plus 90 visitor surface spaces.
Scope includes topographic survey, geotechnical/subsoil investigation, architectural/structural design, site clearance and setting-out; all civil, electrical, mechanical, fire/safety, plumbing, carpentry, waterproofing and façade works; tanks, roads, pathways, culverts, drains, UGD, water supply, rainwater harvesting, solid-waste management, bore wells, landscaping and all commissioning/testing. Contractor also provides casting yard, site office and field laboratory.
Site area is stated as 10 acres 12 guntas at Kanminike Village. Overall completion is 42 months including monsoon and commissioning from commencement/notice to proceed, with milestones of 20% by 6 months, 40% by 12, 60% by 24, 80% by 36, and 100% by 42 months.
Topographic survey/soil report is due within 3 weeks of award; methodology, schedule, design-basis report and building design/construction drawings within 4 weeks; balance drawings within 5 weeks; as-builts within 4 weeks after completion (but Contract Data separately says six weeks). Designs must follow BIS, MoRTH, NBC, IRC, ECBC, statutory standards, prevailing bye-laws and RERA, subject to Employer approval.
Contractor obtains all statutory approvals/NOCs; BDA reimburses valid statutory deposits, approval fees and charges. Project maintenance/services run for 2 years after completion, covering lifts, DG sets, solar water, pumps, garbage, street lighting, roads, water, parks/gardens, security and general upkeep, plus drain desilting at the end of year 2. Common-area electricity is chargeable to occupants.
The complete checklist of documents to submit — mandatory vs conditional, with any prescribed formats, proformas or annexures — plus how to submit: portal and mode, envelope/cover structure, digital signature requirements, signing and attestation rules, and physical originals with their deadline.
Submit electronically on https://kppp.karnataka.gov.in under two electronic documents: technical cover first (EMD/fee, eligibility and Section 3 qualification information, and Form of Tender), and financial cover containing the priced BOQ/price tender; financial cover opens only for technically qualified bidders.
Scan original documents into clearly visible electronic files (preferably PDF) and upload requisite certificates. Digitally sign the bid using a valid DSC issued under the Information Technology Act, 2000. The only expressly required physical original is an EMD bank guarantee (when that route is used), delivered to the Executive Engineer, HPD-1 by the technical-bid opening time; non-receipt makes the bid non-responsive.
Consortium signatories must hold valid POAs; each member's authentication evidence must be certified by its Company Secretary/Authorized Signatory. Section 3 certificates carry their stated issuer requirements; ongoing-work statements require countersignature by the employer not below Executive Engineer or bidder's CA, supported by work order and latest audited RA bill.
Every corrigendum/addendum in order — what changed (original vs amended value), its impact, and the action for the bidder — ending with the values that finally apply.
The AI found nothing to report for this question.
Genuine conflicts within and across the documents (original vs corrigenda, clause vs annexure, tender document vs BOQ): both sides with citations, and which value prevails.
ITT 13.1 first permits full e-payment or Rs.1.00 lakh e-payment plus balance BG/surety/e-BG and provides a BG form; later within the same clause it says EMD is accepted only as electronic cash and not by BG. No corrigendum or precedence rule resolves two provisions at the same ITT level. Bidder should obtain written portal clarification; full e-payment is the conservative rejection-avoidance route.
Notice-to-proceed form says operation and maintenance for 1 year; detailed Scope 1.3.2 requires 2 years. The detailed scope is the more specific operative requirement, so price and plan for 2 years unless BDA amends it.
ITT 11.4 says prices are adjustable under CC Clause 35, but CC 35 concerns variation payments and is deleted; CC 40 expressly deletes price adjustment, while scope calls the offer fixed-price/no-variation. The specific contract provisions prevail: no price adjustment/escalation.
Contract Data says 'Eighteen (42 Months', an internal drafting conflict. The IFT, milestone table and the number in parentheses consistently establish 42 months; 42 months including monsoon/commissioning prevails.
Scope requires as-builts within 4 weeks after completion and states Rs.10,00,000 withholding, while Contract Data requires three sets within 6 weeks and INR 50,00,000 withholding. Contract Data is the specific payment/security schedule and therefore INR 50,00,000 and six weeks should be treated as prevailing; note a separate Rs.50,000/week delay penalty in the scope.
SCC text says the work will be divided into three milestones, but immediately provides five milestone rows. The detailed five-row table (also repeated in Contract Data) prevails.
General CC 24 provides arbitration within 30 days, but SCC 10 deletes arbitration. SCC expressly prevails over general conditions, so contractual arbitration is deleted; design disputes are instead stated to go to the Commissioner, BDA whose decision is final and binding.
Only critical, tender-specific pre-bid queries that could materially change bid/no-bid, pricing, eligibility or contractual risk. Skip generic or obvious questions the documents already answer clearly.
Please issue an addendum stating whether the Rs.8.64 Crore EMD may be split between at least Rs.1.00 lakh e-payment and BG/surety/e-BG, or must be paid wholly as electronic cash; also confirm whether the Section 12 EMD-BG form remains usable.
Please confirm whether post-completion O&M is one year or two years and state the associated O&M security amount/validity, because the notice form and detailed scope differ.
Please confirm that no price adjustment applies for the 42-month construction period and clarify treatment of statutory tax/duty/royalty changes, because ITT 11.4 promises adjustment while CC 40 deletes it and SCC separately contemplates reimbursement of statutory increases.
Please reconcile the as-built deadline (4 versus 6 weeks), withholding (Rs.10 lakh versus INR 50 lakh), and whether the Rs.50,000/week penalty is cumulative with withholding.
Please identify the contractual dispute-resolution forum after SCC deletion of arbitration and clarify whether the Commissioner's final-and-binding design decision excludes all independent adjudication.
Commercial, legal and execution risks a bidder should weigh: liquidated damages and penalties, unusual or one-sided clauses, tight timelines, and payment or security risks.
This is a no-variation lump-sum based on bidder design. Bidder bears surveys, geotechnical investigation, actual levels/soil variation and redesign without changing price; Employer-approved design changes do not relieve structural responsibility. This creates substantial quantity, foundation and design-development risk.
LD is 0.1% of contract price per day for the works and milestones, capped at 10% of final contract price. Milestone shortfall above 25% can trigger tentative recovery; although recovered milestone penalty is returned without interest if final completion is timely, delay up to the maximum LD is also a termination ground.
Monthly bills are payable within 60 days, minimum Rs.100 Lakh, and faster-than-program progress is payable only subject to grant availability. Final-bill acceptance releases the Employer from further claims. Bidder must fund GST/statutory deductions and maintain at least Rs65 Crores liquidity/credit.
EMD is large and its permitted mode is internally contradictory. Award security is 5% plus uncapped-in-text additional security for an unbalanced tender, valid through 30 days after the 2-year DLP. Mobilization advance requires matching unconditional security and early recovery.
Employer is final authority on document inconsistencies and reserves a right to have work carried out in a manner entirely different due to exigencies; arbitration is deleted, while design disputes go to the Commissioner whose decision is final/binding. Price/no-variation terms make this especially material.
No site accommodation is provided; contractor bears temporary office/lab/casting-yard, spoil disposal, electricity, water and standby generation. Employer accepts no claim for utility-connection delay or rain/natural calamity/accident/act-of-God damage, shifting broad site and weather risk to contractor.
Work may not be sublet. Record-design delay costs Rs.2,000/day; as-built delay costs Rs.50,000/week and Contract Data withholds INR 50,00,000 for missing as-builts/O&M manuals. Designer attendance at reviews is mandatory without extra payment.
The inviting authority and relevant contacts: office, person, designation, address, phone and email — and which address receives physical submissions, if any.
Executive Engineer, Housing Project Division-1, Bangalore Development Authority, acting on behalf of the Commissioner, BDA.
Office of the Executive Engineer, Housing Project Division-1, Room No.204, 2nd Floor, B Block, Bangalore Development Authority, Kumara Park West, T. Chowdaiah Road, Bengaluru-560020. No named individual, phone number or email is printed.
Original EMD bank guarantee, if used, must be delivered to the Office of the Executive Engineer, Housing Project Division-1, Bangalore Development Authority, T. Chowdaiah Road, Kumara Park West, Bengaluru-560020, by technical-bid opening.
Employer: Commissioner, BDA, Kumara Park West, T. Chowdaiah Road, Bengaluru-560020. Authorized representative: Executive Engineer, Housing Project Division-1 at the same BDA campus.