Development New Civil Enclave

Publication and sale

Tender published 22.07.2026; bid document download/sale and bid submission start 23.07.2026 from 0930 hrs.

• Portal process is online on CPP Portal (https://etenders.gov.in/eprocure/app).
• No corrigenda are present in the tender pack; these Critical Date Sheet values apply as published.

Pre-bid and clarifications

Pre-bid conference 30.07.2026 from 1100 hrs at Mediation Hall, Air India Building, near Jor Bagh Metro Gate No.3, New Delhi-110003; clarification window 23.07.2026 0930 hrs to 06.08.2026 upto 1800 hrs via CPP ‘Seek Clarification’ only.

• Bid-procedure queries must not be referred to IEMs.
• No other means of communication for bid-document queries are entertained.

Bid submission and physical EMD deadline

Online bid submission ends 07.09.2026 upto 1200 hrs; original Insurance Surety Bond/BG against EMD (if EMD not paid online) must reach AAI by 10.09.2026 upto 1200 hrs.

• Any postal delay is not entertained for physical EMD instruments.

Bid opening

Envelope-I (technical/PQ) opens 11.09.2026 at 1500 hrs; Envelope-II (financial) opens 12.10.2026 at 1500 hrs.

Bid validity

Bid remains open for Ninety (90) days from the date of submission of bids including any extension.

• Withdrawal or modification of offer during validity attracts forfeiture of entire EMD.

Construction and post-construction periods

Original construction completion period is 18 months (including 60 days/2 months for one monsoon); DLP 2 years after Taking Over Certificate, followed by multi-year O&M/AICMC obligations.

• E&M: O&M 10 years and AICMC 8 years after 2-year DLP.
• AS works: 6 years AICMC for SCCTV & FIDS including 2-year DLP; 10 years AICMC for EPABX including 2-year DLP.
• IT works: 7 years AICMC including 2-year DLP.
• Civil/landscaping/horticulture O&M during 2-year DLP.

Estimated cost / tender value

NIT estimated cost is Rs. 294.05 Crores excluding GST (Capital Construction Rs. 274.24 crores + O&M/AICMC Rs. 19.81 crores). Schedule-Z states a different total of Rs. 298.71 Crores excluding GST.

• PQ/evaluation uses capital construction cost only; O&M/AICMC cost is excluded from PQ criteria but included for L1 comparison.
• Bid capacity threshold for financial-bid opening: available bid capacity more than Rs. 2,74,23,96,858/- (excluding GST).
• Conflict with Schedule-Z estimated cost Rs. 298.71 Cr / capital Rs. 2,78,90,35,127/- is recorded under Contradictions; NIT/online figures are those stated for bidding fees and PQ base.

Tender document fee

Tender processing fee Rs. 11,800/- (including GST), non-refundable, payable online on CPP Portal only.

• MSE concessions under Public Procurement Policy for MSEs are not extended to construction work.

EMD / bid security

EMD Rs. 8,82,14,966/- per NIT/Form of Tender; payable online on CPP Portal, or as Insurance Surety Bond / Bank Guarantee (including e-BG) from a Scheduled Commercial Bank (excluding Co-operative/RRBs).

• If not paid online, scanned ISB/BG + SFMS confirmation to ICICI Bank and undertakings (Annexures 1/1A–1D or 2/2A–2C) go in Envelope-I; original instrument must reach Bid Manager by Critical Date Sheet deadline.
• BG advising: Corporate Name AIRPORTS AUTHORITY OF INDIA; Bank ICICI BANK; IFSC ICIC0000007; IFN760COV (issue)/IFN767COV (amendment); Unique Identifier Code (7037) AAICORHQ.
• Bank Guarantee EMD validity to be worked out as 6 months from last date of receipt of tender; Insurance Surety Bond validity three (03) months beyond bid validity.
• No interest on EMD. Unsuccessful bidders’ EMD returned within one week of financial bid opening; successful bidder’s EMD returned on receipt of SD equivalent to EMD / performance bank guarantee (or treated as part of SD on acceptance).
• Schedule-Z lists a conflicting EMD of Rs. 8,96,14,115/- (see Contradictions).

Performance Guarantee and Security Deposit

Performance Guarantee 5% of tendered/contract value within 30 days of LOI; Security Deposit 5% of tendered value (via 5% RA bill deductions with EMD credit, or BG).

• PG forms: Insurance Surety Bonds, Account Payee DD, or BG/e-BG from Scheduled Commercial Banks (excl. Co-operative/RRBs).
• Failure to deposit PG within stipulated period: tender cancelled without notice, EMD forfeited, debarment up to two (02) years.
• PG initially valid up to stipulated completion plus 180 days; for contracts with subsequent maintenance, 50% PG retained as SD and returned year-wise on successful completion of commitment.
• Schedule-Z confirms PG 5% and SD 5% of contract value.

Payment terms and advances

Quoted rates exclusive of GST (inclusive of other taxes/duties/royalty etc.); GST paid against valid invoice. Stage payments per Schedule-G with 75% part payment in 7+7 days and balance IPC within 28 days; mobilization advance up to 10% of tendered value available.

• No RA bill (except mobilization advance) until labour licences and GST/EPFO/ESIC/BOCW/insurance registrations are submitted.
• Mobilization advance: request within six months of order to commence; BG equal to 110% of advance; simple interest at prevailing Bank Rate + 3% (Schedule-Z Current Bank Rate 5.50%); recovery after 10% work done, fully recovered by 80% work done.
• Secured advance on non-perishable materials up to 75% of assessed value.
• AAI delay in stage payment attracts simple interest @10% on unpaid sums.
• All quotes and contract payments in INR only.
• Clause 10C applicable; Clause 10CC not applicable (Schedule-Z).

Similar work experience

In last 7 years ending 30.06.2026: three similar works each Rs. 109.70 Cr, or two each Rs. 137.12 Cr, or one Rs. 219.39 Cr, in single contract on EPC/Turn Key (Design & Build) basis; India-only experience counts.

• Similar nature: composite centrally air-conditioned buildings — Airport Terminal Buildings, 5 Star Hotels, Underground Metro Terminals, Shopping Malls, Business/Commercial Complexes, Super/Multi-specialty Hospitals, Institutional Buildings, Indoor stadium, Corporate Office Buildings in India only (Civil + Electrification + E&M such as Fire Alarm/Fire Fighting, HVAC).
• Non-EPC experience allowed to participate, but successful bidder must have in-house design facility or associate architect/designer firm; design consultant finalized per Appendix-I after LOI.
• Substantial completion: ≥80% value-wise plus functional completion certificate (two-part).
• Back-to-back/sub-contract experience only with owner concurrence/tripartite approval and TDS reflection.
• Executed values enhanced @ 7% p.a. simple to Envelope-I opening date.
• Private/non-govt experience requires TDS certificates + CA certificate of payments.
• Pre-GST completion amounts divided by 1.12.
• PQ Performa erroneously shows three-work threshold as Rs. 109.07 Cr (see Contradictions); NIT qualifying requirement is Rs. 109.70 Cr.

Financial qualification

Average annual turnover Rs. 97.08 Cr (last 3 FYs ending 31 Mar previous FY); net worth Rs. 41.14 Cr; minimum annual general construction Rs. 365.65 Cr in any one of last 5 years ( ≥50% from relevant engineering construction); average monthly progress ≥ Rs. 13.48 Cr/month on one general construction work ≥ Rs. 129.44 Cr.

• Continuous losses in last three years balance sheets → summary rejection.
• Available bid capacity B = 2×N×T − A must exceed Rs. 2,74,23,96,858/- (T = 1.5 years); else financial bid not opened.
• Bid-capacity/ongoing-works data for 18 months w.e.f. stated date, on Annexures 9A/9B/9(C), CA-certified with UDIN.
• All financial documents excluding GST; UDIN mandatory on CA-certified financials — without UDIN not entertained.
• Average monthly progress enhanced @ 7% p.a. to previous day of last bid submission day; COVID force-majeure EOT adjustment per MoF OM F.18/4/2020-PPD dt 03.05.2020 where applicable.

JV, consortium and foreign bidders

Joint Venture / consortium firms are not permitted. Foreign firms are not eligible (neither individually through subsidiary/Indian agent nor in JV with Indian firm) for works up to Rs. 300 Crores.

• Not more than one tender from tenderers having business relationship; father-son/close relations with common partner/director cannot bid as separate competitors.

Blacklisting / debarment and credential verification

Blacklisting/debarment undertaking required; AAI may disallow poor performers and may verify credentials at any stage — false documents attract full EMD forfeiture and debarment up to two years plus other action.

• Debarment/blacklisting by AAI/MoCA/DoE triggers rejection/liability as per Annexure-5 undertaking.
• Cannot associate the same PMC/Consultant and their sub-consultants engaged by AAI on this EPC tender as architect/designer.

Technical evaluation scoring gate

After meeting Para 2(A)–(E), performance scoring (max 100) applies; minimum 50% in each section and 75% aggregate required to open Envelope-II. Eligible similar works may be inspected by AAI committee.

• Attributes: Financial Strength 25; Similar work experience 40; Time over run (TOR) 20; Quality of completed/substantially completed similar works 15.
• Make in India (DPIIT Order 2017 as amended) and GFR Rule 144(xi) land-border restrictions apply with mandatory undertakings.

Work title and contracting mode

Development of New Civil Enclave at Purnea, Bihar — Construction of New Terminal Building, Allied Structure and External Development works on EPC (Engineering Procurement and Construction) / Turn Key mode.

• Open e-tender, 2 BOT – 2 Envelope composite works tender invited by Asst. Gen. Manager (Engg-C), AAI O/o ED (Engg.)-ER on behalf of Chairman, AAI.
• Site is at Purnea Airport (IAF AFS, Bihar); Phase-1 complete works handed over at stipulated date of start.

Capacity and principal facilities

New Domestic Terminal Building for 1000 peak-hour passengers (500 arrival + 500 departure) and about 2.1 MPPA, with 02 aerobridges/fixed fingers, full MEPF, airport systems, IT/security, external development and city-side parking.

• Includes structural/architectural/civil works, façade, roofing, interiors & furniture (incl. check-in counters), plumbing/sanitary, storm water, RWH, horticulture & landscape, roads, flag mast, fire fighting, STP, solid waste, WTP/RO, bulk electrical (33 kV HV panel, transformers, DG with sync/ATS, UPS), HVAC VRF/VRV, lifts, escalators, BHS, IBMS, PA, FIDS, SCCTV, EPABX/IPPBX, IT active/passive, boom barriers/tyre killers/bollards, signage, solar power plant, surface parking (448 private car/taxi incl. 8 PRM; 6 bus/coach; 58 staff car incl. 2 PRM; two-wheelers), and related utilities.
• Works outside battery limit needed to make terminal/utility buildings fully functional (ramp, levelling, water/sewer/storm/power connections etc.) are deemed included.
• Design to ICAO, DGCA, AAI, MoRTH, IRC, NBC, CPWD, IS, IEC, ECBC etc.; GRIHA 5-Star applicable (Schedule-Z).
• Tender drawings are schematic/guidance; detailed design and GFC drawings are contractor’s scope; MEP drawings indicative.

Deliverables, O&M/AICMC and timeline

EPC deliverables span surveys/investigations, multi-stage design, mock-ups, 3D/walkthrough, procurement, construction, integrated T&C, spares/tools, O&M manuals, training, as-built drawings, statutory clearances support; construction 18 months then DLP and long-term AICMC/O&M per Schedule-N.

• Contractor must provide documents for CTE/CTO; AAI assists.
• Cannot claim extra for drawing discrepancies or internal dimensional adjustments within overall building envelope.
• Supplementary agreement for O&M/AICMC after taking over (Article 27).

Submission mode and portal

Bids only online on CPP Portal https://etenders.gov.in/eprocure/app; digitally signed scanned documents; hard-copy application not entertained except original EMD instrument if not paid online.

• Two-envelope structure: Envelope-I (EMD if applicable + Technical Bid + PQ) and Envelope-II (Financial e-Bid/BOQ).
• DSC required for submission; registration on CPP Portal needed (process normally ~3 days).
• Scan guidance: 100 dpi black & white to reduce size.
• Do not tamper/modify downloaded price bid/BOQ template — modified BOQ leads to rejection/ban risk.
• If Envelope-I deficiency clarifications sought on CPP, upload within time specified or bid evaluated as-is.

Physical original EMD instrument

If EMD not paid online, original Insurance Surety Bond/BG must be submitted/sent to Asst. Gen. Manager (Engg-C), AAI, O/o ED (Engg.)-ER, 2nd floor, Old RD Building, Safdarjung Airport, New Delhi-110 003 by 10.09.2026 upto 1200 hrs.

• Non-receipt by deadline → tender liable to rejection; postal delay not entertained.

Signing and attestation

Only the PoA/Authorization holder in whose name the tender is uploaded shall sign; CA-certified financials need stamp, signature, membership number and UDIN; Integrity Pact to be signed.

• Non-proprietary bidders: Authorization/PoA + Certificate of Incorporation (CIN/LLPIN/Directors) + Board Resolution for PoA authority.
• Proprietary firm: PoA only if tender processed by person other than proprietor.

No corrigendum/addendum in the document set

The downloaded tender pack contains no corrigendum or addendum files, and tender-metadata lists an empty corrigenda array; published NIT Critical Date Sheet and VOL_01 conditions apply as issued.

• Finally applicable key values therefore remain those in the original NIT/VOL_01 (subject to internal document conflicts recorded under Contradictions).

Estimated cost and EMD amount — NIT vs Schedule-Z

NIT/Form of Tender state estimated cost Rs. 294.05 Cr (ex-GST) and EMD Rs. 8,82,14,966/-; Schedule-Z states estimated cost Rs. 298.71 Cr (ex-GST) and EMD Rs. 8,96,14,115/-.

• NIT capital cost Rs. 274.24 Cr aligns with bid-capacity threshold Rs. 2,74,23,96,858/- and with online fee narrative; Schedule-Z capital is Rs. 2,78,90,35,127/- + O&M/AICMC Rs. 19,81,02,008/-.
• For bid submission, NIT expressly requires online EMD of Rs. 8,82,14,966/- and Form of Tender repeats that sum; bidders should treat NIT/online figures as the amounts to pay/upload unless AAI issues a corrigendum aligning Schedule-Z.
• Impact: wrong EMD amount risks non-responsive bid; wrong estimate base can distort bid-capacity and commercial modelling.

Bid submission end date used for bid-capacity window

Critical Date Sheet sets Bid submission End Date as 07.09.2026, but bid-capacity note says ongoing commitments are for 18 months w.e.f. 05.09.2026 “(i.e. submission end date)”.

• Bidder should compute bid capacity against the Critical Date Sheet submission end date 07.09.2026 unless clarified; the 05.09.2026 date appears to be an internal inconsistency.

Three-work experience threshold — NIT vs PQ Performa

NIT qualifying requirement is three works each of Rs. 109.70 Crores; PQ Performa table prints “Three work of Rs. 109.07 Crores”.

• Elsewhere in the same PQ section and Appendix-I the figure is again Rs. 109.70 Crore; NIT Clause 2.C should be followed for pass/fail eligibility.

EMD instrument validity — BG vs Insurance Surety Bond

Annexure-1 Bank Guarantee note sets validity of 6 months from last date of receipt of tender; Annexure-2A Insurance Surety Bond requires validity three (03) months beyond bid validity (bid validity is 90 days).

• These are different instruments with different stated validity rules; use the rule applicable to the instrument chosen. 6 months from 07.09.2026 vs 90 days + 3 months are not identical calendars.

Reconcile Schedule-Z vs NIT estimated cost and EMD

Ask AAI to confirm which estimated cost and EMD amount prevail for online payment, bid capacity and contract — NIT Rs. 294.05 Cr / EMD Rs. 8,82,14,966/- or Schedule-Z Rs. 298.71 Cr / EMD Rs. 8,96,14,115/-.

• Material to bid responsiveness and financing of EMD/PG.
• Request corrigendum amending Schedule-Z or NIT so both match CPP fee configuration.

Bid-capacity reference date 05.09.2026 vs 07.09.2026

Seek clarification whether existing commitments for bid capacity are measured from 05.09.2026 or from Critical Date Sheet submission end 07.09.2026.

• Affects calculation of ‘A’ in B = 2×N×T − A and risk of financial envelope non-opening.

Design consultant selection risk and single change penalty

Clarify timing, rejection consequences and cost/time risk if AAI-selected design consultant under Appendix-I is not acceptable to contractor, and confirm 0.1% of contract amount or Rs. 10 lakh (higher) penalty and no EOT for designer change.

• Successful non-EPC-experienced bidders must associate designer finalized by AAI methodology — this is a post-bid control point.

Site possession, IAF operational constraints and free-issue exclusions

Request written confirmation of unencumbered Phase-1 handover scope on stipulated start date, working-hour/security restrictions at IAF Purnea AFS, and any utilities/approvals remaining with AAI vs contractor.

• Contract allocates BCAS PICs, security passes, airport operational restrictions and outside-battery-limit utility connections to contractor at no extra cost/time — material to programme and price.
• No extra time for non-operational hours/restricted working conditions is stated.

Missing Annexure-9C/9D/9E and Annexure-19 printed formats

Ask AAI to publish or confirm acceptable formats for Bid Capacity sheet (9C), Minimum Annual Value (9D), Average Monthly Progress (9E) and full Annexure-19 scoring sheets, since only 9A/9B and NIT scoring summary appear clearly printed.

• Non-standard formats risk technical rejection at Envelope-I.

Liquidated damages and time risk

Time is essence; LD 0.5% of contract value per week of delay (or lesser as decided), capped at 10% of contract value; early-completion bonus 1%/month up to 10% if applicable.

• 18-month construction including only 60 days monsoon allowance is aggressive for full EPC terminal + external works + systems on an IAF airfield.
• No EOT/extra payment for airport operational-hour and security restrictions; contractor bears PIC/police verification costs.
• Multiple small daily penalties also apply (e.g. progress report Rs. 1000/day; work diary Rs. 250/day; tradesmen Rs. 100/day).

High bid security and performance security cash lock

EMD about Rs. 8.82 Cr plus PG 5% of contract and SD 5% create very large locked capital; PG failure within 30 days of LOI cancels award, forfeits EMD and can debar up to 2 years.

• Mobilization advance (if taken) requires 110% BG and interest at Bank Rate + 3% (Bank Rate stated 5.50%).
• False credentials → full EMD forfeiture and up to 2-year debarment.

Single-entity only; no JV and foreign-bidder bar

JV/consortium banned and foreign firms ineligible up to Rs. 300 Cr — qualification, bonding and execution must be borne by one Indian entity meeting high turnover/experience bars.

• Scoring gate (50% each attribute, 75% aggregate) plus AAI inspection of past works adds bid/no-bid uncertainty beyond pass/fail PQ.

Design liability, GRIHA-5 and inclusive outside-battery-limit works

Full design-build liability on contractor against schematic drawings, mandatory GRIHA 5-Star, and all external utility connections/site works deemed included with no extra claim.

• Change of associated architect/designer normally once only, with deterrent compensation 0.1% of contract or Rs. 10 lakh (higher) and no EOT.
• Long post-construction O&M/AICMC tail (up to 10 years depending on system) extends performance and resource commitment far beyond construction.

Payment and price-adjustment structure

Stage-payment model with documentation preconditions; Clause 10C applicable but 10CC not applicable — limited protection depending on 10C coverage versus broad input-cost exposure on a multi-year EPC.

• AAI may withhold estimated value of non-performed/defective work from IPC.
• Rates firm for imports despite FX movement; contractor bears insurance/freight/custom clearance to Purnea site.

Inviting authority / Bid Manager

Asst. Gen. Manager (Engg-C), AAI, O/o E.D.(Engg.)-ER, A Block / 2nd Floor, Old RD Building, Safdarjung Airport, New Delhi-110003 — Bid Manager on behalf of Chairman, AAI.

• Physical originals of EMD ISB/BG (if not paid online) are to be submitted/sent to this address.
• Tender Ref. No.: AAI/CHQ/ ED ENGG-ER/ PURNEA/ NTB/2026; Tender ID: 2026_AAI_282549_1.
• Organisation: Airports Authority of India, Corporate Headquarters, Directorate of Engineering-ER, Rajiv Gandhi Bhawan, Safdarjung Airport, New Delhi.

Pre-bid venue

Pre-bid conference at Mediation Hall, Air India Building, near Jor Bagh Metro Gate No.3, New Delhi-110003 on 30.07.2026 from 1100 hrs.

• Bid-document queries only via CPP portal ‘Seek Clarification’.

CPP / e-procurement helpdesks

NIC 24x7 helpdesk Tel 0120-4711508, 0120-4001002, 0120-4001005, 0120-6277787; email [email protected]. AAI IT escalation contacts also listed for portal issues.

• AAI Technical Help Desk: [email protected], 011-24632950 Ext. 3512 (0800-2000 hrs MON–SAT).
• JE (IT): [email protected] or [email protected], 011-24632950 Ext. 3523.
• Sr. Manager (IT): [email protected], Ext. 3509.
• Jt. GM (IT): [email protected], Ext. 3506.
• GM (IT): [email protected], 011-24657900.
• When emailing issues, mention portal URL and Tender ID with contact details.

EMD BG advising bank (instrument routing, not fee account)

SFMS BG confirmation for EMD to be advised to ICICI Bank under AAI corporate identifier AAICORHQ (IFSC ICIC0000007).

• This is the BG advising destination stated with EMD conditions; tender fee/EMD online collection is via CPP payment gateway (SBI nodal bank described in general instructions).