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Before You Pay for Land in Dholera: 21 Things to Check
Every check worth running before money moves — what to do, where the answer comes from, and what a bad answer looks like. Free to read, free to print, and useful whether or not you ever contact us.
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Before You Pay for Land in Dholera: 21 Things to Check
DholeraMaster.com · Reviewed September 2026 · www.dholeramaster.com
A. Where the land actually is
Four checks that establish what you are buying before any document is discussed. The first is the most consequential question in this market.
Inside or outside the notified SIR boundary
Ask the seller, in writing: is this survey number inside the notified Dholera Special Investment Region, yes or no?
- Source
- Seller, in writing; cross-check with DSIRDA
- Bad answer
- No written answer, or marketing that shows the SIR masterplan beside a layout that is not in it.
Survey number, village and taluka
Obtain all four identifiers in writing before price is discussed. Without them nothing can be verified.
- Source
- Seller, in writing
- Bad answer
- A village name offered without a survey number, or reluctance to put it in writing.
Real distance to Dholera airport
Put the parcel coordinates into a mapping tool and measure driving distance to roughly 22.3626 N, 72.3039 E. Measure from the parcel, not the village boundary.
- Source
- Any mapping tool
- Bad answer
- Marketing distance materially shorter than the driving distance you measure.
Real distance to the expressway
Measure the driving distance to the nearest Ahmedabad–Dholera Expressway interchange, not to the nearest point of the alignment.
- Source
- Any mapping tool
- Bad answer
- Distance quoted to the road rather than to an actual access point.
B. Planning status
What the land is permitted to become, and how firm that permission is. A scheme number without its stage tells you almost nothing.
TP scheme number and current stage
Ask for both. Draft, preliminary, final and sanctioned are materially different positions — boundaries can still move before sanction.
- Source
- Seller in writing; DSIRDA sanctioned scheme record
- Bad answer
- "It will be sanctioned soon" offered instead of a document.
Final plot (FP) number
For inside-SIR land, get the FP number, not just the survey number. The FP is what you actually receive after the scheme deduction.
- Source
- Sanctioned scheme record
- Bad answer
- Only a survey number available for land described as being in a scheme.
Zoning and permitted use
Confirm the designated land use under the development plan — residential, industrial, recreation, and so on. Buy the zoning you actually want.
- Source
- DSIR development plan
- Bad answer
- A cheap rate explained by an assumption that rezoning will happen.
Infrastructure status, built vs planned
Establish which trunk services are commissioned at this parcel today, not which appear on the scheme plan.
- Source
- Site visit; DICDL status
- Bad answer
- Planned infrastructure described in the present tense.
C. Title and ownership
Seven checks on the revenue record. Most Dholera disputes trace back to one of these being skipped.
7/12 extract (Record of Rights)
Pull it yourself on AnyRoR against the survey number. Do not accept a copy supplied by the seller as your only source.
- Source
- anyror.gujarat.gov.in
- Bad answer
- Seller discomfort at you pulling the record independently.
8-A extract
Pull the 8-A to see the holder’s account across their holdings.
- Source
- anyror.gujarat.gov.in
- Bad answer
- Holdings inconsistent with what the seller described.
Full mutation history
Read the entire entry history, not just the current owner. Trace every transfer, inheritance, partition and boundary correction back through the chain.
- Source
- Revenue record
- Bad answer
- An unexplained jump between unrelated names, or a gap in the chain.
Every co-owner identified
List every recorded holder and confirm each is a party to the sale — including those abroad, minors requiring court permission, and heirs with unrecorded succession.
- Source
- Revenue record
- Bad answer
- Five names on the record and one signatory at registration.
Encumbrances and charges
Check for mortgages, charges, and existing agreements to sell noted against the land.
- Source
- Revenue record; sub-registrar search
- Bad answer
- Any subsisting charge, or a seller who cannot explain one. Note that unregistered agreements will not appear.
Tenure type and transfer restrictions
Check the tenure recorded. Some tenures carry restrictions on transfer that are not obvious to a first-time buyer.
- Source
- Revenue record
- Bad answer
- Restricted tenure presented as freely transferable.
Litigation and disputes
Ask directly whether the parcel is subject to any dispute, injunction or pending proceeding, and get the answer in writing.
- Source
- Seller in writing; advocate search
- Bad answer
- A verbal assurance offered where a written one was requested.
D. Land status and physical checks
Four checks that require standing on the land, or measuring something specific.
NA (non-agricultural) order
If sold as non-agricultural, obtain the NA order itself — a document with a number and a date. Not an application, not an assurance.
- Source
- Seller; revenue office
- Bad answer
- "NA is in process" offered as though equivalent to NA granted.
Boundary demarcation on site
Walk the parcel corner by corner against the survey map, and confirm the survey number of the land you are standing on.
- Source
- Site visit
- Bad answer
- Being shown a general area rather than a demarcated parcel, or being hurried past this step.
Access road, built and legal
Drive the route from the public road to the parcel boundary. Measure the actual width. Confirm access is a legal right, not a customary track across a neighbour’s field.
- Source
- Site visit; scheme plan
- Bad answer
- Frontage premium charged for a road that exists only on the layout.
Recorded area vs advertised area
Compare the area on the 7/12 with the area you were quoted. Confirm which unit is being used — bigha is not standard.
- Source
- Revenue record
- Bad answer
- Any discrepancy, or a rate quoted in bigha without stating how many square yards that means.
E. The transaction itself
Two final checks before money moves.
Seller identity and authority to sell
Verify the seller is the recorded holder or holds a valid, specific power of attorney. Check identity documents against the names on the record.
- Source
- Revenue record; ID documents; POA
- Bad answer
- A general or unregistered POA, or names that do not match the record.
Payment route and total cost
Confirm the full cost beyond land price — stamp duty, registration fee, advocate fees, mutation charges, and any NA conversion cost. All payment through banking channels.
- Source
- Advocate; sub-registrar schedule
- Bad answer
- Any request for a cash component. This is not negotiable — walk away.
Any one of these can end a deal
This is general information, not advice
Working through this on a specific parcel?
Send the survey number and whatever documents you hold. We will tell you what we see — including when the answer is that it looks fine and you should proceed without us.