What a TP scheme does
Under the Gujarat Town Planning and Urban Development Act, a scheme pools the original agricultural survey numbers in an area, carves out land for roads, gardens, utilities and social infrastructure, and returns to each original owner a smaller but serviced plot — the final plot, or FP.
The land surrendered in that process is the deduction, which in Dholera schemes has typically run around 40 to 50 per cent. That is normal for greenfield planning: it is what pays for the infrastructure that makes the remaining land worth more per square yard than the whole was before.
The four stages
Draft: the layout is proposed. Boundaries are indicative and can change.
Preliminary: final plot numbers are allotted, and the shape of the outcome becomes visible.
Final: the scheme is finalised following objections and adjudication.
Sanctioned: boundaries are fixed and enforceable.
Why this changes the price
A parcel in a sanctioned scheme has a known, fixed final plot. A parcel in a draft scheme has an expected one. That difference is real risk and should be reflected in what you pay.
If two quotes look similar and one is in a sanctioned scheme while the other is at draft stage, they are not comparable offers.
Dholera specifically
Dholera SIR is delivered through sixteen schemes, from TP 1-A-1 through TP 6-A, plus the Lothal Draft TP. They are not all at the same stage.
Note also that villages span schemes. Zankhi appears in both TP4 and TP6; Sodhi in TP3 and TP5; Bavaliyari across TP2, TP5 and TP6. Two plots in the same village can sit in different schemes at different stages with a substantial price gap between them.
All sixteen sanctioned scheme plans are published on this site, free, for exactly this reason.