DholeraMaster

Methodology

How We Research Dholera

The eight stages of our research process, which checks a listing has and has not had, and what this process cannot tell you.

Stages in the process
8Stages in the process
TP scheme plans published
16TP scheme plans published
Corrections logged
15Corrections logged
On the ground
10+ yrsOn the ground

How does DholeraMaster research a Dholera parcel?

Eight stages: a ground visit, revenue records pulled from the government AnyRoR portal, TP scheme number and stage checked against the scheme record, infrastructure status separated into delivered versus targeted, the mutation chain reviewed, prices classified by type, a risk note, and dated review with a public corrections log. Not every stage is done before a parcel is listed: each listing shows which checks have actually been done for it.

Why publish this at all

A methodology page is the one asset a competitor cannot copy without doing the work. Anyone can claim ten years of experience; describing exactly what you do, in enough detail that you could be held to it, is a different kind of claim.

The process

Eight stages, in order

Each stage gates the next. A parcel that fails stage 5 does not reach stage 6.

How this applies to listings

Listings are published from seller-supplied records. Publishing a listing does not mean these stages have been completed for it. Each parcel page has a Verification status table showing what has actually been checked and when: availability, price, documents and advocate title review are shown separately. Stages 3 to 7 are what a paid title check covers.

Ground visits

A site visit is how a parcel is checked on the ground: boundaries walked against the survey map, the access route driven from the public road, and trunk infrastructure recorded as it stands rather than as planned, with dated photographs. Listings are published from seller-supplied records, so a listing on this site does not by itself mean a visit has happened. Ask whether a specific parcel has been visited, and when.

  • Boundary walked corner to corner against the survey map
  • Access route driven and road width measured
  • Neighbouring land use and encroachment noted
  • Dated photographs retained

Government sources first

Revenue records come from AnyRoR, the Gujarat government portal, not from documents supplied by a seller. Scheme records come from DSIRDA. Allotment rates come from the DICDL card. Where a figure originates with a developer, in press reporting or on a property portal rather than a government source, we label it as secondary on the page. Secondary sources are used for context only, never as the principal evidence for project status, planning boundaries, land-use permissions or legal questions.

  • 7/12 and 8-A pulled directly from anyror.gujarat.gov.in
  • Sanctioned scheme records cross-checked with DSIRDA
  • DICDL allotment rates used as the authority reference
  • Non-government figures attributed to their publisher

TP scheme review

For any parcel inside the notified SIR we establish the scheme number, its current stage, and the final plot allotment — then confirm the FP against the sanctioned scheme document. A village name is not a scheme: Zankhi falls in both TP4 and TP6, Sodhi in TP3 and TP5, Bavaliyari across TP2, TP5 and TP6. The regional SIR boundary, a TP scheme, a survey number, a final plot and zoning are five different things; we never infer which final plot a survey number became without the sanctioned scheme and the parcel record.

  • Scheme number and stage confirmed, not assumed
  • Final plot number matched to the sanctioned scheme
  • Designated land use recorded from the development plan
  • 16 TP scheme plans published free on this site, including draft-stage schemes

Infrastructure verification

We separate what is commissioned from what is announced, and we hold that line everywhere on the site. The expressway was dedicated to the nation by the Prime Minister on 31 March 2026 (Prime Minister’s Office release) and is delivered. The Ministry of Civil Aviation reported the airport about 80% complete on 14 July 2026, with operations targeted for September–October 2026 — a target, not a commitment. Those two facts are presented differently because they are different kinds of fact.

  • Delivered milestones carry the date they actually happened
  • Forward dates labelled as targets, with the source named
  • Trunk service status recorded per scheme, not per region
  • Timeline slippage noted rather than quietly updated

Document review

The full mutation chain is read, not just the current entry. Every recorded co-owner is identified, including those abroad or with unrecorded succession. Encumbrances and agreements to sell are checked. Where land is sold as non-agricultural, we obtain the NA order as a document rather than an assurance.

  • Complete mutation history traced through the chain
  • Every co-owner identified and consent status established
  • Encumbrance and agreement-to-sell check completed
  • NA order obtained as a document, with number and date

Price comparison

Six kinds of price are kept apart because they mean different things: a seller’s asking price, a broker’s quote, a published offer (such as a DICDL allotment rate), a registered transaction value, the government Jantri reference value, and a completed transaction we have verified. Rates on listings are seller asking prices. Zone rate cards are indicative ranges from industry sources, portal data and our own observation, not an audited index and not built from a fixed sample. Registered deed values are treated as a floor rather than a comparable, because sale deeds are frequently registered at or near Jantri value rather than actual consideration.

  • Listing rates labelled as seller asking prices
  • Asking, quoted, registered and Jantri values kept distinct
  • Rate cards stated as indicative ranges, with their date
  • Thin comparable data reported as a wide range, not false precision

Risk identification

The question we answer is "what is wrong with this parcel?" — every parcel has something. Where we have written a risk note it is published on the listing, and where a parcel is speculative we say so in the same words we would use privately. Listings added through our quick-listing flow can appear before a risk note is written; those show the seller’s record and a verification-status table only.

  • Risk notes published where written
  • Speculative parcels labelled as speculative
  • Zoning restrictions stated, not implied
  • "Who should not buy this" recorded alongside who should

Corrections and review

Data pages carry the date the data was last reviewed, and we change that date only when the data is actually re-checked. Material corrections are listed in the corrections log below with what changed and why; routine updates (a new listing, a new rate) are not logged as corrections. To report an error, send us the page, the claim and, if you have one, the document that shows it is wrong.

  • Review dates changed only on an actual review
  • Material corrections listed in a public log
  • Sources listed so any claim can be checked independently
  • Corrections distinguished from routine updates

Limits

What this process cannot tell you

A methodology that only lists strengths is marketing. These are the real boundaries of what our work establishes.

Revenue records are fiscal documents. A clean 7/12 lowers risk substantially but does not confer indefeasible title, and unregistered agreements will not appear on it.
We are land consultants, not advocates or chartered accountants. Our review does not replace a legal opinion or tax advice.
Price figures are indicative market rates from industry sources, portal data and our own observation. They are not an audited index.
Comparable transaction data is genuinely thin in some zones. Where it is, we report a wide range with low confidence rather than a precise-looking number.
Every forward-looking date on this site originates with a developer, an authority or the press. Several have moved before.

Our conflict, stated

We earn from land transactions and from the arrangements on the investment plans page (Plan B proposes a success fee on exit profit). Everything on this site, including the research, is produced by a party with a commercial interest in land sales and enquiries, and you should read it that way. Paid services such as title checks are quoted as a fee per engagement. We publish survey and scheme references where we have them, label seller statements as seller statements, and show each listing’s verification status, so you can check our work or take it to somebody else entirely. Nothing here is legal, tax, engineering or financial advice.

Verify us

Check our work

Every source we rely on is public. You do not need our permission or our help to audit anything on this site.

  • Pull any survey number yourself on AnyRoR
  • Cross-check scheme records with DSIRDA
  • Compare our rates against portal data
  • Measure our distance claims on any map
  • Ask us for the survey number behind any listing
Open AnyRoR

Sources we cite

Official records first. Press reports and property-portal figures are labelled Secondary source and used for market context only.

Found something wrong? Tell us — we would rather be corrected than be wrong in public.

Corrections log

Material corrections

Claims we published and later found to be wrong, unsupported or overstated, with what changed. Routine updates are not listed.

  1. 17 October 2026 · Airport pages, timelines, blog

    Was: The airport cargo terminal was described as reported operational since June 2026.

    Now: The Ministry of Civil Aviation said on 14 July 2026 that the 2,500 m² cargo terminal is being built. The claim and the milestone based on it were corrected.

  2. 17 October 2026 · Airport timelines

    Was: Phase 1 capacity was given as about 1.5 million passengers a year.

    Now: 2 million (20 lakh) passengers a year, as stated by the Ministry of Civil Aviation on 14 July 2026.

  3. 17 October 2026 · Sources lists across the site

    Was: Wikipedia was cited for the expressway and airport, and a placeholder website was labelled as an official DSIRDA source.

    Now: Replaced with government releases (PIB) and the NICDC project page. Press and portal sources are now labelled secondary.

  4. 17 October 2026 · Expressway pages

    Was: Cost given as ₹5,100–5,800 crore, then as ₹5,800 crore only.

    Now: Both official figures shown with their sources: ₹5,800 crore total project cost (MoRTH, 27 February 2026) and over ₹5,100 crore (PIB, 30 March 2026). The two differ and neither release explains why.

  5. 17 October 2026 · Homepage, timelines, airport and investment pages

    Was: A first trial aircraft landing on 4 June 2026 was listed as a delivered milestone and attributed to AAI.

    Now: Labelled as press-reported. Press reports date it 5 June 2026, and no official AAI or Ministry record has been located. It is no longer shown among the homepage’s delivered milestones.

  6. 17 October 2026 · Homepage, timelines

    Was: “Activation Area core infrastructure complete (June 2026)”, with named industrial allottees, as a delivered milestone.

    Now: NICDC describes the Activation Area as “almost completed with trunk infrastructure in place” (page updated 5 August 2025). The allottee names are labelled as reported, with no official allotment record located.

  7. 17 October 2026 · Fab facts

    Was: “Major structural work complete; cleanroom fit-out and machinery move-in underway” stated as fact.

    Now: Labelled as press-reported; no official construction-progress record has been located.

  8. 17 October 2026 · Homepage ticker, inventory pages

    Was: “18 parcels available right now · Updated 15 Sept”: the date the newest listing was added, presented as an availability check.

    Now: Shows how many parcels are listed, when the newest was added, and how many have a current seller confirmation of availability. Listing cards no longer say “Available” without one.

  9. 17 October 2026 · Homepage trust strip, site description, FAQ

    Was: “Title-clear land only”, “Your name on govt record” and “TP scheme on every listing”.

    Now: Removed. Listings include agricultural and NOC-stage titles stated by sellers, outside-SIR parcels have no TP scheme, and the Land-Backed Secured Participation plan does not put the participant’s name on the land record.

  10. 17 October 2026 · Investment plans

    Was: A plan choice labelled “fixed, secured returns & land ownership”; security described as already created; Plan B shown with unfilled placeholders.

    Now: Plan A is described as a targeted, not guaranteed, outcome where the Company may create security, with no ownership. Unpublished terms of both plans are listed before any enquiry button, and Plan B is marked as not open for commitment.

  11. 17 October 2026 · How we research

    Was: “Every parcel we list is visited before it is listed” and “100% parcels visited before listing”, while listing pages say their contents come from the seller.

    Now: The methodology now says listings are published from seller-supplied records, and each parcel page shows which checks have actually been done.

  12. 17 October 2026 · Maps, about and guide pages

    Was: “All 16 sanctioned TP scheme plans.”

    Now: The 16 plans include the draft Lothal scheme, so they are described as sanctioned and draft scheme plans.

  13. 17 October 2026 · Homepage

    Was: The listing count was labelled as parcels, and listing notes said “limited unallotted inventory”, “active resale market” and “NMHC Phase 1A opening drives corridor interest”.

    Now: Labelled as listings, since ten are rate ranges for an area rather than identified parcels. The notes no longer assert scarcity, demand or project status, and each card says the rate is an asking rate and availability has not been reconfirmed.

  14. 12 November 2026 · “Near Dholera Airport” guide

    Was: The airport’s operations date was called “a target published by the developer”, and the July 2026 progress figures were dated September 2026.

    Now: The target was set by the Ministry of Civil Aviation on 14 July 2026, and the guide now says that the September–October 2026 window has passed without a published DGCA licence.

  15. 12 November 2026 · Ground report, milestone timelines

    Was: The Ahmedabad–Dholera semi high-speed rail line was described as planned to run at up to 220 km/h with a station at Dholera International Airport.

    Now: The Ministry of Railways release of 13 May 2026 gives no speed, so the 220 km/h figure was removed. The station beside the airport terminal is now attributed to the Civil Aviation Minister, who stated it on 14 July 2026.

Found something wrong? Send the page, the claim and any supporting document through the contact page. If we agree, we correct it and add it here.

Want this run on a parcel you have been offered?

Stages 3 to 7 are exactly what a title check covers — on any parcel, including land we are not selling.

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