Comparison

Inside vs Outside Dholera SIR

One boundary decides who plans your land, what you may build on it, whether infrastructure is committed, and what it is worth. It is the first thing to establish about any parcel.

Notified SIR area: 920 sq kmNotified SIR area
TP scheme deduction: 40–50%TP scheme deduction
TP schemes published: 16TP schemes published
Outside-SIR corridors: 7Outside-SIR corridors

What does "inside Dholera SIR" actually mean?

It means the parcel falls within the notified Special Investment Region boundary, so it is governed by DSIRDA and sits inside a town planning scheme. The land is subject to the development plan, will pass through TP scheme deduction, and eventually becomes a demarcated final plot with planned trunk infrastructure. It also means your permitted use is fixed by the zone the plan assigns.

What does "outside Dholera SIR" mean?

The parcel is near Dholera but outside the notified boundary, so DSIRDA has no planning authority over it. There is no TP scheme, no deduction, no final plot number, and no committed trunk infrastructure. It is ordinary revenue land governed by the district authority, priced on proximity and road access rather than on a sanctioned plan.

Is land inside Dholera SIR always better?

No. Inside-SIR land has planning certainty and infrastructure commitment, but costs more, has fixed permitted uses, and loses 40–50% of its area to TP scheme deduction. Outside-SIR land is cheaper and unrestricted but carries no infrastructure commitment and depends entirely on the corridor developing. They are different risks, not better and worse.

How do I check whether a parcel is inside the SIR boundary?

Ask for the survey number and the TP scheme reference. If a seller can name the TP scheme and the final plot number, the land is inside and you can verify it against the published scheme plan. If they cannot name a scheme, treat it as outside regardless of what the marketing says, and price it accordingly.

Start here

What the Dholera SIR boundary is

A legal line, not a marketing region. Everything else on this page follows from which side of it a parcel sits on.

The Dholera Special Investment Region is a notified area of roughly 920 sq km governed by DSIRDA under the Gujarat SIR Act. Inside it, land is developed through town planning schemes according to a sanctioned development plan — the Dholera Master Plan 2010–2040, in force since 10 September 2012.

Outside it, none of that applies. The land may be five minutes from the boundary, on the same road, with the same views — and it is ordinary revenue land with no scheme, no deduction, no final plot number and no committed services.

This is the distinction sellers most often blur. “Dholera” in a listing title is a postal description, not a planning status.

Side by side

The differences that affect your money

Comparison of land inside and outside the notified Dholera SIR boundary
Factor	Inside Dholera SIR	Outside Dholera SIR
Planning authority	DSIRDA, under the sanctioned development plan	District/revenue authority. No SIR planning control
Town planning scheme	Yes — parcel sits in a numbered TP scheme	None. No scheme, no deduction, no final plot
Final plot number	Issued once the scheme is sanctioned	Not applicable — survey number only
Area deduction	Typically 40–50% surrendered for roads and services	None. You keep the full area you buy
Trunk infrastructure	Planned and, in the Activation Area, commissioned	No commitment. Depends on adjacent highway work
Indicative rate	₹5,500–₹15,000/sq yd	₹8,000–₹9,000/sq yd near the boundary; ~₹5,000/sq yd (higher risk, no smart-city infrastructure)
Permitted use	Fixed by the zone the plan assigns	Unrestricted by the plan; ordinary land-use rules apply
Main risk	Scheme stage slips; deduction reduces usable area	Corridor never develops; no infrastructure ever arrives
Typical entry ticket	Higher — you pay for planning certainty	Lower — you are buying an option on proximity

Rates are indicative 2026 market observations, not audited transaction data, and vary substantially by zone, scheme stage and road width. See the Dholera land price trend for how these figures were arrived at.

The other side of it

Outside-SIR land is not worthless — it is a different thesis

The price gap is not an inefficiency waiting to close. It prices a real and permanent difference in what you own.

Outside-SIR parcels on the Pipli–Fedra corridor or at Adhelai are connectivity plays. Their value is driven by the Ahmedabad–Dholera Expressway and the airport approach, not by DSIRDA planning. Highway frontage near the Airport Diamond Circle has genuine commercial logic that has nothing to do with the development plan.

The entry rate reflects that. Our Pipli–Fedra plotting starts at ₹6,000/sq yd against ₹21,000 for Activation Area industrial. At Akru, well away from any interchange, it drops to ₹2,000. You are not being offered a discount on the same asset — you are being offered a different one.

The failure mode to avoid

The recurring mistake is buying outside-SIR land while believing you have bought into the smart city. Marketing that shows the SIR master plan next to an outside-SIR plotting layout is doing something dishonest, and it is common.

Before you buy, ask one question and get a written answer: is this survey number inside the notified SIR boundary, yes or no? If yes, which TP scheme. If no, accept that you are making a connectivity bet and price it accordingly.

The part buyers miss

Deduction: why inside-SIR land is smaller than you bought

A TP scheme pools the original survey numbers in an area, carves out land for roads, gardens and utilities, and returns each owner a smaller serviced plot. In Dholera schemes that deduction has typically run around 40–50%.

This is not a loss, and it is not a trick — it is what pays for the infrastructure that makes the remaining land worth more per square yard than the whole was before. But it does mean a buyer comparing an inside-SIR rate against an outside-SIR rate on a per-square-yard basis is comparing two different things unless they account for it.

Ask for the stage, not just the scheme

A TP scheme moves from draft to preliminary to final. Until it is sanctioned, final plot boundaries can still change. “It is in TP 4” tells you far less than “it is in TP 4-B-2, which is sanctioned, and here is the final plot number”.

Which one suits you