What a TP scheme does
Dholera SIR is developed through Town Planning schemes under the Gujarat Town Planning and Urban Development Act. A TP scheme takes the original agricultural survey numbers in an area, pools them, carves out land for roads, gardens, utilities and social infrastructure, and hands each original owner back a smaller but serviced plot — the final plot, or FP.
The land you give up in that process is the deduction. In Dholera schemes the deduction has typically run around 40–50%, which is normal for greenfield planning: it is what pays for the roads and trunk services that make the remaining land worth more per square yard than the whole was before.
The four stages, and which one you are buying in
A scheme moves through draft, preliminary, final and sanctioned stages. At draft stage the layout is proposed but plot boundaries can still shift. By preliminary stage FP numbers are allotted. At final and sanctioned stage the boundaries are fixed and enforceable.
This matters commercially. A parcel sold at draft stage carries real boundary risk — the FP you are shown may not be the FP you receive. Always ask which stage the specific scheme is at, and get it in writing. Dholera has sixteen schemes from TP 1-A-1 through TP 6-A plus the Lothal Draft TP, and they are not all at the same stage.
Why scheme number beats village name
Buyers often anchor on the village — Mundi, Zankhi, Bhangadh. But most villages straddle two or more schemes. Zankhi land appears in both TP4 and TP6; Sodhi appears in TP3 and TP5. Two plots in the same village can sit in different schemes at different stages with different infrastructure timelines and a 40% price gap.
The question that actually determines value is: which TP scheme, which FP number, what stage, and what road section width does it front. Village name alone tells you almost nothing.
How to verify before you pay
Pull the 7/12 extract and the 8-A on AnyRoR (anyror.gujarat.gov.in) using the survey number. Cross-check the FP allotment against the sanctioned TP scheme document held by DSIRDA. Confirm the NA order if the land is being sold as non-agricultural.
If a seller cannot produce the scheme stage and FP number in writing, that is the answer to your question.