Investor FAQs

We tell you which TP scheme a parcel sits in, what stage that scheme is at, and what is not yet built — before you ask. Every listing on this site carries its scheme reference, whether it is inside or outside the notified SIR boundary, and the specific risk attached to it. We deal only in title-clear land and the investor name goes on the sale deed and the government record.

Entry points vary widely. Outside-SIR plotting at Akru starts around ₹2,000/sq yd, so a small plot is accessible at a modest ticket. Inside-SIR residential starts around ₹9,000/sq yd and Activation Area industrial around ₹21,000/sq yd. Bulk Lothal parcels start around ₹1 crore per acre. Tell us your budget and horizon and we will show you what genuinely fits.

We strongly recommend a site visit before you commit, and we arrange them. If you cannot travel, a correctly drafted Power of Attorney allows the transaction to proceed — but insist on your own independent verification of the parcel either way.

Use AnyRoR (anyror.gujarat.gov.in) to pull the 7/12 and 8-A extracts against the survey number. Read the full mutation history, not just the current owner. For inside-SIR land, cross-check the final plot allotment against the sanctioned TP scheme record. We provide the survey number and scheme reference for every parcel precisely so you can do this yourself.

It means the revenue record shows unambiguous ownership, all co-owners are party to the sale, there are no subsisting encumbrances or agreements to sell, and where the land is sold as non-agricultural, the NA order exists as a document. It does not remove your obligation to verify independently.

RERA applicability to plotted development varies with project size and structure, and many land transactions fall outside RERA registration entirely. Do not assume RERA protection applies. Check the registration status for the specific project and treat an unregistered plotting scheme accordingly.

A survey number identifies original revenue land. A final plot (FP) number identifies the reconstituted plot you receive after a Town Planning scheme pools and redistributes land. Inside a sanctioned TP scheme, the FP number is what defines your holding. Outside the SIR there is no FP number at all.

They are different assets, not better and worse versions of the same one. Inside-SIR land sits in a TP scheme with a designated land use and a committed infrastructure programme. Outside-SIR land has none of that; its value rests on connectivity, mainly the expressway and the airport approach. Inside SIR costs more because you are buying planning certainty. Choose based on your horizon and risk tolerance, and never let anyone blur the two.

Because the infrastructure is built. Roads, drainage, water and the power backbone are commissioned there, so an owner can start construction immediately. Elsewhere in the SIR those services are planned and phased. The roughly 3× premium over comparably zoned outer-scheme land is the market pricing delivered services against promised ones.

Yes. Frontage on a 70 m arterial commands a substantial premium over an interior 18 m plot in the same scheme, because of better FSI treatment, easier conversion to commercial use, and much stronger resale liquidity. It is the most reliable price driver within a scheme.

Do not assume so. The low rate on sports-zoned land prices a genuinely restricted permitted-use set. Buy it if you want a recreation asset or a long-horizon land bank at a low entry point. Buying it on the expectation of rezoning is speculation on an administrative decision nobody has promised you.

You contribute a participation amount under a Participation Agreement. As security for our obligations, a security interest is created in your favour over an identified land parcel with clear and marketable title. The minimum tenure is twelve months from the Effective Date. On completion of the transaction cycle, the arrangement targets an economic outcome of up to 15% per annum, subject to the definitive documentation. Read the full participation terms before committing.

No. It is a targeted economic outcome of up to 15% per annum, not an assured or guaranteed return. The actual outcome depends on the terms of the transaction, performance of contractual obligations, realization of the underlying transaction, applicable taxes and statutory deductions. The land-backed security limits your downside; it does not eliminate it. Have your own advocate review the documents.

Not automatically. The land is provided as security, and unless it is expressly transferred through a duly executed and registered instrument, that does not confer ownership, possession, development rights or unrestricted sale rights on you. Your rights are the security rights created under the definitive transaction documents. DholeraMaster retains management and sale rights over the parcel during the arrangement.

The twelve-month minimum tenure is a lock-in. During it you are not entitled to demand premature withdrawal, redemption, transfer, assignment or repayment, except where the definitive transaction documents specifically provide for it or applicable law requires it.

You pool capital with other investors to buy a bulk parcel, and every investor’s undivided share is recorded in the sale deed. Returns are pro-rata on actual market appreciation rather than a fixed rate, so the upside is uncapped and the downside is real. Exit is by group-consented sale or investor buyout.

Under FEMA, NRIs and OCIs may acquire immovable property in India other than agricultural land, plantation property and farmhouses, with no prior RBI approval needed. Non-agricultural plots inside a TP scheme are generally acquirable; agricultural parcels, including much of the Lothal belt, are not unless already converted to NA. Confirm NA status before committing.

Funds must move through normal banking channels using NRE, NRO or FCNR accounts. Repatriation of sale proceeds is permitted subject to conditions and limits. Plan the exit route at the point of entry rather than at the point of sale, and confirm the current position with a chartered accountant.

Yes, through a Power of Attorney executed and apostilled in your country of residence. Have it drafted for the specific transaction — generic POAs are often rejected at the sub-registrar office.

Timeline risk is the main one: airport, fab and civic infrastructure dates are targets and have moved before. Liquidity risk is real — land is not a quick exit, and outer-scheme parcels can take a long time to sell. Title risk exists wherever verification is skipped. And concentration risk matters, because much of the region’s value rests on a small number of anchor projects proceeding as planned.

Yes. The SIR was announced in 2007 and went through a long consolidation period through roughly 2008–2013 when prices moved very little and early buyers waited far longer than they expected. Anyone presenting Dholera as a one-way appreciation story is not showing you the whole record.

We would not recommend it. Land generates no rental income to service a loan, and the holding period may be long. Invest capital you can leave untouched for years.