Land governed by DSIRDA, sitting inside a Town Planning scheme with a designated land use and a committed — if phased — infrastructure programme. This is what you pay a premium for.
Is it safe to buy land inside Dholera SIR?
Land inside the notified SIR sits in a sanctioned town planning scheme with a final plot number, a designated land use and a committed infrastructure programme. That removes planning uncertainty, not market or timeline risk. Verify the 7/12 extract on AnyRoR, confirm the TP scheme and its stage, and confirm the NA order before paying anything.
What is the difference between a survey number and an FP number in Dholera?
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, typically deducting 40 to 50 percent for roads and amenities. Inside a sanctioned scheme the FP number defines your holding. Outside the SIR there is no FP number at all.
Which Dholera TP scheme has the semiconductor fab?
The Tata Electronics–PSMC semiconductor fabrication plant, an investment of roughly ₹91,000 crore, is located in the TP4 zone of Dholera SIR. Villages falling in TP4 include Dholera, Mundi, Panchi, Sandhida, Hebatpur, Zankhi, Bhangadh and Mahadevpura. TP4A falls within the Activation Area.
What inside-SIR ownership actually gives you
The premium over corridor land is not sentiment. It buys four specific things that outside-SIR land does not have.
If you have not settled on which side of the boundary suits you, compare inside and outside Dholera SIR before looking at parcels — the choice changes what a fair price even looks like.
A final plot (FP) number in a sanctioned Town Planning scheme, not just a survey number
A designated land use under the DSIR development plan that governs what can be built
A committed trunk infrastructure programme — roads, water, drainage, power
Boundaries fixed and enforceable once the scheme reaches sanctioned stage
The sixteen schemes
Dholera SIR is delivered through these TP schemes. They are not all at the same stage, and the stage matters more than the village name.
Activation Area internal grid, Central Spine connectivity
Title or NA status
NA order in place
Industrial land inside the Activation Area — the only stretch of Dholera SIR where trunk infrastructure is already commissioned. Roads, drainage, potable and recycled water lines, and the 400/220 kV power backbone are in place, so an allottee can begin construction without waiting on civic works. Priced at the top of the Dholera range for exactly that reason.
High Access Corridor parcel at Sangasar under TP 5C, listed as Part FP 148/2/1 against new survey 282 (old survey 72). Planning position is stated as per the draft scheme. Total area was not supplied.
Residential final plots in TP 4-B-2. TP4 is the scheme that hosts the Tata–PSMC semiconductor fab, which makes its residential pockets the natural housing catchment for fab employment. Final plots are demarcated and the scheme is sanctioned, so ownership maps to a specific surveyed FP number rather than an undivided share.
•Same TP scheme as the Tata–PSMC semiconductor fab
•Sanctioned scheme — demarcated final plot numbers
•Residential zoning under the DSIR development plan
•Employment-led end-user demand rather than pure speculation
Industrial corner plot at Ambli, final plot 403 under TP 1A-1, against new survey 1084 (old survey 696). Frontage of 18 metres on two sides. Area is approximate as supplied, and NA is in process.
Industrial land at Aambli, final plot 238 under TP 1A3, against survey 869. Area 11,266 Sq. Yds. with 24 metre road frontage. NA status supplied as ready.
Residential plots across the Bavaliyari pocket, which straddles TP5 and TP6. These are second-ring schemes: sanctioned and demarcated, but with civic works still phased behind the Activation Area. That gap between planning status and physical delivery is what keeps the entry rate roughly a third below Activation Area residential.
•Second-ring TP scheme at a discount to Activation Area
Residential plots with frontage on a planned 70 m arterial. Road width is one of the few variables in Dholera that reliably survives re-pricing: wide-section frontage carries higher permissible FSI treatment and converts to commercial or mixed use far more easily than an interior 18 m plot. Worth paying frontage premium for if the intent is eventual conversion.
•70 m arterial frontage — the widest residential sections in the scheme
•Stronger conversion optionality to commercial or mixed use
•Zankhi spans TP4 and TP6 — verify scheme per specific FP
•Frontage plots typically re-price ahead of interior plots
Residential land at Bavaliyari, new survey 305/P under TP 5C-2, measuring 25,168 Sq. Yds. with 55 metre road frontage. NA has not been applied for — the seller states it will be applied after token.
Industrial land in the Sodhi pocket across TP3 and TP5. The entry rate sits at roughly a quarter of Activation Area industrial for a straightforward reason: the zoning is the same, the infrastructure is not. This is the trade a buyer is actually making — pay a quarter of the price, carry the delivery timeline risk on trunk services.
•Industrial zoning at a steep discount to Activation Area
•Larger contiguous parcels available than in TP2
•Trunk infrastructure phased — not yet commissioned
Corner plot of 16,941 Sq. Yds. at Rahtalav in the sports zone under TP-2 East, FP 1972, with 30 metre and 18 metre road frontage on two sides. NA status supplied as ready.
•Corner plot with dual frontage — 30 Mtr and 18 Mtr
Land zoned Recreation & Sports under the DSIR development plan. The low entry rate reflects a genuinely narrower permitted-use set — sports, recreation and allied facilities — not a hidden bargain on residential land. Buy this zoning if the plan is a sports or recreation asset, or as a long-horizon land bank. Do not buy it expecting a residential conversion.
•Lowest entry rate of any inside-SIR zoning we hold
•DICDL allotment reference for this zone is ₹4,000/sq m
•Permitted uses are restricted to sports and recreation
•Rezoning is not assured — treat current zoning as final
Scheme stage is not the same as infrastructure status
A sanctioned TP scheme means your plot boundaries are fixed. It does not mean the road outside it has been built. Only the Activation Area has commissioned trunk services today — everywhere else in the SIR is on a phased programme with target dates, not guarantees.
Zoning restricts, and rezoning is not promised
Recreation & Sports land is inexpensive because its permitted uses are narrow. Anyone suggesting it will convert to residential is speculating on an administrative decision that has not been made. Buy the zoning you actually want.
Verify independently, always
Pull the 7/12 and 8-A from AnyRoR against the survey number and cross-check the FP allotment against the sanctioned scheme. We give you the references so you can do this without us.
Match a zone to your goal
Industrial, residential, commercial and sports zoning behave very differently. Work out which one fits before comparing rates.
