Top Dholera Plotting Schemes: TP Schemes Through a Buyer's Eyes

What a TP scheme is and why it decides your purchase

A Town Planning scheme is the legal step that turns a village survey area into planned plots, with roads, services and public land reserved out of the original holdings. When a scheme is sanctioned, individual plots inside it get final plot numbers, and those numbers are how the land is identified from then on.

Two consequences follow for a buyer. First, land inside a sanctioned TP scheme is treated as N.A. by Gujarat rule, which settles the land use question that costs unwary buyers the most money. Second, your final plot number is your identity on the record, so any verification you do starts there rather than with a project name. Six TP schemes are sanctioned in Dholera SIR. Phase 1 is TP1 at about 51 sq km plus TP2 at about 102 sq km, roughly 153 sq km together. See the master plan and TP schemes for the layout.

The Activation Area, inside TP scheme 2

The Activation Area is about 22.5 sq km inside TP scheme 2, and it is the part of Dholera where infrastructure has been built rather than planned. What exists there: underground power and fibre, piped gas, potable and recycled water, a 50 MLD water treatment plant, about 72 km of internal roads and a 6.5 km stormwater canal. The ICCC command centre operates from the ABCD building, which carries a LEED Gold design.

For a buyer, this is the reference point for everything else. Proximity to the Activation Area is one of the recognised price drivers here, along with TP scheme status, N.A. status and nearness to the airport, expressway, central spine and rail. It is also the easiest place to test a seller's claims, because you can drive the roads and see the services. Read the Activation Area page, then go and look with the site visit checklist in hand.

TP scheme 2 beyond the Activation Area

TP scheme 2 covers about 102 sq km, and the Activation Area is a portion of it. That distinction gets blurred in sales conversations, because a plot anywhere in TP2 can be described as being in the same scheme as the built infrastructure without being anywhere near it.

Both can be legitimate purchases. They are not the same purchase. Land nearer the built trunk infrastructure carries the services and the visible progress. Land further out carries a lower entry and a longer wait, and it depends on the phase reaching it. Ask for the final plot number, then establish where it actually sits relative to the built area rather than relative to the scheme boundary. If a seller cannot show you that on a plan with a plot number attached, you do not yet know what you are buying, whatever the brochure says about the Activation Area.

TP scheme 1

TP1 covers about 51 sq km and forms the other half of Phase 1 alongside TP2. Being inside Phase 1 matters, because phasing is how a city of about 920 sq km planned, roughly 580 sq km developable and about 422 sq km urban, gets built over about 30 years. Earlier phases see infrastructure earlier.

Treat that as a directional advantage rather than a promise of a date. Sanctioned means the scheme has legal effect and final plot numbers exist. It does not mean every road inside it is laid. When you are shown a plot in TP1, the questions are the same as anywhere else: which final plot number, what does the 7/12 extract on AnyROR say, what does the title chain show, and does the project registration verify on gujrera.gujarat.gov.in. Our method is set out in verifying a GUJRERA registration.

TP schemes 3 to 6

Six schemes are sanctioned in total, so beyond TP1 and TP2 there are further sanctioned areas that sit outside Phase 1. Sanctioned status still gives you the land use benefit and a final plot number, which is a genuine legal advantage over unsanctioned land. What it does not give you is a queue position for services.

We do not publish build out details for these schemes because we cannot source them at the level a buyer would need, and inventing that detail would be worse than saying unknown. If you are being offered land in one of them, ask specifically which scheme, ask for the final plot number, and ask what the seller is actually claiming about timing. A plot that is honestly described as early and cheap is a different proposition from one described as next to the fab. Compare areas in best areas to invest in Dholera.

How to read your own plot against the scheme

Four lines, in this order, and nothing paid before all four are answered.

• Which TP scheme is this plot in, and is that scheme sanctioned?
• What is the final plot number, in writing, matching the agreement and the record?
• What does the 7/12 extract on AnyROR show, and does the title chain hold up: sale deed, mother deed, a 30 year encumbrance certificate and tax receipts?
• Does the project registration verify on gujrera.gujarat.gov.in, with promoter and land details matching what you were shown?

Everything else, including the scheme's name and the pictures in the brochure, is commentary. If you want an independent read before you commit, that is exactly what our verification service exists to do.

Questions buyers actually ask