Dholera SIR Masterplan: Zone Check and Land Use Guide
DSIRDA-2040
Overview
Dholera Special Investment Region (SIR) stretches across 920 sq km of Ahmedabad district, but the Dholera DSIRDA Masterplan 2040 only grants development rights inside six sanctioned Town Planning Schemes covering an estimated 422 sq km (TP1 ~51, TP2 ~102, TP5 ~75, TP6 ~67 sq km confirmed; TP3 and TP4 areas not independently verified against primary DSIRDA sources). Everything outside that is agricultural land under general Gujarat law, no matter what the broker's brochure says. DSIRDA, the Dholera Special Investment Region Development Authority, controls zone certificates, layout approvals, and infrastructure commitments. This premium layer maps the full masterplan boundary so you can run a Dholera SIR zone check before a single rupee changes hands.
Fake "Smart City Plots" Have Cost Buyers Over Rs 2,700 Crore, and the Pattern Is Still Repeating
The fraud in Dholera does not happen inside the SIR. It happens just outside it, on farmland that looks close enough on a phone screen to feel like the real thing. The Enforcement Directorate raided 24–25 locations across Rajasthan and Gujarat in 2025 in the Nexa Evergreen case, approximately 62,000 buyers had purchased what were marketed as Dholera smart city plots, most of them sitting outside the DSIRDA Masterplan 2040 boundary entirely. Ahmedabad Crime Branch separately booked a father-son duo for forging notary stamps on land documents to falsely claim ownership of Dholera survey numbers.
The mechanics are consistent: agents drive buyers to visible landmarks, the Tata fab site, the airport access road, the ABCD Building, then sell land 5 to 10 kilometres away outside the SIR. Visual proximity creates a feeling of legitimacy. The masterplan map kills it.
Run this checklist against any Dholera plot before going further.
SIR boundary confirmation
What You Need
Survey number listed in one of the 22 notified Dholera SIR villages
What Happens Without It
Plot falls under general Gujarat revenue law; no DSIRDA infrastructure obligation
DSIRDA TP scheme zone certificate
What You Need
Written certificate naming TP1 through TP6 for that survey number
What Happens Without It
No approved TP scheme means no legal construction pathway
Non-Agricultural (NA) conversion order
What You Need
Collector-issued Non-Agricultural order for that specific survey number
What Happens Without It
Agricultural land cannot be built upon, period
7/12 Extract post-registration
What You Need
AnyROR (anyror.gujarat.gov.in) entry with buyer's name after sale
What Happens Without It
Possession letters carry zero legal weight
GujRERA project number
What You Need
Live listing on gujrera.gujarat.gov.in
What Happens Without It
Projects requiring RERA registration that lack it are operating illegally
CRZ and Green Zone clearance
What You Need
DSIRDA confirmation plot is outside Coastal Regulation Zone and Agriculture buffer
What Happens Without It
CRZ and Green Zone plots cannot be developed regardless of location within SIR
Check
What You Need
What Happens Without It
SIR boundary confirmation
Survey number listed in one of the 22 notified Dholera SIR villages
Plot falls under general Gujarat revenue law; no DSIRDA infrastructure obligation
DSIRDA TP scheme zone certificate
Written certificate naming TP1 through TP6 for that survey number
No approved TP scheme means no legal construction pathway
Non-Agricultural (NA) conversion order
Collector-issued Non-Agricultural order for that specific survey number
Agricultural land cannot be built upon, period
7/12 Extract post-registration
AnyROR (anyror.gujarat.gov.in) entry with buyer's name after sale
Possession letters carry zero legal weight
GujRERA project number
Live listing on gujrera.gujarat.gov.in
Projects requiring RERA registration that lack it are operating illegally
CRZ and Green Zone clearance
DSIRDA confirmation plot is outside Coastal Regulation Zone and Agriculture buffer
CRZ and Green Zone plots cannot be developed regardless of location within SIR
If a broker cannot produce a written DSIRDA zone certificate tied to the survey number on the 7/12 Extract (Record of Rights), the conversation ends there.
TP2 Activation Area Has Running Infrastructure. TP6 Does Not. Price Them Accordingly.
Dholera DSIRDA town planning scheme approval is not uniform across all six zones. TP2 and its Activation Area sub-zone are where roads, water supply, information and communications technology (ICT) ducting, and power lines are fully built and live. That is a factual distinction from every other TP zone, where infrastructure is still years from completion.
TP1
Designated Use
Residential, mixed use
Infrastructure Reality
Near-complete alongside TP2
Near-Term Catalyst
Proximity to Activation Area
Honest Risk
Supply spike likely post-2026
TP2 Activation Area
Designated Use
Residential, industrial
Infrastructure Reality
Complete: roads, water, ICT, power all live
Near-Term Catalyst
Tata semiconductor fab, ABCD Building operational
Honest Risk
Highest entry price in Dholera
TP3–TP4
Designated Use
Industrial, warehousing
Infrastructure Reality
Developing along High Access Corridor
Near-Term Catalyst
Expressway alignment, NH 751 logistics
Honest Risk
Residential demand 5+ years away
TP5
Designated Use
IT park, knowledge zone
Infrastructure Reality
Early-stage
Near-Term Catalyst
Tech cluster proposals, international delegations
Honest Risk
No confirmed anchor tenant
TP6
Designated Use
Long-term mixed development
Infrastructure Reality
Largely undeveloped
Near-Term Catalyst
Full build-out of SIR
Honest Risk
10–15 year horizon, near-zero liquidity today
TP Zone
Designated Use
Infrastructure Reality
Near-Term Catalyst
Honest Risk
TP1
Residential, mixed use
Near-complete alongside TP2
Proximity to Activation Area
Supply spike likely post-2026
TP2 Activation Area
Residential, industrial
Complete: roads, water, ICT, power all live
Tata semiconductor fab, ABCD Building operational
Highest entry price in Dholera
TP3–TP4
Industrial, warehousing
Developing along High Access Corridor
Expressway alignment, NH 751 logistics
Residential demand 5+ years away
TP5
IT park, knowledge zone
Early-stage
Tech cluster proposals, international delegations
No confirmed anchor tenant
TP6
Long-term mixed development
Largely undeveloped
Full build-out of SIR
10–15 year horizon, near-zero liquidity today
Three infrastructure moves have shifted the Dholera semiconductor plant land value calculation. The Ahmedabad–Dholera Expressway, 109 km, was inaugurated by Prime Minister Narendra Modi on 31 March 2026. Tata Electronics' ₹91,000 crore chip fabrication plant received Cabinet approval in February 2024, with trial production targeted for 2027 (claims of pilot production by late 2026 should be treated as optimistic projections rather than confirmed milestones). Dholera International Airport Phase 1 construction was completed in December 2025. The airport entered licensing and operational trial stages in early 2026, with full passenger operations expected by late 2026 — though this date has not been officially confirmed by AAI.
Frequently Asked Questions
What is the Dholera DSIRDA Masterplan 2040 and how does it affect land buying?
It's the master planning document for all 920 sq km of Dholera SIR. It defines your plot's zone, permitted use, and what infrastructure DSIRDA must deliver. Without checking it first, no investment decision here makes sense.
How do I run a Dholera SIR zone check on a specific plot?
Match the survey number against the 22 notified SIR villages on AnyROR Gujarat (anyror.gujarat.gov.in), then get a written zone certificate from DSIRDA. A broker's printed map doesn't count, only the official certificate does. For a visual cross-check, run your survey number against the DSIRDA zone layer on the 1acre Premium map (1acre.in/subscribe).
Which TP scheme suits residential plots in Dholera today?
TP1 and TP2 are your best bets, both allow residential and mixed use, and sit right next to the live Activation Area where utilities are already running. Always confirm permitted use via your DSIRDA zone certificate.
Is buying land outside the Dholera SIR boundary ever a reasonable bet?
No. Land outside the SIR has zero DSIRDA infrastructure rights, no TP scheme protection, and no smart city benefits. It's exactly the category behind the ₹2,700 crore Nexa Evergreen fraud. Cheap price never compensates for that.
What documents must I have before finalising any Dholera land deal?
You need a DSIRDA zone certificate, NA conversion order from the Collector, 7/12 Extract with clear title, a 15–30 year Encumbrance Certificate, and a GujRERA number where applicable. Any seller refusing the zone certificate upfront is a red flag.
Can agricultural land near Dholera be legally used for construction?
Not without a Collector-issued NA conversion order for that exact survey number. Green Zone and Agriculture Zone plots inside the SIR face similar restrictions. Vague promises of "future conversion" are the second most common fraud pattern in Dholera.
What's the practical difference between the Activation Area and other TP zones?
The Activation Area is approximately 22.5 sq km (around 5,600 acres) within TP2, where roads, water, power, and ICT infrastructure are fully operational. No other TP zone has reached this stage. Your 7/12 Extract and written DSIRDA zone certificate will confirm if a specific plot falls within it.
Are Dholera plots covered by RERA, and does the registration number actually matter?
Not all raw land sales require RERA registration, but where it's mandatory and missing, the seller is operating illegally. Always verify directly on gujrera.gujarat.gov.in. An agent taking bookings with a RERA number "in process" is warning you with their own words.
Disclaimer
Dholera SIR Masterplan: Zone Check and Land Use Guide is only accessible with Premium Subscription.
Data Source & Verification
Source
Official Dholera Special Investment Region Development Authority (DSIRDA) documents
Official Website
dholera.gujarat.gov.in
Coordinate Reference System
EPSG:4326 (WGS 84)
Geometry Type
Polygon / MultiPolygon
Data Format
Raster Tiles (from GeoTIFF)
Last Verified
April 2026
Status
Active