Dholera Masterplan
DSIRDA-2040
Overview
Dholera 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 roughly 422 sq km. 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
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
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 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
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 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, the conversation ends there.
TP2 Activation Area Has Running Infrastructure. TP6 Does Not. Price Them Accordingly.
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 and six lanes, was reported 98% complete in November 2025 with inauguration targeted for December 2025. Tata Electronics' ₹91,000 crore chip fabrication plant received Cabinet approval in February 2024, with commercial production expected by late 2026. Dholera International Airport Phase 1 targets cargo operations by December 2026.
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, then get a written zone certificate from DSIRDA. A broker's printed map doesn't count, only the official certificate does.
Which TP scheme suits residential plots in Dholera right now?
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 a 22.5 sq km sub-zone within TP2 where roads, water, power, and ICT are fully operational today. No other TP zone has reached this stage. Your 7/12 and DSIRDA certificate will confirm if your plot qualifies.
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 Masterplan 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
2026
Status
Active