Zones & Planning
Dholera SIR TP Schemes & Zones Explained (with Survey-Number Lookup)
The TP scheme and the zone decide what you can build and what the plot is worth. Here is what those words mean, and how to look up a survey number.
Two questions decide almost everything about a Dholera plot: which TP scheme it is in, and which zone. Get those right and the rest of the paper check is simpler. Get them wrong and you can buy land you cannot use the way you planned.
What is a Town Planning (TP) scheme?
A Town Planning (TP) scheme is how Gujarat law turns scattered fields into a layout with roads, drains, water, power and public land. The law is the Gujarat Town Planning and Urban Development Act. Dholera is being built one scheme at a time. The notified layouts are on the TP scheme maps.
From survey number to final plot
Before the plan, land is known by an original survey number. When a TP scheme is drawn, each owner's land is given back as a final plot (FP) in the new layout. The area is often a bit smaller. The cut pays for the public roads and drains. The plot is usually worth more because it now has a plan and services. When you buy, you are buying that final plot. Ask for the FP number.
Find any zone in seconds
The land-use zones (and why they matter)
Every plot has a land-use zone. That is what you are allowed to build. After location, it is the thing that moves the price most. The main ones are:
- Residential — homes and residential plots; see the residential zone.
- City Centre / CBD — dense, mixed-use commercial cores.
- Commercial & high-access corridors — retail, offices, high streets.
- Industrial & logistics — manufacturing, warehousing and freight-linked uses.
- Knowledge / IT — campuses and technology parks.
Each zone carries its own permitted uses and building controls. Explore the full list in the zone directory, where each zone page details what's allowed.
How zone affects price & buildability
| Zone | Typical intent | What to check |
|---|---|---|
| Residential | Self-build homes, land banking | FSI, plot size, road width |
| Commercial / CBD | Retail, offices, mixed-use | Frontage, footfall, access |
| Industrial / Logistics | Manufacturing, warehousing | Utilities, freight access, effluent norms |
| Knowledge / IT | Campuses, tech parks | Master-plan alignment, connectivity |
Building controls: FSI, height & setbacks
How much you can build is governed by the SIR's development-control regulations (FSI, height, setbacks, ground coverage). These numbers are revised over time, so always confirm against the latest revision before designing anything. The per-zone pages on Dholera.ai summarise permitted uses and link to the source regulations.
Permitted uses, TP schemes and inventory for every land-use zone in the SIR.
Explore all Dholera zones →Putting it together
Before you shortlist, confirm the TP scheme and the final plot, and confirm the zone matches what you want to do. Then use the buying checklist. Knowing the plan is the advantage. A seller is hoping you will not ask. How these schemes landed on 22 older villages is in the history of Dholera.
Frequently asked questions
What is a TP scheme in Dholera?
It is the legal layout, under the Gujarat Town Planning and Urban Development Act, that turns raw land into roads, drains, water and power. Dholera is built scheme by scheme. Each old survey number is meant to become a final plot inside a scheme.
How do I find the zone for a Dholera survey number?
Use the free survey lookup on Dholera.ai. Type the survey or OP number. You get the planned zone, the road beside it and its width, the area, and the TP scheme and final-plot number if we have them.
Why does the zone matter when buying a plot?
The zone governs what you can legally build and is a major driver of price. Buying a residential-intent home on an industrial-zoned plot (or vice versa) is a costly mistake, so always confirm the zone before committing.
What is a final plot (FP)?
When a TP scheme is drawn, the old holding is given back as a final plot in the new layout. It is often a bit smaller, because the cut pays for public roads and drains. It is usually worth more because it is planned and serviced. Ask for the FP number.
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