Dholera SIR TP Schemes & Zones Explained (with Survey-Number Lookup)

Two questions decide almost everything about a Dholera plot: which TP scheme is it in, and which zone. Get these right and the rest of due diligence becomes straightforward. Get them wrong and you can buy land you can't use the way you intended.

What is a Town Planning (TP) scheme?

A Town Planning (TP) scheme is the statutory mechanism — under the Gujarat Town Planning & Urban Development Act — through which raw, fragmented land is reorganised into a planned layout with roads, drainage, water, power and public spaces. Dholera SIR is being built scheme by scheme. You can browse the notified layouts on our TP scheme maps.

From survey number to final plot

Before planning, land is identified by an original survey number. When a TP scheme is prepared, each owner's land is re-allotted as a final plot (FP) within the new layout — often slightly reduced in area (the deducted portion funds public infrastructure) but far more valuable because it's now serviced and planned. When you buy, you're really buying a final plot, so always confirm the FP reference.

The land-use zones (and why they matter)

Every parcel is assigned a land-use zone that governs what can be built. The zone is the single biggest factor — after location — in both price and permitted use. Broadly, Dholera's zones include:

• 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

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.

Putting it together

Before you shortlist: confirm the TP scheme and final plot, confirm the zone matches your intent, then run the full buying checklist. Planning literacy is your biggest edge as a Dholera buyer — it's what separates confident investors from hopeful speculators. For how those schemes landed on 22 older villages, see the history of Dholera.