How to Buy a Plot in Dholera: NA, RERA, TP Scheme & Registration Checklist

Buying land in a fast-moving market like Dholera is mostly about due diligence, not luck. The buyers who get hurt are almost always the ones who skipped a document check to “not lose the deal”. This checklist walks through everything from approvals to registration so you can buy with confidence. If money is about to move, start with the shorter plot verification checklist first.

Step 1: Decide what you are actually buying

Are you buying to build a home, to land-bank, or for commercial/industrial use? This determines the zone you need. A residential build on an industrial-zoned plot is not permitted — confirm the land-use for any survey number using our free survey-number to zone lookup before you fall in love with a plot.

Step 2: Understand NA (Non-Agricultural) status

Most of Dholera's land was originally agricultural. To legally build or hold it as non-farm land, it must undergo NA conversion. Ask for the NA order and confirm it matches the exact survey/final-plot number you're buying. “NA in process” is not the same as “NA done”. Need to convert land you already own? See our Dholera Non-Agricultural (NA) conversion guide.

Step 3: TP scheme & final plot reference

Inside the SIR, land is reorganised through Town Planning (TP) schemes. Your original survey number becomes a final plot (FP) in the scheme layout. Ask for the TP scheme number and the FP number, and cross-check them against the official layout. Our TP scheme maps are a useful starting reference; read TP schemes & zones explained to understand how the mapping works.

Step 4: RERA — when it applies

Project-level Gujarat RERA registration applies to developments that meet the threshold criteria (e.g. plotted schemes above a certain size). Where it applies, ask for the RERA ID and verify it on the Gujarat RERA portal. For individual owner plots that don't require registration, rely on title-chain documents and a legal opinion instead.

Step 5: The documents to demand

• 7/12 extract (Satbara utara) — shows ownership and rights; the name must match the seller.
• NA order — for the exact parcel.
• TP scheme + final-plot reference and layout.
• RERA ID — where the project requires it.
• Title chain — prior sale deeds establishing a clean ownership history.
• Encumbrance certificate — to check for existing loans/charges.
• Sanctioned layout / plan and any NOCs where relevant.

Step 6: Independent legal title verification

Engage a property lawyer to verify the title chain, encumbrances and the seller's authority to sell. This modest fee is the cheapest insurance you'll ever buy on a land purchase. We coordinate independent verification through partner legal firms for every shortlisted plot.

Step 7: Site visit & physical verification

Visit the plot. Match its boundaries to the TP layout, note the actual road frontage and width, and confirm access. Photographs and a marketing brochure are not a substitute for standing on the land.

Step 8: Registration, stamp duty & costs

The typical sequence is: token/booking advance → KYC + agreement to sell → balance payment → registered sale deed at the local sub-registrar. Budget for stamp duty and registration charges (a percentage of the higher of the jantri value or transaction value), plus legal and documentation fees. Keep every receipt and the registered deed safe.

Step 9: After you buy

• Get the mutation (name transfer) done so records reflect your ownership.
• Keep the registered deed, receipts and all approvals in one secure file.
• Periodically monitor the surrounding infrastructure progress and comparable prices.

New to the region? Start with our Dholera investment guide, and if you're buying from abroad see the NRI buying guide.