Dholera town-planning schemes
How TP1 to TP6 organise the land
This page covers how a TP scheme works, and why buyers should care. Every figure below carries the source it came from and the date it was recorded.
The town-planning scheme is the legal unit through which Dholera turns raw land into serviced, titled urban plots, and understanding it explains why a plot's TP and Final Plot number matter more than its marketing name.
| TP schemes | TP1 to TP6 |
|---|---|
| Phase I | TP1 + TP2 = 153 sq km |
| Phase II | TP3 + TP4 = 126 sq km |
| Phase III | TP5 + TP6 = 142 sq km |
| Mechanism | Original Plot to Final Plot reconstitution |
- TP scheme
- Town planning scheme. The authority pools all the land in one area, lays out the roads and services, then hands each owner back a smaller but serviced plot.
- Final Plot
- The serviced plot an owner gets back once a town planning scheme is worked out. It is smaller than the land they put in, but it has road access and services.
- SIR
- Special Investment Region. A large area the Gujarat government has set aside for industry under its own 2009 law, with its own planning authority instead of the usual local one.
- Activation Area
- The first 22.5 sq km, inside TP Scheme 2, which was serviced ahead of everything else, so its roads, water, power and drainage went in first.
- NA conversion
- Non-agricultural conversion. The official permission that changes what the land record says the land is for, from farming to building.
- DSIRDA
- The statutory authority that plans and regulates Dholera SIR, in place of a municipal corporation.
- DICDL
- The company that actually builds Dholera. Gujarat holds 51% of it and the central government holds 49% through the NICDC Trust.
How a TP scheme works
Development is phased over roughly three decades: Phase I (TP1 and TP2, 153 sq km) holds the 22.5 sq km Activation Area; Phase II (TP3 and TP4, 126 sq km) runs to about 2032; Phase III (TP5 and TP6, 142 sq km) runs to about 2042. A town-planning scheme in Gujarat reconstitutes scattered original land holdings into planned Final Plots, deducting land for roads, utilities and public purposes and returning a smaller but serviced, legally clean parcel to owners. Inside an approved TP scheme, land is treated as non-agricultural for the planned use, which is why the TP and Final Plot status of a parcel is the real test of whether it is genuinely developable. Confirmed
Why buyers should care
Land marketed as being in Dholera is not the same as land inside an approved, sanctioned TP scheme with a Final Plot number. The first can be raw agricultural land near the boundary; the second is planned urban land. Always match the survey number to its TP scheme and Final Plot before treating a plot as developable. Scheme by scheme, the record of each Dholera town planning scheme's stage, planning area and part villages shows how far each one has travelled through sanction, and prints the gaps in the source set rather than filling them. Confirmed
This article follows Dholerapedia's sourcing standard: every figure is tagged Confirmed (government or official), Reported (press or trade) or Unverified (broker), and dated. Anything framed as a future event is labelled a target until a government source confirms it. Where a fact is not reliably available, we say so rather than estimate. See the methodology.
Key facts
These are the core facts for dholera town-planning schemes, written out in full. Each one comes from a source listed at the foot of this page and is current as at the review month.
- TP schemes: TP1 to TP6.
- Phase I: TP1 + TP2 = 153 sq km.
- Phase II: TP3 + TP4 = 126 sq km.
- Phase III: TP5 + TP6 = 142 sq km.
- Mechanism: Original Plot to Final Plot reconstitution.
Dholera SIR in one paragraph
Dholera SIR is a planned industrial city covering about 920 sq km, of which roughly 422 sq km is marked for urban development. That land is being delivered as six town planning schemes, spread over roughly three decades. DSIRDA is the authority that plans and regulates the region, and DICDL is the company that builds it, owned 51% by Gujarat and 49% by the central government through the NICDC Trust. Dholera is the flagship node of the Delhi-Mumbai Industrial Corridor. That is the frame every entry here sits in. The fuller version is in What Dholera SIR is and the master plan.
References
- DSIRDA Sanctioned Development Plan (project profile).
- Gujarat Town Planning and Urban Development Act framework.
This is a reference, so it is written to be checked rather than believed. Each figure is marked Confirmed when a government or official record says it, Reported when the press or trade said it, and Unverified when only a seller says it. Each one carries a date, because Dholera keeps moving and a number that was right last year may not be right now. Anything still in the future is written as a target until a government source confirms it happened, and where a fact is not reliably available we say so instead of guessing.
None of this is legal, tax or investment advice, and no government source promises that land here will rise in value. If you are looking at one specific plot, treat everything on this page as background and confirm that parcel's own GUJRERA registration, title and price yourself before you pay. If a figure here has gone out of date, tell us on the contact page and we will correct it. All the figures gathered in one place are in Dholera in numbers, and the full method is on the methodology page.