Dholera money and buying
This page covers key articles, and the one habit. Every figure below carries the source it came from and the date it was recorded.
This section covers the money and buying side of Dholera. Effective stamp duty in Gujarat is 4.9% (3.5% basic plus a 1.4% surcharge) with 1% registration. No government source guarantees appreciation, and assured-return claims are marketing rather than fact.
- GUJRERA
- Gujarat's property regulator. A plotted project that has to register with it gets a number you can look up on the regulator's own website.
- 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.
- NA conversion
- Non-agricultural conversion. The official permission that changes what the land record says the land is for, from farming to building.
- 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.
- 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.
- encumbrance certificate
- A record of whether any loan or legal claim is registered against a property.
- 7/12 extract
- The Gujarat land record extract showing who owns a survey number and what is recorded against it. Also called the satbara.
Key articles
Plot prices · Stamp duty and registration · GUJRERA guide · How to buy · NRI guide · Land units
The one habit
Whatever the question, it routes back to verification.
Because Dholera is a statutory, planned region, verification is specific rather than generic. Before any payment on a plot, confirm the town-planning-scheme status and the Final Plot number of the exact parcel matched to its survey number; confirm non-agricultural status, which applies automatically to land inside an approved TP scheme but not to raw land marketed as being "in the SIR"; check the GUJRERA registration of any plotted development live on gujrera.gujarat.gov.in; verify a clean title chain (sale deed, mother deed, a 30-year encumbrance certificate, the 7/12 extract and tax receipts); and check the promoter's actual delivery record rather than its marketing. If any of these cannot be produced, treat that as the answer.
About Dholera SIR
Dholera SIR is planned over about 920 sq km, of which roughly 580 sq km is developable and about 422 sq km is designated for urban development across six town-planning schemes (TP1 to TP6). Around one-third of the developable land falls in the Coastal Regulation Zone. The region is governed by the DSIRDA (the statutory planning and land authority) and built by DICDL, a special purpose vehicle incorporated on 28 January 2016 and held 51% by the Gujarat government and 49% by the central government through the NICDC Trust. 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.
How Dholerapedia is sourced
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.
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All articles · What is Dholera SIR · Dholera in numbers · Mega-projects · Glossary · Methodology