The most expensive mistake a Dholera plot buyer can make is skipping the document verification step. Every week I speak to investors who have received "assured return" offers or seen attractive prices — and some of those plots have no RERA, no NA conversion, no TP scheme approval. Once money changes hands on a legally unclear plot, recovering it is a multi-year legal process.
This checklist is the result of my own diligence after visiting Dholera 4 times and reviewing dozens of plot documents. Check every one of these before you pay even a booking token.
Document 1: RERA Registration
What to check: The project must be registered under RERA Gujarat. Ask for the RERA registration number — it looks like PR/GJ/XXXXX/XXXX.
How to verify: Go to gujrera.gujarat.gov.in → Search by project name or registration number. Confirm that: (a) the project is active, not expired; (b) the developer name matches your seller; (c) project area and location match what you are buying.
Red flag: If the seller says "RERA pending" or "RERA not required for this plot" — walk away immediately. Any residential plot project above 500 sqmt requires RERA registration in Gujarat.
Document 2: DSIRDA TP Scheme Approval
What to check: DSIRDA (Dholera Special Investment Region Development Authority) must have formally approved the Town Planning (TP) scheme for the sector where your plot sits. The approved schemes are TP1, TP2, and TP4 for residential use.
Why it matters: A plot inside Dholera SIR boundaries but outside an approved TP scheme is not a regularised residential plot. It cannot be legally built upon or transferred as a residential unit.
How to verify: Ask the developer for the DSIRDA TP scheme approval letter. Check the plot's TP scheme number on the site map.
Document 3: NA (Non-Agricultural) Conversion Order
What to check: The land must have a valid NA conversion order from the District Collector of Ahmedabad. This converts land use from agricultural to residential/commercial.
Why it matters: Agricultural land cannot be registered as a residential plot. An NA conversion is the legal gateway to residential use. Dholera SIR plots inside approved TP schemes have typically received automatic NA conversion — but verify the specific survey numbers in the documents.
Red flag: If the seller tells you "NA conversion is in process" — the plot is not legally available for residential sale yet. Do not book.
Document 4: 7/12 Utara (Satbara Utara)
What to check: This is the land record document from the Gujarat government. It shows the current owner, land area, survey number, and encumbrances (any loans or liens on the land).
How to get it: Online at anyror.gujarat.gov.in — enter the district (Ahmedabad), taluka (Dholera), and survey number from the plot documents.
What to look for: The seller's name must match the 7/12 Utara. There should be no encumbrance or mortgage noted. If there is a bank lien — the loan must be cleared before you receive a clean title.
Document 5: Title Chain — Last 30 Years
What to check: A complete chain of ownership from current seller back through all previous owners for a minimum of 30 years. This is usually a title search report done by a lawyer or the developer's legal team.
Why it matters: If any link in the ownership chain is broken — a disputed inheritance, an unregistered transfer, a forged sale deed — the entire title becomes unclear.
How to verify: Ask your own independent lawyer (not the developer's lawyer) to review the title chain. Fee: approximately ₹3,000–8,000. Cost of not doing this: potentially your entire investment.
Document 6: Encumbrance Certificate (EC)
What to check: An EC from the Sub-Registrar's office confirms there are no registered mortgages, charges, or encumbrances on the specific survey numbers being sold to you.
Period to check: Minimum 12 years back. Ask the developer to provide it; verify independently at the Sub-Registrar's office in Dholera or Ahmedabad.
Red flag: An EC with bank encumbrance entries means the land is mortgaged. The mortgage must be released before the plot can be sold to you.
Document 7: Developer's DSIRDA Authorization Letter
What to check: DSIRDA must have authorised the specific developer to develop and sell plots in the TP scheme area. This letter confirms that the developer is not just claiming to have a project — they have formal government authorisation.
Why it matters: Several unauthorised builders operate on the fringes of Dholera SIR, selling plots that look legitimate but have no government authorisation. The DSIRDA authorisation letter is the single most important document to verify.
How to verify: Call DSIRDA directly (+91-79-XXXXXXXX — available on the DSIRDA official website) to confirm that the authorisation letter number is valid and current.
Document 8: Layout Sanction Plan
What to check: The developer must have a formally sanctioned layout plan showing: plot numbers, road widths, open spaces, and your specific plot number. This plan must be approved by DSIRDA or the competent authority.
Why it matters: Verify that the plot being sold to you exists on the approved plan — and that your plot number is not in a reserved road, park, or amenity space.
Red flag: If the developer shows you a site map but cannot produce the formally sanctioned and stamped layout plan — they may be selling plots informally, outside the approved layout.
Document 9: Bank NOC / Project Approval Letter
What to check: If the developer has borrowed against the project land, the lending bank must issue a No Objection Certificate (NOC) confirming that individual plot buyers will receive clear, unencumbered title.
Bonus check: If a reputable bank (SBI, HDFC, Axis) has pre-approved the project for home/plot loans, it is a strong signal that their legal team has verified the documents. Banks do not lend on legally problematic projects.
The Quick Verification Checklist
| # | Document | Verify Online / Offline |
|---|---|---|
| 1 | RERA registration | gujrera.gujarat.gov.in |
| 2 | DSIRDA TP scheme approval | DSIRDA office / official letter |
| 3 | NA conversion order | Developer docs + District Collector records |
| 4 | 7/12 Utara | anyror.gujarat.gov.in |
| 5 | Title chain (30 years) | Independent lawyer search |
| 6 | Encumbrance Certificate | Sub-Registrar office (Dholera/Ahmedabad) |
| 7 | DSIRDA developer authorisation | Cross-check with DSIRDA office |
| 8 | Layout sanction plan | Stamped copy from developer |
| 9 | Bank NOC / project loan approval | Bank confirmation letter |
One More Thing — Who Hands Over the Documents
The developer should hand over all 9 documents willingly. If they resist, say documents "will come after booking," or claim you are asking too many questions — these are serious warning signs.
A legitimate RERA-registered project has all documents ready. There is no reason to delay document sharing before taking your booking amount.
Want help reviewing your Dholera plot documents?
Send me the developer name and RERA number — I will tell you in 10 minutes whether the project checks out. No charge. I do this because a bad purchase hurts everyone in the market.
📞 +91 99113 32635 · Saurabh Gupta · RERA-registered advisor
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