Every Dholera Term Explained — No Jargon, No Confusion

A Special Investment Region (SIR) is a large, government-designated zone created specifically to attract industries, businesses, and residents through world-class planned infrastructure. Think of it as the government saying: "We will build this entire city from scratch — roads, power, water, metro, airport — and guarantee the quality before anyone moves in."

Dholera SIR covers 920 sq km — larger than Singapore (744.3 sq km) and almost twice the size of Mumbai city. This is not a township or a colony. It is a full planned city being built by the Government of India and the Government of Gujarat together, under the Gujarat SIR Act 2009.

Inside the SIR, every road, every power line, every water pipe is built and maintained by the government — not a private builder. You invest once. The state keeps improving the city around you for decades.

Think of DMIC like a parent company with 9 subsidiaries. The parent company — India + Japan together — put in ₹8.3 lakh crore (USD 90–100 billion) to build 9 new industrial cities across a 1,483 km corridor from Delhi to Mumbai. Dholera is one of those 9 subsidiaries — the biggest and most advanced one.

How much did Dholera actually receive from DMIC directly?
→ ₹3,000 crore allocated. ₹1,293 crore released so far.
That is the actual DMIC cheque to Dholera. It paid for early trunk roads, water lines, and the ABCD Building — the proof that the city was real.

That ₹3,000 crore seed money then unlocked much larger investments from other sources:

Source	Amount	What it funded
Centre + Gujarat govt	₹2 lakh crore+	Expressway, airport, power grid, water, HSR
Private companies (MoUs)	₹1.5 lakh crore+	Tata fab, data centres, industrial parks
Total at Dholera	₹3.5 lakh crore+	Everything

A greenfield city is built on empty land — from zero. Roads, power lines, water pipes, and internet cables are all put in first, before anyone lives there. Then businesses and residents move in. Indian examples: Chandigarh was built this way in the 1960s. Navi Mumbai was built this way in the 1970s.

Dholera is being built the same way. Roads are already there. Power supply is running. Water lines are in. The city is waiting for people and businesses to arrive.

What happened to land in earlier greenfield cities — real numbers:
🏙️ Navi Mumbai: Land at ₹50–100 per sqft in 1985 when CIDCO started building. Today: ₹15,000–25,000/sqft in Kharghar and Vashi. That is 150–250× in 40 years — even accounting for inflation, the real return was extraordinary. The key window was 1985–1998, before Navi Mumbai became a "known" address.
🏙️ Chandigarh: Government allotments in the 1960s at ₹10–15 per sq yd. Today: ₹5–10 lakh per sq yd in Sector 17. Buyers who bought in 1965 when the roads were just being laid are sitting on multi-generational wealth.
🌍 Shenzhen (China): Fishing village in 1980 with 30,000 people. Today: 17 million people, ₹1 lakh Cr+ GDP, land prices comparable to London. The window to buy was 1980–1990.

The pattern is the same every time: buy when the infrastructure is being built and the address sounds unfamiliar. Wait. The city fills up. Sell to someone who wishes they had bought earlier. Dholera is in 2026 where Navi Mumbai was in 1990.

A smart city has technology built in from day one — not added later. Traffic lights use sensors. Water usage is tracked digitally. Every plot has broadband connection. Old cities like Delhi and Mumbai are trying to add these things after the fact. Dholera is designed with all of this from the start.

The ABCD Building — DSIRDA's office inside the SIR — is already working. It shows that Dholera's smart city plan is not just on paper.

The Activation Area is the 422 sq km priority zone inside Dholera SIR where the government built all main infrastructure first. Roads, power, and water are all operational here. The Tata chip factory is currently under construction in this zone.

What infrastructure is actually on the ground (June 2026):
🛣️ Roads: 6-lane trunk roads (30-metre wide) across the Activation Area — built to NHAI standards. Internal spine roads connect the industrial zones to the residential zones.
⚡ Power: 765 kV substation operational — one of the highest voltage substations in Gujarat. Torrent Power supplies 24×7 electricity with industrial-grade reliability.
💧 Water: Narmada water pipeline operational. Dedicated water treatment plant. Designed for both industrial volumes (chip factory) and residential use.
🌐 ICT: Underground fibre-optic conduits pre-laid across the Activation Area. Every plot will have broadband connectivity without digging up roads later.
🏢 ABCD Building: Fully operational DSIRDA headquarters inside the zone — plot approvals, NOCs, and government services running daily.
🏭 Industrial plots: DSIRDA has already allotted industrial plots to multiple companies. Tata's ₹91,000 Cr fab is the biggest but not the only one.

This is India's plan to make computer chips inside India instead of importing them. The government set aside ₹83,000 crore for this. Dholera was chosen for India's first big chip factory — Tata Electronics is building it at a cost of ₹91,000 crore.

DSIRDA is the government body that controls all land inside Dholera SIR. Think of it as the local government for the SIR area. It decides which plots can be sold, keeps land records, and sets the rules for building inside the SIR.

DSIRDA's office — the ABCD Building — is already built and working inside the SIR. There are real government staff working there every day.

RERA Gujarat is the state government's real estate watchdog. Any project sold to the public inside Dholera SIR must register here. The website is gujrera.gujarat.gov.in. You can check any project's registration, approved plans, and developer details for free.

NITI Aayog (National Institution for Transforming India) is India's top policy body, working directly under the Prime Minister. It replaced the old Planning Commission in 2015. Its job: decide which big projects India should prioritise, break bureaucratic roadblocks between ministries, and help projects get done faster.

How NITI Aayog actually helps Dholera:
⚡ Fast-tracks clearances — When NITI Aayog backs a project, environment clearances, land acquisition approvals, and inter-ministry permissions all move much faster. Ministries don't argue when the PM's office is watching.
🤝 Coordinates 5 central ministries — Dholera needs Roads, Civil Aviation, Ports, Industry, and Power ministries to all build things simultaneously. NITI Aayog chairs the coordination. Without this, each ministry would wait for the others.
🌍 Signals to foreign investors — When Japanese (JICA/DMIC), Taiwanese (PSMC), or American companies evaluate India, they look at NITI Aayog's priority list. Dholera is on it — visibly and publicly.
🛡️ Protects from political change — A project on NITI Aayog's national priority list survives state government changes. It is no longer Gujarat's project — it is India's project.

AAI is the government body building Dholera's airport. Phase 1 (₹1,305 crore) is the runway — 3,200 metres long, big enough for Boeing 777 planes. Phase 2 (₹333 crore) is the terminal building, control tower, and cargo area. The runway is done. Target opening: December 2026.

The Ministry of Ports, Shipping & Waterways is the central government ministry funding and executing the National Maritime Heritage Complex (NMHC) at Lothal — 8 km from Dholera SIR. This is not a state project. It is a central government project under a union minister, which means the budget is protected regardless of Gujarat's state government priorities.

What exactly is being built (in plain terms):
🏛️ Full reconstruction of the world's oldest known dockyard — same bricks, same layout — you walk through what 2400 BCE trading looked like
🎭 A museum bigger than the famous CSMVS in Mumbai, covering all of India's 5,000-year maritime history
🎬 4D cinema — immersive ancient sea voyage experience
🎡 India's first maritime theme park — designed like Statue of Unity's activity zone but maritime-themed
🍽️ Restaurants, shopping, and a five-star hotel directly on site
🌙 Evening shows, cultural performances, and a boat ride through recreated ancient trade routes

Ministry budget: ₹4,500 Cr government + ₹5,000 Cr via PPP (hotels, tourism operators) = ₹9,500 Cr total. Phase 1 opens July 2026.

This is the official border of Dholera SIR. It covers 22 villages and 920 sq km of land. Only land inside this border gets DSIRDA governance, TP Scheme approval, and government infrastructure. The boundary map is publicly available and can be verified.

How to check if a specific plot is inside the SIR boundary — free, takes 5 minutes:
1. Ask the seller for the survey number (the 6–8 digit land survey number from the 7/12 extract)
2. Go to ic.gujarat.gov.in (Gujarat Industries Commissionerate) → TP Schemes → check if a TP number exists for that survey number
3. Alternatively: open Google Maps, search "Dholera SIR boundary" — several GIS overlays show the official boundary
4. If the seller cannot give you a TP number or the survey number does not appear in DSIRDA records — the plot is outside the SIR

The fraud pattern to watch for:
Sellers show a satellite image of Dholera SIR and point to a spot saying "this is your plot." Without an official TP number, the satellite image means nothing legally. Hundreds of buyers have been deceived this way — they paid for "Dholera plots" that were farm fields in villages 10–15 km from the SIR. The boundary check above takes 5 minutes and eliminates this risk entirely.

A Town Planning Scheme is DSIRDA's way of converting raw village land into clean, legally measured plots. Think of it like a colony layout plan — DSIRDA takes a large chunk of land, surveys every centimetre, draws plot boundaries, carves out roads, and assigns each plot a unique TP number. That TP number is your plot's legal identity — like an Aadhaar number for land.

Active TP Schemes in Dholera (May 2026):

TP1 — Near the ABCD Building. First zone to be developed. Cleanest ownership history because it was the first to be officially plotted. Price: ₹11,000–₹15,000 per sq yd.
TP2 — The large Activation Area zone. All infrastructure running — roads, power, water. Price: ₹15,000–₹22,000/sq yd (core), ₹8,500–₹14,500/sq yd (outer areas).
TP3 to TP9 — Outer zones at various stages of development. Lower prices, longer timeline.

How to verify your plot's TP number in 3 minutes — free:
1. Ask the seller for the TP Scheme number + plot number (e.g. "TP2 / Plot 234")
2. Go to ic.gujarat.gov.in (Gujarat Industries Commissionerate)
3. Search for the TP number — confirm the plot exists in government records
4. Check that the listed owner name matches the person selling to you

ABCD stands for Administration, Business, Convention, and Display. It is a large, fully operational government complex built inside Dholera SIR's TP1 zone. Construction cost: approximately ₹500 crore. Operational since 2022.

What each part does:
🏢 Administration — DSIRDA's main office. Plot approvals, NOCs, and all official land documents are issued here. If you want to verify your plot's TP Scheme directly with DSIRDA, this is where you go.
💼 Business — Meeting rooms and workspace for companies setting up in Dholera. Investor presentations and site visit briefings happen here.
🎙️ Convention — A large conference hall for government events and international delegation meetings. Multiple Prime Minister and Cabinet minister visits have been held here.
📐 Display — A permanent exhibition with scale models and digital screens showing Dholera's complete master plan — roads, industrial zones, airport, residential sectors — all laid out so investors can see the full picture.

Hundreds of visitors — investors, officials, students, site visit groups — come here every week. This is not a proposal on paper. It is a busy, functioning government headquarters inside the SIR.

State Highway 40 (SH-40) runs through Fethera and Pipali villages, on the edge of Dholera SIR. The entire Rajpath series — Green City, Enclave, Grand, Supreme 1, and Supreme 2 — is located on this road.

Location advantages of SH-40 plots:
🛣️ Connects directly to NH-751 (Ahmedabad–Dholera Expressway) — Ahmedabad in ~45 minutes
🏭 Tata Semiconductor Fab is visible from the road — you are buying adjacent to India's biggest industrial project
✈️ Dholera International Airport is within 5 km
🏛️ NMHC Lothal is 8 km away
🏢 ABCD Building (DSIRDA HQ) is within easy reach for document verification

These plots are just outside the SIR boundary — which means they are NA-converted freehold land, not RERA-registered. This is completely normal and legal for Gujarat NA plots. The legal protection comes from a different set of documents (see below).

Document checklist for SH-40 NA plots — all four must be clean:
✅ NA Order — Gujarat Revenue Dept conversion order (confirms land can be used for homes)
✅ 7/12 Extract — confirms current registered owner; check at anyror.gujarat.gov.in
✅ Title Chain — complete ownership history with no gaps or disputes
✅ Gram Panchayat / Local Authority NOC — confirms no government acquisition notice on the land

This is the new 6-lane, 109 km expressway from Ahmedabad to Dholera. PM Modi inaugurated it on 31 March 2026. Travel time: about 40 minutes. Cost: ₹5,100 crore. Before this, reaching Dholera meant a 2.5-hour drive on village roads. Now it is a 40-minute commute.

What exactly was built:
🛣️ 6 lanes with a central divider — 3 lanes in each direction
🚦 Design speed 120 kmph — same as India's best expressways
🔌 ICT conduits built under the road for future fibre and utility lines
🏭 4 interchanges between Ahmedabad and Dholera — connecting nearby villages and industrial zones
🔋 Meets the Dholera Activation Area on one end and connects to the Sardar Patel Ring Road on the other — putting Dholera within reach of Ahmedabad's entire business district

Who built it and why it matters: NHAI (National Highways Authority of India) built it under central government funding — not a state project. That means it will be maintained and upgraded by the central government. The road also handles the cargo route for Tata's chip factory — finished chips and raw silicon will travel this road between the fab, the airport, and Ahmedabad's logistics hubs.

Lothal is one of the world's most important ancient sites — a city built around 2400 BCE (about 4,400 years ago) by the Indus Valley Civilisation. It had the world's first known dockyard — a brick-lined basin where ships loaded and unloaded goods. Archaeologists found evidence that Lothal was trading with Mesopotamia (today's Iraq), Bahrain, and Oman thousands of years ago. This makes it one of humanity's oldest international ports. The site was excavated by the Archaeological Survey of India between 1955–1960 and sits just 8 km from Dholera SIR.

Who is building NMHC:
🏛️ Developer: Indian Port, Rail and Ropeway Corporation Ltd (IPRCL) under Ministry of Ports
✏️ Master Architect: Hafeez Contractor — India's most awarded architect (who designed Hiranandani, One BKC, and dozens of landmark buildings)
🏗️ Phase 1A Contractor: Tata Projects Ltd
💰 Total investment: ~₹4,500 Cr (museum phases, EPC mode) + ~₹5,000 Cr (Phase 2 hotels, theme parks via PPP) = ~₹9,500 Cr across all phases

All 14 galleries — what you will see:

Phase 1A — 6 galleries, opening 2025 end:
1️⃣ Orientation & Oceanic Mythologies — India's ocean legends (Varuna, Vishnu, Ganga) with virtual reality and interactive storytelling
2️⃣ Harappans: The Pioneer Seafarers — How Lothal traded with Egypt, Oman, and Mesopotamia 4,400 years ago
3️⃣ Post-Harappan Civilisation & Trade Routes — What happened after the Indus Valley declined, and how trade routes shifted
4️⃣ India's Contact with the Greco-Roman World — Spice trade, monsoon route discovery, Roman coins found in India
5️⃣ Special Exhibitions Gallery — Rotating shows on different maritime themes
6️⃣ Indian Navy & Coast Guard — Real warships and aircraft: INS Nishank, Sea Harrier jets, UH3 helicopter on display

Phase 1B — 8 more galleries, ~2026–27:
7️⃣ Trade with Southeast Asia & Beyond — India's historic maritime links with Thailand, Java, Bali, and China
8️⃣ Maritime Traditions of Gujarat — Gujarati sailors, dhow boats, and centuries of seafaring culture
9️⃣ Age of Emporia Contact — Port cities as hubs of global commerce across centuries
🔟 Maratha Naval Power — Chhatrapati Shivaji's navy and India's forgotten maritime strength
1️⃣1️⃣ Arrival of Europeans — Portuguese, Dutch, British — how they changed Indian trade routes
1️⃣2️⃣ Science, Math, Tech & Children's Gallery — Interactive zone for kids and families
1️⃣3️⃣ Traditional Shipbuilding & Navigation — How Indian craftsmen built ocean-going wooden ships without modern tools
1️⃣4️⃣ Indian Shipping Post-Independence — From 1947 to today's merchant navy and ports

Phase 2 (PPP, ~2027–28): Five-star hotel, India's first maritime theme park, world's tallest lighthouse museum, recreated Lothal township visitors can walk through, cultural amphitheatre, and food court.

Visitor projections: 50 lakh (5 million) per year — Statue of Unity drew 30+ lakh at peak.

This is India's first big chip factory, built by Tata Electronics inside Dholera's Activation Area. Investment: ₹91,000 crore. Technology comes from PSMC (Taiwan). Tata also partnered with ASML — the only company that makes the most advanced chip-making machines (EUV lithography). Target for first chip: December 2026. About 50% built right now.

What chips will be made here?
The fab will produce 28nm and 40nm chips — the workhorses of modern electronics. Not cutting-edge smartphone chips (those need 5nm/3nm), but the chips that go inside: power management units in every laptop and phone, automotive chips for cars, display driver chips for TV and monitors, and industrial microcontrollers. India currently imports over $55 billion of chips per year. These are precisely the chips that can be made locally.

Why did Tata choose Dholera over other cities?
⚡ Power: A fab needs 200–500 MW of 99.999% uptime power. Dholera's 765 kV substation + 5 GW solar park is one of very few places in India that can deliver this.
💧 Water: Chip making needs ultra-pure water in large volumes. The Narmada water pipeline to Dholera is already operational.
🛣️ Connectivity: 6-lane expressway to Ahmedabad + airport + planned rail = fast supply chain from raw materials to finished chips.
🏭 Land: The 2,000+ acres of Activation Area land is flat, already-demarcated, and under DSIRDA — one application, one authority.
🤝 Government backing: ₹76,000 crore in government incentives (central + state combined) under the India Semiconductor Mission.

Supplier ecosystem: Semiconductor fabs don't work alone. They need 50+ ancillary units: chemical suppliers, precision engineering workshops, packaging companies, testing labs, logistics centres, and tech support offices. All of these will set up near the fab — creating thousands more jobs separately from the fab's own workforce.

ReNew Power is building a 5 GW solar park in Dholera — one of the biggest in Asia. A 765 kV power substation is already operational, and Torrent Power runs 24×7 uninterrupted supply. Dholera has more reliable power infrastructure than most existing Indian cities.

5 GW — how big is that?
5,000 MW. To put that in perspective: the entire city of Ahmedabad (population 70 lakh) uses about 2,000–2,500 MW at peak. Dholera's planned power capacity is more than double a major metro city — built for the day when hundreds of chip fabs, data centres, and factories are running simultaneously.

Why do chip fabs need such special power?
A semiconductor fab cannot tolerate even a 5-millisecond power flicker. One power interruption can destroy an entire batch of chips worth ₹50–100 crore. Normal city grids — even in Ahmedabad — cannot guarantee this. Dholera's 765 kV substation, dedicated feeder lines, and backup systems are specifically designed for industrial-grade, zero-interruption power delivery. This is a major reason Tata chose Dholera over other sites.

What else this power enables:
🖥️ Data centres — AI companies and cloud providers (Google, Microsoft) need massive uninterrupted power. Dholera's power profile makes it one of the few sites in India where hyperscale data centres can actually operate.
🔋 EV battery manufacturing — Battery factories need stable, cheap power 24×7. The solar park makes Dholera's power among India's cheapest renewable electricity.
🏭 Heavy industry — Steel, chemicals, and aluminium manufacturers will follow Tata once the power track record is established.

AAI is building Dholera's own airport in two parts. Part 1 (₹1,305 crore): a 3,200-metre runway. Part 2 (₹333 crore): the passenger terminal, control tower, and cargo complex. The runway is complete. Official target: December 2026 / early 2027.

What does Code 4E mean (in plain language)?
ICAO Code 4E is the rating for a runway that can handle the largest commercial aircraft — Boeing 777-300ER, Airbus A380, wide-body cargo freighters. Dholera's runway is built to this standard. This means it can take direct international flights and large cargo planes from day one — not just domestic propeller flights.

Why does cargo matter more than passengers initially?
Tata's chip factory will produce chips valued at thousands of crores every month. Chips are tiny, light, and extremely high-value — exactly the type of cargo that flies, not drives. The Dholera airport gives Tata a direct export route to Taiwan, USA, Japan, and South Korea without going through Ahmedabad's Sardar Patel Airport. For chip buyers in Tokyo or Texas, "Dholera → direct flight → your city" shortens supply chains significantly.
That cargo business alone makes the airport commercially viable — passengers are a bonus.

What changes for residents when the airport opens:
✈️ Mumbai, Delhi, Bangalore direct — no Ahmedabad detour
🏨 Hotels open near the airport (standard airport economy)
🏢 Corporate offices, logistics companies, and service firms cluster near airport access
📈 Land within 5 km of an airport appreciates fastest — a global pattern

The Union Cabinet approved this train line on 13 May 2026. Budget: ₹20,667 crore. Route: Ahmedabad to Dholera, 134 km, at 220 kmph. Travel time: under 20 minutes. This is a Ministry of Railways project — not a state plan — so the budget is protected regardless of state elections.

How is this different from a regular train?
A regular Express train does 100 kmph. This Semi-HSR does 220 kmph — twice as fast. At this speed, Dholera to Ahmedabad feels shorter than Gurgaon to Connaught Place on the Delhi Metro. People will genuinely live in Dholera and commute to offices in Ahmedabad and GIFT City once the route is operational.

Stations: Terminal stations are Ahmedabad and Dholera SIR. Intermediate stops will be confirmed when the Detailed Project Report (DPR) is published — expected within 6 months of the May 2026 Cabinet approval. We will update this when official station names are released by the Ministry of Railways.

What it means in simple terms:
An engineer working at the Tata fab in Dholera can live in Ahmedabad and commute in under 20 minutes — cheaper than buying in Ahmedabad and more convenient than living in an early-stage city. This is the Gurgaon-to-Delhi pattern. When that happens, residential demand for Dholera becomes real, mass-market demand — not just investors and early buyers.

NMHC is a massive maritime museum being built at Lothal, 8 km from Dholera SIR. Area: 375 acres. Government investment: ₹4,500 crore. PPP component (hotel chains, tourism operators under a government partnership model): ₹5,000 crore. Total: ₹9,500 crore. It will be the world's biggest maritime museum. First galleries open July 2026.

In India, every piece of land is either agricultural (farm land) or non-agricultural (NA). You cannot build a house on agricultural land. NA conversion is the government order that changes the land type from agricultural to NA, allowing you to build on it legally.

The Rajpath plots on Fethera-Pipali Road are all NA-converted. The NA order document is the main proof that these plots can be used for homes.

Freehold means you own the land completely and forever. No yearly rent, no lease expiry, no one above you in ownership. The opposite is leasehold — where you pay rent to use land owned by someone else (like DDA land in Delhi) for a set number of years, usually 99 years.

All Rajpath plots on SH-40 are freehold. Once you register the plot in your name, it is yours permanently — no conditions attached.

RERA is a 2016 central government law to protect property buyers. Any developer selling homes or plots above a minimum size must register with the state RERA authority. In Gujarat: gujrera.gujarat.gov.in. The developer must show their approvals and timelines publicly on the website.

RERA applies to projects inside Dholera SIR. NA plots outside the SIR (like the Rajpath series) are not RERA-registered — their legal protection comes from the NA order and title documents instead.

The 7/12 is a government land record. It shows who owns the plot, the plot size, whether the land is agricultural or NA, and if any bank or court has any claim on it. You can get this record for free from anyror.gujarat.gov.in — no office visit needed.

For urban or NA land in Gujarat, the Property Card (also called Form 6) is the official ownership record kept by the local municipality. It works the same as the 7/12 extract — it shows who owns the land and confirms no disputes or loans are registered against it.

How to get the Property Card online — free, 3 minutes:
1. Go to anyror.gujarat.gov.in
2. Click "Property Card" (or "Urban Land Records")
3. Select district → taluka → village
4. Enter the plot survey number (ask the seller for this)
5. Download the card as PDF — it shows the registered owner name, plot area, and any encumbrances

What to check on the Property Card:
✅ Owner name matches exactly who is selling to you
✅ Plot area matches what you are being sold (check sq metres vs sq yards conversion carefully)
✅ Land use classification says "NA" (residential) — not agricultural
✅ No "varas" or "hak" entries indicating another person's claim
✅ No bank loan or mortgage noted against the property

An EC is a government certificate showing that no bank loan, court order, or legal dispute is registered against a plot. You get it from the sub-registrar's office. It covers a specific number of years and confirms the plot is free from hidden claims.

The title chain is the full ownership history of a plot — who owned it, who sold it to whom, going back at least 30 years. Every transfer must have a registered document — a sale deed, a will, or a court order. Missing documents are a serious warning sign.

Even if a plot goes up 5× in value, a disputed title chain can make it impossible to sell or mortgage for a plot loan. Future buyers and their banks will reject it.

A NOC is a written permission from a government body saying they have no objection to the sale or development of a plot. Near Dholera, you may need a NOC from the Gram Panchayat or the revenue department confirming the plot has clear development rights.

For NA plots outside the SIR (like Rajpath series), the Gram Panchayat NOC is a required document alongside the NA order and title chain.

EOI is used in the Rajpath Supreme 2 bulk program. When you pay the EOI, you are saying you are serious about buying. After you pay it, you must pay the full amount within 15 days — or by the tier deadline, whichever comes first. The EOI is not a casual enquiry — it is a binding commitment.

The booking amount is the first payment to reserve a plot. For these Dholera projects, it is 10% of the plot value. Always pay by cheque or bank transfer — never cash. Cash payments leave no legal trail and cannot be proved in a dispute.

The receipt must clearly mention: plot number, plot area in sq yards, price per sq yard, and project name. A vague receipt is worthless.

The allotment letter is a document from the developer saying a specific plot is now reserved in your name — with the plot number, area, rate, and project name clearly written. It comes after your booking amount is received and confirmed.

Stamp duty is a tax you pay to the state government when buying property. In Gujarat, it is about 4.9% of the property value. Registration charges add another 1%. Total government cost at the time of registry: 5–7% of the property value.

Registry is the process of officially transferring the property into your name through the government. You sign the sale deed in front of the sub-registrar. The government records show you as the new owner. After registry, the plot is legally yours.

Budget 5–7% of the property value for stamp duty and registration charges in Gujarat.

What actually happens on registry day — step by step:
1. You, the seller, and both witnesses go to the sub-registrar's office with original documents
2. The deed is read out. Both parties confirm and sign in front of the registrar.
3. Biometric thumbprint is taken from buyer and seller
4. Stamp duty is paid (already done in advance via e-stamp paper or bank challan)
5. Registration fee is paid at the office counter
6. You receive the registered deed (usually within 30 minutes to 1 hour in Gujarat)
7. GARVI system (garvi.gujarat.gov.in) updates the public record — you can check your name online within 48–72 hours

Documents to carry on registry day:
✅ Original sale deed (drafted by your lawyer, printed on stamp paper)
✅ Aadhaar card (original + photocopy) — buyer and seller
✅ PAN card — buyer and seller (mandatory)
✅ 2 witnesses with their Aadhaar copies
✅ Encumbrance certificate (clean)
✅ 7/12 or property card in seller's name
✅ NOC if applicable
✅ TDS certificate (Form 26QB acknowledgement, if property > ₹50 lakh — see Plot Loan section)

TDS rule that almost everyone forgets:
If the total property value is ₹50 lakh or more, you must deduct 1% TDS from the payment to the seller and deposit it online via Form 26QB before registry. This is a legal requirement under Section 194-IA of the Income Tax Act. Forgetting TDS creates Income Tax notices for both buyer and seller — sometimes years later.

BSP is the basic land price per square foot. BSP × plot area = base cost of the plot. All other charges — EDC, PLC, Club membership, IFMS — are added on top of the BSP.

Current BSP (May 2026): Green City ₹1,500/sqft · Enclave ₹1,100/sqft · Grand ₹1,100/sqft · Supreme 1 ₹1,000/sqft.

PLC is an extra charge for plots in a better location inside the project. For these Dholera projects: corner plot, park-facing, or 12-metre road frontage each add 10% of BSP. A 9-metre road adds 5% of BSP. You pay PLC within 30 days of getting the allotment letter.

EDC is the charge for building roads, water pipes, and power lines outside the project — connecting the project to the main city infrastructure. For all Dholera projects: ₹100 per sqft. Paid before or at the time of registry.

IFMS is a security deposit the developer collects to maintain common areas, internal roads, and facilities inside the project. For these Dholera projects: ₹25 per sqft. You pay it when the plot is handed over to you (at possession). It is called a deposit — but in practice, it is rarely returned.

Club membership is a one-time flat charge for access to the project's clubhouse and common facilities — pool, gym, garden, etc. For these Dholera projects: ₹1,00,000 per plot, same for every plot regardless of size. Paid after registry when the developer asks for it.

Bulk price is the early-entry price before a project opens to the public. Retail price is what everyone pays after the public launch. Bulk buyers get a lower price in exchange for committing early and buying large.

Actual track record: Supreme 1 bulk entry was ₹400/sqft in February 2025. Today's retail price is ₹1,000/sqft — 2.5× growth in 15 months. Supreme 2 bulk is currently ₹750/sqft. Expected retail at Q1 2027 launch: ₹1,500/sqft.

A plot loan is a bank loan to buy land. It is different from a home loan — the interest rate is slightly higher (8.5–11%), the bank gives 60–70% of the plot value (not 80–90% like a home loan), and the maximum repayment period is 15 years (not 30). Available for both Indian residents and NRIs.

Which banks give plot loans for Dholera:
🏦 SBI: Plot loans available under the SBI Realty scheme. Interest rate: Repo + spread (~8.75–9.5%). Max tenure: 15 years.
🏦 Bank of Baroda: Baroda Home Loan (Land Purchase). Available for NA-converted freehold land.
🏦 HDFC Bank / HDFC Ltd: Plot + construction loans (combined products available).
🏦 PNB Housing Finance: Plot loans for freehold NA land in Gujarat.
🏦 Axis Bank, Kotak Mahindra Bank: Also offer plot loans — eligibility is property + income based.

Documents you need to apply:
📄 KYC: Aadhaar + PAN + photo
📄 Income proof: Last 3 months salary slips + ITR 2 years (salaried) or CA-certified P&L + 3 years ITR (self-employed)
📄 Property documents: NA order, 7/12 extract, property card, title chain, allotment letter from developer
📄 Sale agreement (registered or notarised)

Important: TDS on property above ₹50 lakh:
If your total plot cost (BSP + all charges) exceeds ₹50 lakh, you must deduct 1% TDS from each payment to the seller and deposit it with the Income Tax department (Form 26QB). This applies even if you pay in installments — TDS is deducted on each installment proportionally. Forgetting this creates tax notices later. Your CA can help you file 26QB online.

CAGR tells you how fast your money grew each year, on average. Simple example: Green City started at ₹325/sqft in July 2022. Today it is ₹1,500/sqft — that is 4.6× in 3.8 years = ~47% CAGR per year.

Compare: Nifty 50 gives 12–14% CAGR per year. Gold gives 8–10%. Fixed deposits give 7%. These Dholera projects have given 45–96% CAGR historically.

PPP is when a government project is partly funded or operated by private companies under a formal agreement. NMHC Lothal is a PPP project — the government puts in ₹4,500 crore and hotel chains, tourism operators, and hospitality companies contribute ₹5,000 crore alongside it under this partnership structure.