TP5 & TP6: The Strategic Gateways to Dholera SIR
The Dholera Special Investment Region (DSIR) is divided into multiple Town Planning (TP) schemes. While TP1 and TP2 are undergoing immediate urban activation, TP5 (located in the eastern zone) and TP6 (located adjacent to the airport boundary) represent the mid-to-long-term growth engines of the smart city.
For investors evaluating dholera plots, understanding the structural difference between TP5 and TP6 is essential to maximize capital appreciation. Below is the official zoning layout of these schemes:
1. Zoning & Technical Specifications of TP5 & TP6
The land pooling model in Dholera SIR segregates TP5 and TP6 into dedicated zones. This ensures that industrial manufacturing, commercial high-rises, and residential townships do not conflict.
Here is the zoning parameter breakdown for TP5 and TP6 plots:
| parameter | TP Scheme 5 (Zoning details) | TP Scheme 6 (Zoning details) |
|---|---|---|
| Primary Focus | Commercial (HAC), Residential Townships | Logistics, Industrial Parks, Near Airport Zone |
| Allowed FSI Range | 1.2 (Residential) to 5.0 (HAC Commercial) | 1.0 (Logistics) to 2.5 (Industrial Zone) |
| Key Villages Involved | Sangasar, Kadipur, Pipali | Navagam, Kharad, Sodhi |
| Road Frontage ROW | 30m, 55m, and 70m Arterial Roads | 18m, 30m, and 55m Connectors |
| Utility Provision | Under construction (Phase 2 timeline) | Under construction (Phase 2/Airport Zone) |
| Appreciation Index | High capital appreciation (TP5C HAC premium) | High logistics and warehousing yield potential |
2. Floor Space Index (FSI) & Building Regulations
Building construction on dholera plots must strictly comply with the DGDCR (Draft General Development Control Regulations) enforced by DSIRDA:
- TP5 High Access Corridor (HAC): Plots facing the 70-meter wide arterial road are granted a premium FSI of up to 5.0. This allows developers to build high-rise commercial structures, corporate offices, and mixed-use luxury apartments.
- TP6 Near Airport Zone: Because of the proximity to the Dholera International Airport runways, buildings in TP6 are subject to strict height restrictions. The maximum height is governed by the Airport Authority of India (AAI) NOC parameters.
- Green Buffer Zones: Industrial developments in TP6 must leave a minimum 10-meter boundary buffer for green category units, which increases to 20 meters for red category heavy industrial operations.
For a detailed walkthrough of construction rules, read our comprehensive Dholera SIR Master Plan Zoning & FSI Rules guide.
3. High-Value Investment Opportunities in TP5 & TP6
If you are looking to purchase dholera plots for sale, we recommend focusing on these verified, title-clear opportunities:
- Sangasar-HAC (ID 2722): Positioned inside TP Scheme 5C within the elite High Access Corridor (HAC) Zone. This massive 14,520 square yard plot features direct frontage on a 70-meter wide road. It is Multipurpose NA Ready, making it ideal for high-rise commercial developments or corporate warehousing.
- Navagam-Airport (ID 2703): Spanning 20,000 square yards bordering the official Dholera International Airport boundary in Navagam Village (TP6). This land has NA Applied status and is optimized for airport cargo warehousing, cold storage yards, and logistics parks.
To check plot rates in neighboring schemes, refer to our Dholera Smart City Plot Price 2026 catalog.
4. Connectivity & Infrastructure Timeline
TP5 and TP6 plots gain significant valuation leverage from upcoming connectivity corridors:
- Ahmedabad-Dholera Expressway: Running through the heart of Dholera, this 109-km, 4-lane corridor connects TP5 directly to Ahmedabad in under 60 minutes.
- Dholera International Airport: Calibration test flights were successfully completed in June 2026. The airport is scheduled for commercial cargo operations by late 2026, directly boosting logistics plot values in TP6 (Navagam).
- HUDCO Funding: The recent ₹610 Crore HUDCO infrastructure allocation in the Gujarat State Budget ensures that secondary utility ducting and road networks inside TP5 and TP6 are fully funded.
For more details on municipal infrastructure and utility ducts, read our guide on Dholera SIR Infrastructure 2026.
Disclaimer: This article is published by the editorial team at Dholera Acres for informational purposes only. It does not constitute formal financial, legal, or investment advice. While every effort has been made to verify the town planning regulations, FSI rules, and infrastructure timelines with official DSIRDA and DICDL publications, land investments are subject to market risks. Readers are strongly advised to perform independent legal due diligence and consult certified property advisors before making any transaction in Dholera SIR.
Frequently Asked Questions (FAQ)
What is the FSI allowance for commercial plots in Dholera TP5?
Under DSIRDA regulations, commercial plots in TP5 located in the High Access Corridor (HAC) zone are permitted a base FSI of 1.8, which is expandable up to 5.0 through the purchase of premium FSI, depending on road width compatibility (minimum 55-meter road width).
How does the airport affect plot height limits in TP6?
Plots located in Town Planning Scheme 6 (TP6) fall within the airport funnel and transition zones. Any construction requires a prior NOC from the Airport Authority of India (AAI), which limits building heights to between 15 and 30 meters depending on the exact coordinates.
Are plots in TP5 and TP6 RERA registered?
All platted residential and commercial sub-divisions sold inside Dholera SIR must obtain GujRERA registration. Private investors must verify the RERA registration number and check that the land has obtained the Non-Agricultural (NA) order from the District Collector before purchasing.
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