Sangasar Village — Location Overview
| Parameter | Detail |
|---|---|
| Village / Gaon | Sangasar |
| Taluka | Dhandhuka |
| District | Ahmedabad |
| State | Gujarat |
| TP Scheme | Primarily TP-2 (some parcels border TP-1 / TP-3) |
| Zoning Category | Residential + Limited Commercial (per DSIRDA GDCR 2023) |
| Distance from Ahmedabad | ~90–100 km |
| Distance from DSIRDA Activation Area | ~10–20 km |
| Distance from Dholera International Airport Site | ~18–28 km |
| Nearest Highway | SH-70 (DMIC corridor) |
Sangasar Plot Price Bands (Oct 2026)
> [!NOTE] > These are indicative market price ranges based on available transaction data and developer listings. Actual prices depend on plot size, FP status, road access, and distance from utilities. Always verify with a registered valuer and check the Gujarat jantri rate for official stamp duty base value.
| Plot Type | Zone | Price Range (₹ / sq yard) | Notes |
|---|---|---|---|
| NA-converted FP plot, road-facing | TP-2 Residential | ₹4,500 – ₹6,500 | Clear title, FP allotted |
| NA-converted plot, interior location | TP-2 Residential | ₹3,000 – ₹4,500 | Good title, less frontage |
| Agricultural (non-converted) | Peri-TP boundary | ₹1,200 – ₹2,500 | High risk, no NA order |
| Commercial-zoned FP plot | TP-2 Mixed/Commercial | ₹5,500 – ₹8,000 | Limited availability |
| Government allotment / DSIRDA | Activation Zone | ₹8,000 – ₹15,000 | Through DICDL tender only |
TP-2 Zone: What It Means for Sangasar
Sangasar falls within TP Scheme-2 (TP-2) under the DSIRDA GDCR 2023. TP-2 covers a mixed-use zone designed primarily for:
- Residential plotted development (individual plots, group housing)
- Neighbourhood commercial (small shops, local retail along designated roads)
- Public/semi-public uses (schools, clinics, community centres)
Key TP-2 Development Norms (DSIRDA GDCR 2023)
| Parameter | TP-2 Norm |
|---|---|
| FSI (Floor Space Index) | 1.5 (ground floor base), up to 2.0 with TDR |
| Ground Coverage | Max 60% |
| Min Plot Size (Residential) | 120 sqm (144 sq yards) |
| Front Setback | 4.5 m from road |
| Side Setback | 1.5 m per side (min) |
| Permissible Uses | Residential, neighbourhood commercial, institutional |
| Industrial Use | Not permitted in TP-2 residential sector |
Distances from Sangasar Village
| Destination | Approx. Distance | Travel Time |
|---|---|---|
| Dholera SIR Activation Area | 10–20 km | 20–35 min |
| Dholera International Airport Site | 18–28 km | 25–40 min |
| SH-70 (DMIC Expressway) | 5–12 km | 10–20 min |
| Dhandhuka Town | 20–25 km | 30 min |
| Navagam (Dholera SIR Entry) | 8–15 km | 15–25 min |
| Ahmedabad (Sarkhej) | 90–100 km | 1.5–2 hrs |
| Botad Railway Station | 55–65 km | 1–1.25 hrs |
What to Verify Before Buying a Plot in Sangasar
Purchasing land in or near Sangasar — like anywhere in Dholera SIR — requires strict document verification. The TP scheme area has seen a mix of properly allotted Final Plots and agricultural land sold informally.
Essential Documents to Check
| Document | What It Confirms | Where to Get |
|---|---|---|
| Collector NA Order | Land is non-agricultural, cleared for plotted development | District Collector (Dhandhuka) |
| DSIRDA Sanctioned Layout | Layout plan is approved by Dholera SIR authority | DSIRDA office, Gandhinagar |
| FP (Final Plot) Certificate | This is an actual Final Plot under TP scheme | DSIRDA Town Planning department |
| 7/12 Utara | Current ownership, encumbrances, tenure | AnyROR Gujarat portal |
| Index-2 (I-2) | Registered past transactions | Sub-Registrar office, Dhandhuka |
| Title Clearance (30 years) | No pending litigation, clear chain of title | Licensed advocate in Gujarat |
| Gujarat Jantri Rate | Official government value for stamp duty | Jantri Gujarat portal |
> [!CAUTION] > Agricultural land without a Collector NA Order is NOT legally buildable. Some sellers market peri-SIR agricultural parcels as “Dholera land” at inflated prices. Always insist on seeing the NA Order and FP Certificate before signing any agreement.
Sangasar vs Other Villages in Dholera SIR
| Village | TP Zone | Approx. Price (₹/sqyd) | Airport Distance | Status |
|---|---|---|---|---|
| **Sangasar** | TP-2 | ₹3,000 – ₹6,500 | 18–28 km | Active market |
| Navagam | TP-1 / TP-2 border | ₹4,000 – ₹8,000 | 22–32 km | Entry point, premium |
| Pipli | TP-1 / Activation | ₹6,000 – ₹15,000 | 25–35 km | Near DICDL sheds |
| Buranpur | TP-4 / TP-5 | ₹2,000 – ₹4,500 | 30–45 km | Lower price, industrial zone |
| Kothariya | TP-3 | ₹5,000 – ₹9,000 | 8–18 km | Airport proximity premium |
| Chanod | TP-5 / TP-6 | ₹1,500 – ₹3,000 | 45–55 km | Outer zone, early stage |
Sangasar Price Appreciation Trend
Sangasar land prices have risen with each phase of DSIRDA activity and central government announcements:
| Period | Approx. Price (₹/sqyd) | Key Catalyst |
|---|---|---|
| Pre-2015 | ₹200 – ₹600 | SIR notified, early interest |
| 2015–2019 | ₹800 – ₹1,800 | DMIC investments, FDI announcements |
| 2020–2022 | ₹1,500 – ₹3,000 | PLI schemes, semiconductor news |
| 2023–2024 | ₹2,500 – ₹4,500 | Tata fab groundbreaking, airport activity |
| 2025–2026 | ₹3,000 – ₹6,500 | Airport, metro, expressway progression |
Investment Outlook for Sangasar
Why Sangasar attracts investors: – Located in TP-2, which is a planned residential zone with DSIRDA-approved layouts – Proximity to the activation area and future airport corridor – Prices still significantly below TP-1 / activation area, with appreciation potential – DMIC infrastructure investments continue to reduce distance-to-utility
Risks to assess: – Internal road completion timelines vary by sub-sector – Not all parcels have FP allotment — agricultural land risk remains – Price appreciation depends on real infrastructure delivery, not just announcements
Frequently Asked Questions
What TP scheme is Sangasar village in Dholera SIR?
Sangasar village falls primarily within **TP-2 (Town Planning Scheme 2)** under the DSIRDA GDCR 2023. TP-2 is designated for residential, neighbourhood commercial and institutional uses. Some Sangasar parcels on zone boundaries may fall in TP-1 or TP-3. Verify the exact TP zone of any specific plot with DSIRDA before purchasing.What is the current plot price in Sangasar, Dholera?
As of October 2026, NA-converted Final Plot (FP) prices in Sangasar range from approximately ₹3,000 to ₹6,500 per square yard depending on road access, exact sub-sector, and FP status. Agricultural land without NA conversion is cheaper (₹1,200–₹2,500/sqyd) but carries significant legal risk and cannot be built upon without conversion.How far is Sangasar from Dholera airport?
Sangasar village is approximately 18–28 km from the Dholera International Airport site, depending on the exact parcel location within the village. Travel time is approximately 25–40 minutes once the internal SIR road network is fully operational.Is Sangasar a good area to invest in Dholera?
Sangasar offers a mid-price entry point into the TP-2 residential zone with reasonable proximity to the activation area and planned airport. The key factors for investment quality are: (1) purchasing a proper FP plot with NA order and DSIRDA-sanctioned layout, (2) proximity to an internal road, and (3) a 30-year clear title certificate. Investors who buy agricultural land without these documents face significant risk.What documents do I need to buy a plot in Sangasar, Dholera?
Essential documents include: Collector NA Order, DSIRDA-sanctioned layout certificate, FP (Final Plot) allotment letter, current 7/12 Utara from AnyROR portal, Index-2 showing transaction history, and a 30-year title clearance certificate from a registered Gujarat advocate. Do not rely solely on the developer’s word — obtain originals or certified copies.JSON-LD Schema Markup
Download Dholera SIR 2026 Investor’s Kit
Get instant access to the official planning documents: Dholera Investment Handbook (PDF), 2026 Land Price List, TP Zone & Village Map, and the NRI Buying Guide.
Join The Discussion