100 Sq Yard Plot Price by Town Planning (TP) Scheme
Because Dholera SIR encompasses 920 square kilometers divided into six distinct Town Planning schemes, prices for an identical 100 sq. yard land parcel vary substantially depending on geographic sector maturity:
| Town Planning Scheme / Sector | Indicative Base Rate (₹ / Sq. Yard)* | Total Base Land Cost (100 Sq. Yds.) | Estimated Total Registry & Legal Fees | Net All-Inclusive Investment Outlay | Development Horizon |
|---|---|---|---|---|---|
| **TP-1 (Activation Core / ABCD Enclave)** | ₹8,500 – ₹15,000 | ₹8,50,000 – ₹15,00,000 | ₹55,000 – ₹98,000 | **₹9,05,000 – ₹15,98,000** | Immediate / Operational |
| **TP-2 (East & West Residential)** | ₹3,800 – ₹6,200 | ₹3,80,000 – ₹6,20,000 | ₹27,000 – ₹42,000 | **₹4,07,000 – ₹6,62,000** | 3 – 5 Years |
| **TP-3 (Airport & Transit Corridor)** | ₹4,200 – ₹6,800 | ₹4,20,000 – ₹6,80,000 | ₹30,000 – ₹46,000 | **₹4,50,000 – ₹7,26,000** | 4 – 6 Years |
| **TP-4 (South-Western Residential / Mixed)** | ₹2,500 – ₹3,800 | ₹2,50,000 – ₹3,80,000 | ₹19,000 – ₹27,000 | **₹2,69,000 – ₹4,07,000** | 6 – 8 Years |
| **TP-5 & TP-6 (Logistics & Fringes)** | ₹2,000 – ₹3,000 | ₹2,00,000 – ₹3,00,000 | ₹16,000 – ₹22,000 | **₹2,16,000 – ₹3,22,000** | 8 – 10 Years |
\Note: Base price reflects non-agricultural (NA) residential Final Plots (FP) with sanctioned layout demarcation.*
Comprehensive Cost Breakdown: Buying a 100 Sq. Yard Plot in TP-2
To demonstrate the exact math of land acquisition, here is a complete financial statement for acquiring a 100 sq. yard plot in Town Planning Scheme 2 at a representative rate of ₹4,500 per sq. yard:
“`mermaid pie title Total Acquisition Outflow (₹4.85 Lakhs) “Base Land Valuation (₹4,50,000)” : 92.7 “Gujarat Stamp Duty @ 4.9% (₹22,050)” : 4.5 “Registration Fee @ 1% (₹4,500)” : 0.9 “Advocate Title Report & Legal (₹10,000)” : 2.1 “`
Detailed Itemized Cost Schedule
| Expense Line Item | Legal / Statutory Basis | Total Payable (INR) |
|---|---|---|
| **1. Base Land Consideration** | 100 Sq. Yards @ ₹4,500 / Sq. Yard agreed sale price | ₹4,50,000 |
| **2. Gujarat State Stamp Duty** | 4.90% of agreement value under Gujarat Stamp Act, 1958 | ₹22,050 |
| **3. Sub-Registrar Registration Fee** | 1.00% statutory fee for registration of Sale Deed (Dastavej) | ₹4,500 |
| **4. 30-Year Revenue Search & Title Certificate** | Professional advocate fee for non-encumbrance verification | ₹10,000 |
| **5. Physical Measurement & Corner Demarcation** | Field inspection and concrete stone coordinate verification | ₹3,000 |
| **6. Stamping, E-Stamping & Notarization** | Revenue stamp papers and affidavit attestations | ₹2,500 |
| **7. Society Initial Maintenance Corpus** | Upkeep of layout boundary, gravel roads, and night security | ₹10,000 |
| **Net Comprehensive Acquisition Capital** | **100% Fully Clear Freehold Title Outlay** | **₹5,02,050** |
This confirms that in a high-demand residential zone like TP-2, an investor can take absolute registered possession of a 100 sq. yard plot for approximately ₹5.02 lakhs all-inclusive.
What Can You Build on a 100 Sq Yard Plot? (DSIRDA GDCR 2023 Norms)
Investing in a 100 sq. yard residential parcel in Dholera is not merely a speculative paper holding; it offers clear physical development potential under the Dholera Special Investment Region Development Authority (DSIRDA) General Development Control Regulations (GDCR) 2023:
“` Plot Dimensions: ~20 ft. Frontage × 45 ft. Depth (100 Sq. Yards / 900 Sq. Ft.) Permissible Floor Space Index (FSI): 1.50 Base FSI (Extendable up to 2.0 with TDR) Maximum Ground Coverage: 60% of Total Plot Area (~540 Sq. Ft. footprint) Permissible Building Height: Ground + 2 Floors (Up to 10.0 to 12.0 Meters) Total Constructible Built-Up Area: 1,350 to 1,800 Sq. Ft. “`
Architectural Layout Possibilities
On a 100 sq. yard footprint, an investor or developer can construct: * A modern 3-BHK or 4-BHK duplex residential villa with private dedicated ground parking. * A multi-story executive rental housing unit with independent studio rooms designed to house engineers and administrative staff working in nearby manufacturing clusters. * Neighborhood retail premises on the ground floor if the plot abuts an 18-meter or 24-meter Town Planning road with mixed-use zoning sanction.
How Does a 100 Sq Yard Plot Compare to Larger Sizes?
| Metric | 100 Sq. Yard Plot | 200 Sq. Yard Plot | 500 Sq. Yard Plot |
|---|---|---|---|
| **Average Total Cost (TP-2)** | ₹4.5L – ₹6.5L | ₹9.0L – ₹13.0L | ₹22.5L – ₹32.0L |
| **Secondary Market Liquidity** | **Very High** (Maximum buyer pool) | **High** (Standard family homes) | **Moderate** (Higher ticket size) |
| **Frontage Width** | 18 to 22 Feet | 25 to 30 Feet | 40 to 50 Feet |
| **Primary End-Use** | Rental units / Compact villa | Spacious independent bungalow | Luxury estate / Commercial hub |
| **Rental Yield Potential** | 6.5% – 9.0% (Fastest occupancy) | 5.5% – 7.5% | 4.5% – 6.0% |
To view verified 100 sq. yard and 200 sq. yard plots available for purchase today, explore our active Properties and Plots Portal.
5 Critical Due Diligence Checks for 100 Sq Yard Plots
Small plot sizes are sometimes created by informal subdividers attempting to carve up unapproved farmland. Before releasing payments, verify every item in this legal checklist:
- Verify Sanctioned Layout Dimensions: Confirm that the 100 sq. yard plot appears as an individually numbered, sanctioned sub-plot on the official layout plan signed and stamped by the Chief Town Planner of DSIRDA.
- Collector NA Order Verification: Ensure the parcel is covered under a valid Non-Agricultural (NA) order issued by the District Collector under Section 65 of the Gujarat Land Revenue Code, 1879.
- Check Village Form 7/12 via AnyROR: Look up the parent survey number on the Gujarat revenue department’s AnyROR portal to confirm zero tenancy encumbrances (Section 73AA restrictions), bank mortgages, or governmental attachments. Learn how in our guide to Dholera SIR Boundary Maps and Village Survey Numbers.
- Final Plot (FP) Status: Verify that the plot falls within a sanctioned Town Planning Scheme Final Plot (FP) and is not designated as an un-reconstituted Original Plot (OP).
- Direct Road Abutment: Confirm that the plot has direct physical access to an internal road of minimum 9-meter or 12-meter width as required by DSIRDA development control regulations.
Frequently Asked Questions
What is the minimum plot size available in Dholera SIR?
Under the DSIRDA GDCR 2023 regulations, standard planned residential plotted layouts typically offer minimum plot sizes starting from 100 square yards (83.6 square meters) to 120 square yards (100 square meters), ensuring manageable entry costs while meeting setback and ground coverage standards.How much is the stamp duty on a 100 sq yard plot in Gujarat?
Under the Gujarat Stamp Act, stamp duty is levied at 4.90% on the registered agreement value (or the government Jantri value, whichever is higher). An additional 1.00% registration fee is payable at the Sub-Registrar office, bringing total statutory registration expenses to approximately 5.90%.Can I build a house immediately on a 100 sq yard plot in Dholera?
In TP-1 (the 22.5 sq. km Activation Area), all trunk utilities—including water supply, sewage, stormwater drainage, and power networks—are operational, allowing immediate construction following DSIRDA plan approval. In TP-2 and TP-3, construction feasibility depends on internal layout road and utility execution, with widespread habitability projected between 2026 and 2028.Is a 100 sq yard plot easy to resell in the secondary market?
Yes. Due to its accessible total ticket size (typically ₹4 to ₹7 lakhs in mid-tier schemes), 100 sq. yard plots enjoy the highest velocity of resale in the secondary market, catering to retail salaried buyers and individual end-users looking for compact homes.What is the conversion between square yards and square feet?
1 Square Yard equals exactly 9 Square Feet. Therefore, a 100 square yard plot measures exactly 900 square feet (or approximately 83.61 square meters).JSON-LD Schema Markup
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