Buranpur Village — Location Overview
| Parameter | Detail |
|---|---|
| Village / Gaon | Buranpur |
| Taluka | Dhandhuka |
| District | Ahmedabad |
| State | Gujarat |
| TP Scheme | Primarily TP-4 / TP-5 (outer residential / industrial transition) |
| Zoning Category | Residential + Industrial (mixed, as per sub-sector) |
| Distance from Ahmedabad | ~95–105 km |
| Distance from DSIRDA Activation Area | ~20–30 km |
| Distance from Dholera International Airport Site | ~30–45 km |
| Nearest Highway | SH-70 (via Navagam entry, ~15–20 km) |
Buranpur Plot Price Bands (Oct 2026)
> [!NOTE] > Prices below are indicative market ranges from available developer listings and reported transactions. Verify against the current Gujarat jantri rate and obtain an independent valuation before purchasing.
| Plot Type | Zone | Price Range (₹ / sq yard) | Notes |
|---|---|---|---|
| NA-converted FP plot, road-facing | TP-4/5 Residential | ₹3,200 – ₹4,500 | Best available, clear title |
| NA-converted plot, interior location | TP-4/5 Residential | ₹2,000 – ₹3,200 | Good title, less frontage |
| Industrial-zoned plot | TP-4/5 Industrial | ₹2,500 – ₹5,000 | For factory/warehouse use |
| Agricultural (non-converted) | Peri-TP boundary | ₹800 – ₹1,800 | High risk, no NA order |
| DICDL allotment (industrial) | Government tender | Market rate | Via DICDL tender only |
TP-4 and TP-5: What These Zones Mean
Buranpur sits in the outer planning ring of Dholera SIR. TP-4 and TP-5 are designed for a combination of:
- Large-scale residential development (plotted layouts, group housing)
- Light and medium industrial uses (factories, warehouses, logistics)
- Utility and infrastructure (water treatment, power stations, industrial service zones)
This mixed industrial-residential character means that while plots here are cheaper than TP-1/TP-2, some sectors may be adjacent to industrial development — which affects residential desirability but is ideal for investors targeting industrial plots.
Key TP-4/TP-5 Development Norms (DSIRDA GDCR 2023)
| Parameter | TP-4/5 Norm (Residential Sub-sector) |
|---|---|
| FSI | 1.2 – 1.5 |
| Ground Coverage | Max 55% |
| Min Plot Size (Residential) | 150 sqm (180 sq yards) |
| Front Setback | 4.5 m from road |
| Industrial Plot Min Size | 1,000 sqm (1,200 sq yards) |
| Permissible Uses | Residential, industrial (light/medium), logistics |
Distances from Buranpur Village
| Destination | Approx. Distance | Travel Time |
|---|---|---|
| Dholera SIR Activation Area | 20–30 km | 30–45 min |
| Dholera International Airport Site | 30–45 km | 40–60 min |
| SH-70 / Navagam Entry Point | 15–20 km | 20–30 min |
| Dhandhuka Town | 20–30 km | 30–40 min |
| Ahmedabad (Sarkhej) | 95–105 km | 1.5–2 hrs |
| Botad Railway Station | 55–70 km | 1–1.25 hrs |
Why Investors Look at Buranpur
Price entry advantage: At ₹2,000–₹4,500/sqyd, Buranpur offers one of the lowest price entry points for documented (NA/FP) plots within the notified Dholera SIR boundary. Investors with budgets under ₹15–25 lakh can acquire full-sized plots here.
Industrial adjacency upside: TP-4/TP-5 zones are earmarked for DMIC industrial use. As manufacturing units come up in the activation area and spread outward, outer zones like TP-4/TP-5 typically see faster price appreciation for industrial plots.
DMIC infrastructure reach: Roads, power and water networks planned under the DMIC master plan extend to TP-4/TP-5 over time. Each confirmed infrastructure delivery milestone tends to push prices in the outer zones.
Buranpur vs Other Villages in Dholera SIR
| Village | TP Zone | Approx. Price (₹/sqyd) | Airport Distance | Primary Use |
|---|---|---|---|---|
| Pipli / Activation Area | TP-1 / Activation | ₹6,000 – ₹15,000 | 25–35 km | Industrial / Government plots |
| Navagam | TP-1 / TP-2 border | ₹4,000 – ₹8,000 | 22–32 km | Mixed residential |
| Sangasar | TP-2 | ₹3,000 – ₹6,500 | 18–28 km | Residential |
| **Buranpur** | **TP-4/5** | **₹2,000 – ₹4,500** | **30–45 km** | Residential + industrial |
| Chanod | TP-5 / TP-6 | ₹1,500 – ₹3,000 | 45–55 km | Outer zone, early stage |
Legal Checklist for Buranpur / Outer TP Zone Purchases
Outer TP zones have more instances of informal land sales — agricultural parcels being marketed without proper NA conversion. Extra caution is required.
| Document | Why Critical in Outer Zones | How to Get |
|---|---|---|
| Collector NA Order | Confirms non-agricultural conversion | District Collector, Dhandhuka |
| DSIRDA Sanctioned Layout | Confirms the layout is under the TP scheme | DSIRDA, Gandhinagar |
| FP Certificate (Final Plot) | Confirms this is a TP-scheme allotted plot, not OP | DSIRDA Town Planning dept |
| 7/12 Utara | Checks if land is still classified as agriculture | AnyROR Gujarat portal (free) |
| Encumbrance Search | No loans, liabilities, or court orders on the plot | Sub-Registrar, Dhandhuka |
| 30-year Title Search | Clean chain of ownership | Registered Gujarat advocate |
> [!CAUTION] > In outer TP zones (TP-4, TP-5, TP-6), the proportion of agricultural land being sold informally is higher than in the activation area. Never buy based on verbal claims of “DSIRDA approved” without seeing the actual DSIRDA-sanctioned layout document.
Budget Plot Options in Dholera SIR (Under ₹10 Lakh)
Buranpur and TP-4/TP-5 villages are among the few areas where budget investors (₹5–15 lakh) can find properly documented plots inside the Dholera SIR notified boundary:
| Budget | Zone | Plot Size Possible | Notes |
|---|---|---|---|
| ₹5–8 lakh | TP-4/5 (interior) | ~180–250 sqyd | Basic documentation, interior location |
| ₹8–12 lakh | TP-4/5 (road-facing) | ~180–300 sqyd | Better access, some NA-converted |
| ₹12–20 lakh | TP-2/3 | ~200–300 sqyd | Better zone, stronger appreciation |
| ₹20–40 lakh | TP-1 / Activation adjacent | ~200–400 sqyd | Best zone, stronger infrastructure |
Frequently Asked Questions
Which TP scheme is Buranpur village in Dholera SIR?
Buranpur village falls primarily within **TP-4 and TP-5** zones under the DSIRDA GDCR 2023. These are outer planning zones designated for a combination of large-scale residential development and light-to-medium industrial use. Specific plot locations within Buranpur may straddle zone boundaries — always verify the exact TP zone of any plot with DSIRDA.What is the plot price in Buranpur, Dholera SIR in 2026?
As of October 2026, NA-converted Final Plot prices in Buranpur and surrounding TP-4/TP-5 areas range from approximately ₹2,000 to ₹4,500 per square yard. Industrial-zoned plots command ₹2,500–₹5,000/sqyd. Agricultural land without NA conversion is cheaper but legally unbuildable.Is Buranpur a good investment location in Dholera?
Buranpur is a good entry-level investment for investors with limited budgets (₹5–20 lakh) who want exposure within the notified Dholera SIR boundary. The key risk is ensuring proper documentation (NA, FP, DSIRDA sanction). The appreciation potential is real but tied to long-term DMIC infrastructure delivery to the outer zones — typically a 7–12 year horizon for significant returns.How far is Buranpur from the Dholera activation area?
Buranpur is approximately 20–30 km from the Dholera SIR Activation Area (DICDL Plug-and-Play sheds / industrial zone). Travel time is approximately 30–45 minutes on current roads.Can I build a factory or warehouse on a Buranpur plot?
In the **industrial sub-sectors of TP-4/TP-5**, yes — factory and warehouse construction is permitted under DSIRDA GDCR 2023, subject to minimum plot size (1,000 sqm), setback compliance, and obtaining necessary DSIRDA/GPCB clearances. In the **residential sub-sectors**, only residential and neighbourhood commercial uses are permitted. Verify the zoning of your specific plot with DSIRDA before purchasing for industrial use.JSON-LD Schema Markup
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