Chharodiya Village Dholera SIR Plot Prices: TP-2 Industrial Zone Land Valuation 2026

Strategic Geographical Context of Chharodiya Village

Chharodiya is strategically positioned in the western sector of Dholera Taluka, fully integrated into the TP2 Industrial & Logistics corridor. Its location bridges the primary industrial spine of DSIR with the broader regional highway network connecting Dhandhuka and Botad:

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Key Geographic Highlights:

• Town Planning Scheme: Mapped predominantly within Town Planning Scheme 2 (TP2), earmarked for General Manufacturing, Heavy Industry, and Logistics Warehousing.
• Highway Access: Excellent connectivity to the Dhandhuka-Dholera Highway and the proposed 70-meter industrial ring corridor.
• Freight Rail Proximity: Situated within 10 to 12 km of the Bhimnath railway siding and the planned Western DFC cargo feeder tracks.
• Contiguous Industrial Land: Characterized by expansive, flat agrarian land parcels, making it ideal for large-scale factory campus development and multi-acre logistics yards.

Current Plot Price Trends in Chharodiya Village (2026)

Land valuations in Chharodiya reflect its status as an emerging, high-potential industrial micro-market offering significant value compared to the operational TP1 core:

Note: Indicative pricing brackets based on prevailing private transaction records and micro-market surveys. Dynamic adjustments occur based on final plot (FP) demarcation and arterial road access.

Industrial Infrastructure Catalysts Driving Chharodiya

Four primary mega-infrastructure drivers are propelling industrial land appreciation in Chharodiya:

1. Town Planning Scheme 2 (TP2) Implementation

• As TP2 progresses toward final reconstitution, agricultural Original Plots (OPs) are being reallocated as serviced Final Plots (FPs) with dedicated road access, electricity, and water lines.
• Investors securing approved FPs benefit from immediate 50% to 70% value jumps upon final scheme gazette publication.

2. Proximity to Dholera Multi-Modal Logistics Park (MMLP)

• The upcoming MMLP and Inland Container Depot (ICD) situated along the TP2 corridor will handle millions of tonnes of containerized freight annually.
• Chharodiya’s logistics-zoned land provides the ideal overflow territory for third-party logistics (3PL) operators, fleet maintenance depots, and customs-bonded yards.

3. Torrent Power Industrial Substation Access

• Torrent Power’s high-voltage electrical distribution network extends through TP2, providing redundant 33kV/11kV industrial power lines with dual-circuit security, eliminating the need for expensive private captive generators.

4. High-Capacity Underground Utility Corridors

• Industrial parcels fronting designated 55m and 70m roads will connect to Dholera’s smart underground common utility ducts carrying industrial recycled water, potable water, and effluent discharge pipelines.

Legal Due Diligence Checklist for Chharodiya Land

Prior to executing a purchase agreement or token payment for land in Chharodiya:

1. Verify TP2 Final Plot (FP) Status: Confirm whether the land is an unpooled Original Plot (OP) or a reconstituted Final Plot (FP) with clear DSIRDA demarcation.
2. Review Form 7/12 and Form 8A: Download official extracts from the Gujarat AnyROR portal under Ahmedabad District -> Dholera Taluka -> Chharodiya Village to verify unencumbered title ownership.
3. Check Collector NA NOC: If purchasing a commercial or plotted industrial layout, ensure the developer holds an authentic Collector Non-Agricultural (NA) order and an approved DSIRDA layout sanction.
4. Obtain 30-Year Title Search Certificate: Ensure an independent registered advocate conducts an exhaustive search across the Sub-Registrar Office archives to rule out ancestral partition claims or bank mortgages.

Statutory Land Investment & Valuation Disclaimer

> [!NOTE] > Land prices across Dholera Special Investment Region vary dynamically based on Town Planning (TP) scheme allocation, Final Plot (FP) zoning (Residential, Commercial, Industrial, Knowledge & IT), road width (18m, 30m, 55m, 70m), and utility duct proximity. All transactions must be cross-verified against official Gujarat Revenue Department Jantri circle rates and DSIRDA development control regulations.

Frequently Asked Questions (FAQs)

#### Which Town Planning scheme is Chharodiya village part of in Dholera SIR?

Chharodiya village is located primarily within Town Planning Scheme 2 (TP2) of Dholera SIR, with land allocations designated predominantly for industrial manufacturing, logistics, warehousing, and associated support infrastructure.

#### What is the average price of industrial plots in Chharodiya village in 2026?

Industrial and warehousing plots in Chharodiya village typically trade between ₹3,200 and ₹5,800 per square yard, depending on road width (18m, 30m, 55m, or 70m), proximity to the main arterial corridor, and whether the parcel is a finalized FP with utility hookups.

#### Can foreign or NRI investors buy industrial land in Chharodiya?

Yes. Non-Resident Indians (NRIs) and overseas corporate entities can invest in approved non-agricultural (NA) commercial and industrial plots under the Foreign Exchange Management Act (FEMA) guidelines through standard banking channels (NRE/NRO accounts or foreign direct investment routes).

#### How far is Chharodiya from the ABCD Administrative Building?

Chharodiya is approximately 12 to 14 km northwest of the ABCD Administrative Building in TP1, connected via planned 55-meter and 70-meter arterial sector expressways.