> Dholera Real Estate is governed by the Dholera Special Investment Region Development Authority (DSIRDA), which regulates land use, infrastructure connections, and zoning. Developers must secure DSIRDA layout sanctions, non-agricultural (NA) orders, and title-clearance documents prior to dividing and offering plots.
DSIRDA Zoning & Floor Space Index (FSI) Framework
The Dholera master plan specifies clear zoning limits and Floor Space Index (FSI) ratios for various land use classes to ensure orderly development.
FSI Allocations by Zone
The allowed FSI determines how much total floor area can be built relative to the size of the plot. Core transport corridors feature higher FSI caps to support high-density development.
| Zone Category | Primary Allowed Uses | Base FSI | Maximum FSI (With Purchase) |
|---|---|---|---|
| Residential Zone | Apartments, Plotted Housing, Retail | 1.8 | 3.0 |
| Mixed Use Zone | Commercial Offices, Residential, Shops | 2.0 | 5.0 |
| Industrial Zone | Manufacturing, Electronics Fabs, Assembly | 1.0 | 2.0 |
| High Access Corridor | High-Density Commercial, Hotels | 2.5 | 5.0 |
Developer Guidelines & Compliance Checklist
To launch a private plotting scheme in Dholera SIR, developers must complete a rigorous legal verification process:
- Land Reconstitution & Final Plot (FP): The developer must possess a reconstituted Final Plot (FP) with defined boundaries returned under the Town Planning (TP) scheme, rather than an un-demarcated agricultural Original Plot (OP).
- Collector NA (Non-Agricultural) Clearance: Pure agricultural land cannot be utilized for real estate. Developers must obtain a formal NA order from the District Collector.
- RERA Status: Remember that RERA is not compulsory for purely land-plotting schemes in Dholera SIR. It is only mandatory for projects where the developer commits to building active structures or apartments. For land plots, prioritize verifying DSIRDA layout sanctions.
- Access Road Minimums: All layouts must maintain standard interior road widths (typically a minimum of 9 to 12 meters) with storm water drainage and service lanes.
Key Factors Driving Dholera Real Estate Values
Investors looking to purchase property should focus on proximity to core connectivity infrastructure:
- High Access Corridors (HAC): High-density zones running parallel to major transit arteries. Browse our verified listings in Mahadevpura-HAC (ID 2719) near the prime corridor.
- Airport Proximity: Land values near the upcoming Dholera International Airport are experiencing high demand. View our verified listings in Navagam-Airport (ID 2703).
- Industrial Megaprojects: Major corporate investments like the Jabil plant and Tata Semiconductor Fab create massive housing demand.
Frequently Asked Questions (FAQ)
Is buying land in Dholera SIR safe?
Yes, buying land is safe provided you verify the developer’s DSIRDA layout approval, the Final Plot (FP) certificate, the Collector NA order, and title-clearance certificates.
What is the difference between OP and FP in Dholera?
An Original Plot (OP) is the agricultural parcel owned before planning. A Final Plot (FP) is the reconstituted, clear-titled, serviced land parcel returned to the owner after deduction.
What is the average plot price in Dholera SIR?
Average plot prices range from ₹4,500 per square yard in outer Phase 2 zones to ₹16,000 per square yard in fully-developed Phase 1 sectors.
Disclaimer: Zoning codes, FSI limits, and developer compliance rules are subject to updates by DSIRDA and DICDL. Investors must conduct personal due diligence prior to buying.
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.
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