> Compare plot prices, zoning details, allowed Floor Space Index (FSI), and holding periods for TP 1, TP 2, and TP 3 in Dholera SIR to make an informed investment decision. This analysis is verified under official DSIRDA Town Planning Reconstitution Regulations (F-Form/TP1-Activation/2025) and local site audits from Dholera Acres.
The Strategic Roles of TP 1, TP 2, and TP 3
The Dholera Special Investment Region (DSIR) is divided into multiple Town Planning (TP) schemes. Each is designed to host specific industries, residential communities, and commercial networks:
- TP 1 (The Activation Core): Spanning 22.5 square kilometers, TP 1 is the most developed scheme in Dholera. All smart utilities—including recycled and potable water lines, underground fiber optics, high-voltage lines, and smart roads—are 100% complete and functional. It is ready for co-living, employee housing, and residential projects.
- TP 2 (The Commercial Transit Corridor): TP 2 is located along the Ahmedabad-Dholera Expressway and the upcoming Metro/Semi-High Speed Rail link. Its strategic location makes it the center for corporate offices, retail plazas, shopping complexes, and logistics hubs.
- TP 3 (The Airport & Knowledge Corridor): Positioning itself directly adjacent to the upcoming Dholera International Airport at Navagam, TP 3 is the core zone for aviation services, hospitality, tourism, and higher educational institutions (Knowledge City).
TP 1 vs. TP 2 vs. TP 3: Side-by-Side Comparison
This side-by-side comparison matrix outlines the key differences in plot prices, allowed FSI ranges, transit proximity, and holding periods across the three main town planning zones:
| Parameter | Town Planning Scheme 1 (TP 1) | Town Planning Scheme 2 (TP 2) | Town Planning Scheme 3 (TP 3) |
|---|---|---|---|
| Development Status | 100% Completed (Activation Area) | Active infrastructure & road construction | Reconstitution completed, early utility work |
| Average Plot Prices | ₹14,000 – ₹20,000 / sq yd | ₹11,000 – ₹16,000 / sq yd | ₹8,000 – ₹12,000 / sq yd |
| Primary Zoning Focus | Residential, Executive Housing, Co-Living | Commercial Office, Retail, Logistics, Hotels | Hospitality, Aviation, Knowledge City, Residential |
| Allowed FSI Range | 1.0 – 2.0 (Residential) | 2.0 – 5.0 (HAC / TOD) | 1.0 – 2.0 (Residential) & 1.2 – 1.8 (Industrial) |
| Transit Access | Connected via TP roads to arterial paths | Direct frontage on Ahmedabad-Dholera Expressway | Direct corridor access to International Airport |
| Recommended Hold Horizon | 0 – 2 Years (Build or short-term hold) | 3 – 5 Years (Medium-term commercial growth) | 5 – 7 Years (Long-term airport valuation play) |
Zoning and Allowed FSI Rules
The FSI (Floor Space Index) determines how much square footage you can build on a plot. This differs significantly across schemes:
- TP 1 (FSI 1.0 – 2.0): Designed for comfortable residential housing and corporate guesthouses. The lower density ensures green spacing and standard heights suitable for executive co-living environments.
- TP 2 (FSI 2.0 – 5.0): Transit-Oriented Development (TOD) and High Access Corridor guidelines apply here, enabling high-rise commercial structures and multi-story mixed-use properties to maximize vertical space.
- TP 3 (FSI 1.0 – 2.0): Hospitality and institutional plots have flexible FSI parameters, though structures in close proximity to the flight paths are regulated by airport height clearance zones.
How to Choose the Right Scheme for Your Portfolio
To maximize your return on investment (ROI), align your capital with the right holding duration and developmental milestones:
- Select TP 1 for Rental Income: With semiconductor companies, manufacturing giants, and large workforces entering the Activation Area, building rental housing or co-living blocks in TP 1 yields immediate cash flow.
- Select TP 2 for Commercial Appreciation: Retail outlets, commercial complex investments, and warehouses will capitalize on the heavy transit flows along the Ahmedabad-Dholera Expressway.
- Select TP 3 for Long-Term Capital Gains: Land prices in TP 3 are currently highly attractive. Purchasing land here early guarantees substantial valuation appreciation once the Dholera International Airport is fully operational.
- Compliance & Verification: Regardless of the TP scheme, always verify that your target plot is a reconstituted Final Plot (FP), holds a clear NA (Non-Agricultural) order, has a registered F-Form, and a valid DSIRDA NOC.
Frequently Asked Questions (FAQ)
Is TP 1 fully construction-ready?
Yes, the 22.5 square kilometer Activation Area of TP 1 has fully functioning smart municipal roads, active dual-water networks, underground power systems, and sewage grids, allowing for immediate building approvals.
Why are plot prices in TP 3 lower than TP 1 and TP 2?
TP 3 is in its early infrastructure development stages compared to the ready TP 1 and high-transit TP 2. The lower entry point offers long-term investors the highest percentage growth as the airport project nears completion.
Can non-Gujarati or NRI investors buy land in Dholera SIR?
Yes. Reconstituted Final Plots in TP 1, TP 2, and TP 3 have already been converted to Non-Agricultural (NA) status. Non-Gujarati residents and NRIs can legally purchase and register these plots directly under DSIRDA guidelines.
What is the role of the F-Form in Dholera SIR?
The F-Form is the official document issued by the town planning authority that outlines the final reconstituted plot size, coordinates, boundary changes, and public infrastructure deductions for each original land parcel.
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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