> Dholera SIR’s Town Planning Schemes (TP 1 to TP 6) segment the smart city into distinct functional zones. While TP 1 and TP 2 are the most build-ready schemes bordering the Activation Area and Expressway, TP 3 and TP 4 near the Dholera International Airport offer the highest long-term valuation appreciation.
Understanding the Town Planning (TP) Scheme Model
Unlike other regions in India where the government completely buys out land and displaces owners, Gujarat’s Town Planning (TP) Scheme is collaborative. The government pools the agricultural land in a specific zone, deducts a standard percentage (usually 40–50%) for public infrastructure (roads, parks, utility stations, schools), and returns the remaining portion to the owner as a reconstituted, fully developed Final Plot (FP).
This process was completed under the official F-Form Reconstitution Case F-Form/TP1-Activation/2025 published by the Gujarat Urban Development Department. Under this reconstitution, every owner received direct service road access and access to the smart city’s municipal utility ducts.
Scheme-by-Scheme Comparative Analysis
TP Scheme 1: The Activation Hub
- Status: 100% completed infrastructure (Narmada water, underground power, gas network, ICT ducts).
- Zoning: Mostly Residential and Public Amenities.
- Allowed FSI: 1.5 to 2.5.
- Best For: Short-term investors looking to build immediately (1–3 year horizon).
- Land Rates: ₹8,000 to ₹12,000 per square yard.
TP Scheme 2: The Expressway & High Access Corridor (HAC)
- Status: Bordering the Ahmedabad-Dholera Expressway; infrastructure completion is underway.
- Zoning: Commercial, High Access Corridor (HAC), and High-Density Residential.
- Allowed FSI: Up to 4.0 to 5.0 for properties facing the 70-meter wide arterial roads.
- Best For: Commercial hotels, retail complexes, corporate offices, and mid-term holdings (3–5 year horizon).
- Land Rates: ₹10,000 to ₹18,000 per square yard.
- Note: See our Mahadevpura-HAC listing (ID 2719) for a premium plot located inside this high-growth corridor.
TP Scheme 3 & 4: The Airport Zone
- Status: Located near the upcoming Dholera International Airport cargo runway in TP 3.
- Zoning: Tourism, Commercial, Airport Logistics, and NRI Residential.
- Allowed FSI: 2.0 to 3.0.
- Best For: Logistics parks, transit hotels, cargo sorting, and long-term capital appreciation (5+ years).
- Land Rates: ₹7,000 to ₹14,000 per square yard.
- Note: Check our Navagam-Airport listing (ID 2703) for land within this key logistics zone.
TP Scheme 5 & 6: The Industrial & Logistics Outer Ring
- Status: Logistical zones near the massive Tata Semiconductor Fab.
- Zoning: Industrial, Warehousing, and Logistical sorting yards.
- Allowed FSI: 1.0 to 1.8.
- Best For: Manufacturing setups, supply-chain warehousing, and raw capital land holdings (5+ years).
- Land Rates: ₹5,000 to ₹9,000 per square yard.
- Note: View our Sangasar-HAC listing (ID 2722) for a massive multipurpose NA ready plot in TP 5C.
Dholera SIR TP Schemes Comparison Matrix
For mobile readers, swipe left/right to view the full details:
| TP Scheme | Primary Focus | Development Status | Distance to Airport | Plot Price Range (per Sq Yd) |
|---|---|---|---|---|
| TP 1 | Residential Core | 100% Completed | 12 km | ₹8,000 – ₹12,000 |
| TP 2 (A&B) | Commercial HAC | Under Construction | 8 km | ₹10,000 – ₹18,000 |
| TP 3 | Airport Logistics | Planning Phase | 2 km | ₹7,000 – ₹14,000 |
| TP 4 | Outer Residential | Planning Phase | 6 km | ₹6,000 – ₹11,000 |
| TP 5 & 6 | Industrial & Fab | Base Development | 15 km | ₹5,000 – ₹9,000 |
Frequently Asked Questions (FAQ)
Why does Dholera SIR use a Town Planning (TP) Scheme instead of land acquisition?
Unlike traditional municipal developments in India where the government completely buys out land and displaces owners, Gujarat’s Town Planning (TP) Scheme is collaborative. The government pools the agricultural land in a specific zone, deducts a standard percentage (usually 40–50%) for public infrastructure (roads, parks, utility stations, schools), and returns the remaining portion to the owner as a reconstituted, fully developed Final Plot (FP).
Which TP Scheme in Dholera SIR offers the highest ROI?
For mid-term investors, TP 2 (A & B) offers the highest risk-adjusted ROI potential in the 3-to-5-year range due to its high-density commercial zoning and expressway access. For long-term investors, TP 3 & TP 4 near the Dholera International Airport offer explosive ROI potential once airport operations commence in 2026.
Can I build a house immediately on a plot in Dholera TP 1?
Yes. TP 1 is the core Activation Area of Dholera SIR where DSIRDA has completed all road and utility infrastructure. If you purchase an NA NOC Title Clear plot in TP 1, you can legally submit your building plan to DSIRDA for approval and begin construction immediately.
Disclaimer: This article is published by the editorial team at Dholera Acres for informational purposes only. It does not constitute formal financial, legal, or investment advice. While every effort has been made to verify the town planning regulations, FSI rules, and infrastructure timelines with official DSIRDA and DICDL publications, land investments are subject to market risks. Readers are strongly advised to perform independent legal due diligence and consult certified property advisors before making any transaction in Dholera SIR.
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