Land Buying Process in Dholera: Legalities, Rates & Developer Insights

Introduction

With India’s push for industrialization and smart urban infrastructure, Dholera Smart City in Gujarat has emerged as a magnet for forward-thinking investors and developers. Known as the country’s first greenfield smart city under the Delhi-Mumbai Industrial Corridor (DMIC), Dholera is a symbol of future-ready infrastructure and strategic growth.

As of 2025, the region has seen massive interest from industrialists, NRIs, infrastructure companies, and startup founders looking to establish a base early in a globally benchmarked city.

But buying land in Dholera is not as simple as anywhere else — it comes with specific zones, regulations, approvals, and strategic decisions. This comprehensive guide covers everything about the land buying process in Dholera Smart City, including:

• Types of land available

• Legal processes and documentation

• Rates and pricing trends

• Tips to avoid scams

• Developer and investment insights

Understanding Dholera Smart City & DSIR

Before diving into the buying process, it’s crucial to understand the structure of Dholera.

Dholera Special Investment Region (DSIR)

Dholera is governed by the Dholera Special Investment Region Development Authority (DSIRDA), which has demarcated the region into different planning zones, development phases, and usage categories.

• Total area: ~920 sq. km

• Developed by: Dholera Industrial City Development Ltd. (DICDL) — a joint venture between the central and state government

• Development phases: Phase 1 is the Activation Area (22.5 sq. km) with plug-and-play infrastructure.

Buying land in Dholera means dealing with DSIR-planned zones, not the general town-planning schemes of rural Gujarat. This makes due diligence and understanding zoning regulations extremely important.

Types of Land Available for Purchase in Dholera

1. Government-Allocated Industrial Plots

• Allocated directly by DICDL or GIDC (Gujarat Industrial Development Corporation).

• Mainly for companies planning to set up manufacturing, logistics, or infrastructure units.

• Comes with long-term lease agreements (typically 99 years).

• Includes plug-and-play utilities (power, water, ICT).

Eligibility: Must be a registered business with a clear investment and project plan.

2. Privately Held Land Parcels

• Owned by individuals or developers who purchased earlier under open market deals.

• Includes agricultural, residential, and commercial plots.

• These lands are often located outside Activation Area, but within DSIR.

Note: Buying private land requires careful scrutiny to avoid illegal or unauthorized purchases.

3. Agricultural Land

• Can only be bought by an agriculturist (as per Gujarat Land Revenue Code).

• Non-agriculturists need government conversion approval before buying or using for development.

• Prices are cheaper but come with legal restrictions.

4. Commercial and Residential Plots (Town Planning Zones)

• Found in Town Planning Schemes 1–6 released by DSIRDA.

• Meant for housing, retail, and institutional development.

• Ideal for builders, real estate investors, and service companies.

Land Zoning Categories in Dholera

DSIR has divided land use under the following zones:

Always check land use category before proceeding with any deal. Changing the zoning is a long legal process.

Land Buying Process in Dholera (Step-by-Step)

Step 1: Decide the Zone and Purpose

Define:

• Are you buying for industrial use, investment, commercial development, or housing?

• Which TP (Town Planning) scheme does your plot fall under?

• Is it within Activation Area, or Phase 2/3?

Step 2: Shortlist Land Parcels

• Use government portals like https://dholera.gujarat.gov.in to see planned areas.

• Consult with registered real estate agents or DICDL-appointed consultants.

• Avoid speculative and unapproved land.

Step 3: Conduct Due Diligence

Verify:

• 7/12 land extract or Record of Rights (ROR)

• Title certificate from a lawyer

• Whether it falls under DSIR-approved TP zone

• No encroachments or land litigation

For agricultural land:

• Check land ownership status

• Confirm with Revenue Department records

• Confirm eligibility to convert land use under Gujarat Land Revenue Code Section 65

Step 4: Apply for NA (Non-Agricultural) Conversion

If buying agricultural land for development:

• File an application under Section 65 with the Collector’s office

• Wait for NA permission from District Collector and DICDL

• Pay applicable fees (typically ₹10–50/sq.m)

Step 5: Execute the Sale Deed

• Draft a Sale Agreement with clear terms

• Pay applicable stamp duty (4.9%) and registration fees (1%)

• Register the deed at the Sub-Registrar Office of Dholera/Bhavnagar

Step 6: Get Land Mutation and Entry

• File mutation request to Talati-cum-Mantri

• Update your name in Village Form 6 and Form 7/12

• This legally records your ownership

Step 7: Get Building or Industry Plan Approval

If developing:

• Submit development plans to DSIRDA’s Development Control Regulations (DCR) team

• Get Building Use (BU) permission and Commencement Certificate

• Start construction only after legal approvals

Land Rates in Dholera (2025 Update)

Dholera land rates vary depending on zone, proximity to activation area, and plot status.

Note: Rates are subject to location, road connectivity, and legal clearance.

Trusted Developers and Planners in Dholera

Many builders and developers are actively constructing residential and industrial parks in Dholera. Some names with government approvals and projects under construction:

🔹 SmartHomes Infrastructure Pvt. Ltd.

• One of the earliest entrants in Dholera

• Offers residential and commercial plots with NA/TP approval

• Focus on TP2 and TP4

🔹 Avirahi Group

• Residential townships in Dholera SIR

• Offers EMI-based plot purchase plans

• Focused on residential buyers and NRI investors

🔹 Tata Group (Electronics SEZ)

• Setting up semiconductor fab

• May create housing demand for future employees

🔹 GIDC & DICDL

• Official entities selling plug-and-play industrial plots

• Meant for large industries and manufacturing units

Tip: Always cross-check a developer’s RERA registration number, TP scheme alignment, and legal paperwork before signing any agreement.

Common Pitfalls and Scams to Avoid

As Dholera gains popularity, many unauthorized sellers and middlemen are exploiting investor FOMO. Stay alert.

🚫 Red Flags:

• “Buy Now, Double in 6 Months” type offers

• Agricultural plots sold as commercial without NA conversion

• Projects outside DSIR sold as Dholera-approved

• Sellers without title documents

✅ How to Stay Safe:

• Work only with RERA-registered developers

• Cross-check DSIR plan maps and TP approvals

• Hire an independent legal consultant, not just the broker’s lawyer

• Avoid cash transactions or advance payments without documentation

Why Invest in Land in Dholera Today (2025)?

1. Early Entry in a Global-Scale City
   Dholera is still in early-stage growth. Land prices are expected to multiply over the next 10 years as infrastructure completes.

2. Industrial Growth = Job + Housing Demand
   Semiconductor fabs, EV plants, and renewable energy parks will create long-term demand for housing, hotels, and schools.

3. Govt-Backed, Legally Structured
   Unlike speculative real estate areas, Dholera is governed directly by government authorities and follows clean TP regulations.

4. Smart City Living Standards
   100% underground utilities, AI-powered infrastructure, and eco-friendly planning make Dholera a futuristic place to live and work.

5. NRI and Global Investor Friendly
   Transparent policies, digital registration, and English-speaking consultants make it easier for overseas buyers to invest.

Top Tips for Buyers (Checklist)

✅ Decide why you are buying: ROI, industrial setup, or personal use
✅ Shortlist zones that match your need (residential, commercial, or industrial)
✅ Insist on TP-approved land or government-issued allotment
✅ Get legal verification of ownership and title
✅ Budget for NA conversion, stamp duty, and legal fees
✅ Choose developers who are already building or have delivered
✅ Consider resale value and development timelines
✅ Keep a 10–15-year horizon for investment

FAQs – Land Buying in Dholera

Q1. Can NRIs buy land in Dholera Smart City?

Yes, NRIs can buy non-agricultural land such as residential, commercial, or industrial plots under FEMA regulations. Agricultural land is restricted unless inherited.

Q2. How much minimum investment is needed?

A typical 100 sq. meter residential plot in TP zone will cost around ₹1.2–2 lakhs. Industrial plots cost more depending on area and location.

Q3. Is Dholera a good place for real estate investment?

Yes. Dholera is backed by strong infrastructure, government policy, and future job growth. Returns may be slow initially but can be exponential long-term.

Q4. Can I build my home on a plot I buy in Dholera?

Yes, if the land is NA converted and falls under residential zone of a TP scheme. You’ll need to get a building permit from DSIRDA.

Q5. Is it better to buy government plots or private land?

Government plots (through GIDC or DICDL) come with full approval and clarity but are typically for industries. Private land is good for residential/commercial but needs more legal scrutiny.

Conclusion

Dholera is not just a land deal — it’s an opportunity to be part of India’s first global-scale smart city, carefully planned, legally secure, and economically strategic.

Whether you’re an NRI investor, a startup founder, a manufacturer, or a real estate enthusiast, buying land in Dholera today gives you early access to tomorrow’s mega city. But success in Dholera depends not on speed, but on smart choices, legal diligence, and long-term vision.

💡 Do your research, verify everything, and then invest confidently in Dholera — India’s city of the future.