Dholera SIR is growing fast because of the new Airport and Tata Plant. But some dishonest agents are using this hype to cheat innocent people. They sell cheap farming land by calling it “Smart City Plot.” In this simple guide, Shivrajsinh Chudasama (Founder, Dholera Smart City Solutions) explains the 5 most common tricks used by agents and how you can check your papers online to stay safe.
The Truth About Real Estate Scams in Dholera SIR
Everyone wants to invest in Dholera today because prices are going up. But because of this rush (FOMO), many new investors are making big mistakes.
You might see a fancy brochure or a nice office, but that does not mean the land is legal. I was born in Dholera, and I see people crying after buying the wrong plot every day.
The problem is simple: Agents sell “Village Land” at “Smart City Prices.” If you want to buy a safe residential plot in Dholera, you must know the difference between a real deal and a trap. Here are the 5 tricks you must avoid.
1. The “Far Away” & “Restricted Zone” Trap
Agents show you the Dholera Airport or Tata Plant but sell you land that is 5 to 10 km away from the actual border. Or, they sell you cheap land that falls under CRZ (Coastal Regulation Zone) or Green Zone.
Investing “Just Outside” (0 km from border) is SAFE and profitable if it touches the Industrial Zone. BUT, the scam happens when
- The land is too far (5 km+ away) where development won’t reach for 20 years.
- The land is near the border but falls in CRZ or Green Zone (No-Construction Zone). You cannot build anything there legally.
Don’t trust verbal promises. Check two things
- Is the distance 0 km (touching SIR) or far away?
- Is it outside the CRZ/Green Zone? (Ask for the Zone Certificate).
2. RERA Applied” is NOT “RERA Approved
You ask for the RERA number, and the agent says, “Sir, we have applied for it, the number will come next month.
In Gujarat, selling or advertising a plot without a final RERA number is illegal. If the government rejects their application later, your booking money will get stuck
Always ask for the 8-digit GujRERA Registration Number. Check it yourself on the GujRERA website to see if the project is genuine
3. The Hidden Road Cut (TP Map)
The agent shows you a square plot on paper. It looks perfect
In Dholera, the government plans new roads through the Town Planning (TP) Scheme. It is possible that a 30-meter wide government road is passing right through your plot. You might lose 30-40% of your land later.
Don’t just look at the builder’s map. Ask for the “Super-Imposed Map” (Government Map on top of Plot Map) to see if any road is cutting your land.
4. Selling “Green Zone” as Residential
Sir, this land is very cheap! Just тВ╣2,500 per yard
It is cheap because it is likely in the Agriculture Zone (Green Zone). You cannot build a factory, hotel, or big house in the Green Zone. It is only meant for farming. Many people buy this thinking they can build a villa, but they can’t.
Only invest in Residential, Commercial, or Industrial Zones if you want high profit.
5. The “Raw File” or “Possession Letter” Scam
The builder gives you a letter on his company letterhead saying “You are the owner.”
A builder’s letter has no value in court. In Gujarat, you are only the owner if your name is on the Government Land Record (7/12 Utara).
After buying, always check the AnyROR Gujarat website. If your name is not there, you don’t own the land.
Conclusion
Investing in Dholera is a great decision for your family’s future, but only if the papers are clean. I am Shivrajsinh Chudasama, and I don’t want you to lose your hard-earned money. Are you planning to buy a plot from any agent or developer? Send me the Survey Number or the Village Name on WhatsApp.
