FSI, Gamtal, and Dholera Rules Explained for land Buyers

Buying land in Dholera Special Investment Region is one of the hottest investment opportunities in Gujarat. With its planned infrastructure, smart city features, and government backing under the Delhi Mumbai Industrial Corridor , Dholera is set to become a global industrial and residential hub.

However, before purchasing land here, every buyer should understand three important aspects: FSI, Gamtal, and Dholera development rules. These terms define what you can build, where you can build, and how your land will be regulated.

FSI, Gamtal, and Dholera Rules

What is FSI (Floor Space Index)?

FSI (Floor Space Index), also known as FAR (Floor Area Ratio), determines how much construction you can do on a piece of land.

Formula: FSI = Total Built-up Area ÷ Plot Area

Example: If you own a 1,000 sq. ft. plot and the permitted FSI is 1.2, you can build 1,200 sq. ft. of construction (across single or multiple floors).

Why FSI matters in Dholera?

• FSI values are different for residential, commercial, and industrial zones.
• Buyers must follow the Development Control Regulations (DCR) approved by DSIRDA (Dholera Special Investment Regional Development Authority).
• Higher FSI is usually permitted in city centres and high-access corridors, while lower FSI applies near eco-sensitive or Gamtal areas.

Tip for Buyers: Always verify the applicable FSI rules with DSIRDA before planning construction.

What is Gamtal?

Gamtal refers to the original village settlement area within Dholera. These are traditional habitations where local villagers have lived for generations.

Key points about Gamtal land in Dholera

• The Final Development Plan of DSIR protects 22 villages inside the region.
• Each Gamtal has a buffer zone to safeguard village culture, heritage, and rights.
  • Special rules apply:
    • Limited construction permissions.
    • Heritage conservation in places like old Dholera town (historic port settlement).
    • Financial and technical support for villagers upgrading their houses.
• Buyers must note that land in Gamtal or its buffer zone cannot be used for unrestricted development like in other DSIR areas.

Tip for Buyers: If you are considering land near a Gamtal, check whether it falls under restricted or heritage-sensitive zone.

Dholera Rules Every Land Buyer Must Know

The Dholera Special Investment Region is regulated by DSIRDA under the Gujarat SIR Act, 2009. Some key rules include:

• Zoning Regulations – Land is categorized into residential, commercial, industrial, knowledge/IT, tourism, agriculture, and green zones. You can only build as per the approved zone.
• Town Planning Schemes (TPS) – Land development follows TPS. This ensures farmers and landowners benefit from value appreciation while the city grows in a planned manner.
• Approval & Permissions – Any construction or land use change requires approval from DSIRDA. Unauthorized buildings may be demolished.
• Charges & Fees – DSIRDA collects development charges, user fees, and civic service charges for infrastructure.
• Environmental Rules – Development is restricted in CRZ (Coastal Regulation Zone) areas and eco-sensitive belts.
• Infrastructure Provision – Utilities like water, power, gas, ICT networks, and waste management are provided in a phased manner. Landowners must align their projects accordingly.

Tip for Buyers: Always check the latest Draft Development Plan & GDCR (General Development Control Regulations) before making an investment.

conclusion

Buying land in Dholera SIR can be highly rewarding, but understanding FSI, Gamtal, and Dholera Rules is essential.

• FSI decides how much you can build.
• Gamtal areas are protected, with limited development allowed.
• Dholera Rules under DSIRDA ensure planned, sustainable growth.

If you are planning to invest, consult with official DSIRDA documents or a certified real estate advisor to ensure your purchase aligns with the city’s master plan.