In Dholera SIR, a “Residential Land Parcel” is a large-scale, contiguous tract of land (typically 2 to 50+ acres) designated for organized development like townships or large housing layouts. Unlike individual plots, these parcels are governed by the Dholera Special Investment Region Development Authority (DSIRDA) and specific Town Planning (TP) Schemes.
What is a Residential Land Parcels in Dholera?
A Residential Land Parcels in Dholera is a developer-scale asset specifically earmarked in the Master Plan for high-density living. Unlike small retail plots meant for individual houses, these parcels are large contiguous land holdings intended for institutional investors, developers, and corporate entities.
The 4 Pillars of Legal Safety
For high-ticket investments, you must verify the land using official government records rather than developer brochures.
1. The Role of DSIRDA
While AUDA governs the Ahmedabad periphery, Dholera SIR is strictly governed by DSIRDA. Within the SIR limits, your zoning, building permissions, and land-use certificates come from DSIRDA.
- Zoning Certificate: This is the “Birth Certificate” of your land parcel. It proves the land is officially in a Residential Zone and not an Industrial or Green belt.
2. OP vs. FP (Original Plot vs. Final Plot)
Investors must understand the Town Planning (TP) Scheme process:
- Original Plot (OP): The land as it was before the TP scheme was implemented.
- Final Plot (FP): The actual land you own after the government has deducted land for roads and public amenities (typically a 30-50% deduction). Always invest based on the Final Plot (FP) number.
3. Revenue Records: 7/12 and 8A
To ensure the land title is 100% clear, you must verify the Gam Namuna (Village Forms)
- 7/12 Extract: Shows current owners, survey numbers, and any liabilities (Boja) on the land.
- 8A Extract: Shows the total land holding of the owner in that specific village.
- NA Order: For residential development, the land must have an official Non-Agricultural (NA) Order passed by the Collector/DSIRDA.
4. Road Infrastructure
The value of a residential parcel is directly proportional to the width of its access road.
- 18 Meter & 24 Meter Roads: Standard residential access roads.
- 55 Meter Arterial Roads: Main connectivity roads that drive the highest commercial and residential value.
Top Investment Locations
If you are looking for a Residential Land Parcel, these are the three most successful villages. They are located in the Phase 1 “Activation Area”, where the roads and lights are already working.
1. Kadipur
Kadipur is like the “Downtown” of Dholera.
- Why it’s special: It is the home of the ABCD Building (the main government office).
- The Benefit: Because the government is here, this area has the best 55 meter wide roads.
- Best for: Investors who want the highest-value luxury townships.
2. Bhadiyad
Bhadiyad is where the future residents will live because it is right next to the massive factories and industrial zones.
- Why it’s special: It connects people to their workplaces.
- The Benefit: High demand for future rentals and employee housing.
- Best for: Investors looking for steady, long-term rental income.
3. Gorasu
Gorasu is perfect for peaceful, high-tech living. It is right next to the Knowledge and IT Zone.
- Why it’s special: It has great access to the big arterial roads (55 meters).
- The Benefit: It’s a clean, green, and quiet area for premium villas.
- Best for: Investors who want to build high-end residential communities.
Quick Legal Check
Before you buy, we check these 3 things for you to make sure your money is $100\%$ safe:
- Zoning: Is it actually for residential use? (We check the DSIRDA Certificate).
- Title: Does the seller really own it? (We check the 7/12 Record).
- NA Status: Is it legal to build houses there? (We check the NA Order).
With the December 2025 completion of the International Airport, residential land near the Industrial Zone is seeing a rapid value shift. Access our proprietary list of NA-Ready Land Parcels currently available at current Jantri rates.