Are you planning to invest in Dholera SIR? It is one of the biggest opportunities in India right now. But let’s be honest—it is also a place where many new investors get confused.
You might have heard stories of people buying land that turned out to be agricultural (Green Zone) instead of residential. Or worse, projects that never got developed.
The difference between a “Goldmine Investment” and a “Stuck Investment” is just one thing: Paperwork.
In this guide, I will share the exact checklist I use at Dholera Smart City Solutions to protect my clients. We will look at how to verify RERA registration,
Why Verification Matters More in Dholera
Dholera is a massive region (920 sq km). Not all of it is for housing or factories.
- Some parts are Residential Zones (High returns).
- Some are Agricultural/Green Zones (Low development).
- Some are CRZ (Coastal Regulation Zones) (No construction allowed).
If you buy the wrong zone, you might wait 20 years to build anything. That is why checking the Legal Status is not optional—it is necessary.
Step 1: The RERA Check (The Golden Rule)
The Real Estate Regulatory Authority (RERA) is your biggest safety shield. If a project claims to be a “Residential Scheme” or “Plotted Development,” it MUST have a RERA Registration Number.
How to verify a RERA number in Gujarat
- Ask the Agent: Don’t just look at the brochure. Ask the agent, “What is the RERA number?”
- Go to the Official Website: Visit gujrera.gujarat.gov.in.
- Search Projects: Click on “Registration” -> “Agent/Project Search.”
- Match the Details: Enter the project name. Check if the Promoter Name and Land Details match what the agent told you.
If a developer says, “RERA is in process” or “We will get it later,” do not buy. Invest only in RERA-approved projects.
Step 2: Checking the 7/12 Extract (Satbara Utara)
In Gujarat, the most important document for land ownership is the 7/12 Extract (also called Satbara Utara). It is like the “Identity Card” of the land.
What does the 7/12 document tell you?
- Who owns the land? (Is it actually the builder’s name?)
- Type of Land: Is it “Old Tenure” (restricted) or “New Tenure”?
- Boja (Encumbrance): Is there a bank loan or a court case on this land?
How to check it
You can view land records online on the AnyROR Gujarat website. You will need the:
- Village Name.
- Survey Number or Block Number.
At Dholera Smart City Solutions, we never process a deal without pulling the latest 7/12 extract to ensure the title is 100% clear.
Step 3: Verify the “NA” Status (Non-Agricultural)
You cannot build a house on farm land. For a residential plot, the land must be converted from Agricultural to Non-Agricultural (NA) use.
Many agents sell “Raw Land” promising it will become NA later. This is risky.
- Safe Bet: Buy land that already has NA layout permission.
- The Document to Ask For: Ask for the “Raja Chithhi” (Construction Permission Letter) from the Dholera SIR Development Authority (DSIRDA).
Step 4: Location & Zoning Check (The Map Test)
This is where expert advice is crucial. A plot might be legally clear but geographically bad.
- Inside TP vs. Outside TP: Dholera is divided into “Town Planning” (TP) schemes. Plots inside a TP scheme will get roads, water, and sewage lines faster. Plots outside might stay undeveloped for years.
- Flood Zone Check: Ensure the land is not in a low-lying area prone to waterlogging.
Since many of my clients are NRIs or from other states, I use Superimposed Maps. I overlay the government Development Plan (DP) on Google Maps to show exactly where the plot is located relative to the Expressway and Airport.
Conclusion
Buying land in Dholera is a brilliant financial decision if you buy the right land.
You don’t just need a property broker; you need a consultant who understands the legal laws, the TP schemes, and the ground reality.
My name is Shivrajsinh Chudasama, and I founded Dholera Smart City Solutions to bring transparency to this market. We specialize in helping investors—especially NRIs—find Title-Clear, RERA-approved, and High-Growth plots.
