Dholera Smart City (Dholera SIR) is India’s first planned greenfield smart industrial city and one of the most talked-about real estate and infrastructure projects in Gujarat. With massive government backing, world-class infrastructure, and long-term growth potential, Dholera has become a hotspot for first-time investors looking to enter smart city real estate.
If you’re planning to invest but don’t know where to start, this step-by-step guide will help you understand the entire plot booking process in Dholera Smart City.
🏙️ Step 1: Understand Dholera SIR Before Investing
Before booking any plot, it’s important to know what Dholera SIR is:
- Part of the Delhi–Mumbai Industrial Corridor (DMIC)
- Spread over 920+ sq. km
- Planned zones: residential, commercial, industrial & logistics
- Upcoming Dholera International Airport
- Ahmedabad–Dholera Expressway connectivity
- Smart infrastructure: underground utilities, wide roads, digital governance
This is a long-term investment destination, not a short-term flipping market.
📍 Step 2: Choose the Right Location (TP Zone Matters)
Dholera is divided into Town Planning (TP) schemes like TP1, TP2, TP3, etc.
For first-time investors, focus on:
- TP1 & TP2 (Activation Area) – most developed
- Areas near:
- Expressway junction
- Proposed metro corridor
- Industrial zone
- Airport influence zone
Avoid:
- Agricultural land
- Non-NA plots
- Unauthorized layouts
🧾 Step 3: Verify Land Legal Status
Always confirm:
✅ Title is clear
✅ Plot is Non-Agricultural (NA)
✅ Land is inside notified Dholera SIR TP scheme
✅ No litigation or dispute
✅ Approved layout plan
Ask for:
- 7/12 extract
- NA order
- Title chain
- TP map reference
Never invest based only on brochure or verbal promises.
💰 Step 4: Decide Your Budget & Plot Size
Common plot sizes:
- 100–150 sq. yards (budget friendly)
- 150–300 sq. yards (mid range)
- 500+ sq. yards (premium)
Budget should include:
- Plot cost
- Stamp duty & registration
- Development charges
- Legal verification cost
Tip: Invest only what you can hold for 5–10 years comfortably.
🏗️ Step 5: Select a Trusted Developer or Seller
Choose:
✔ Developer with multiple completed projects
✔ Transparent documentation
✔ Physical site visit option
✔ Government-notified TP area projects
Avoid:
✘ Unrealistic return promises
✘ No site access
✘ Cash-only deals
✘ No registry option
✍️ Step 6: Site Visit & Plot Selection
During visit:
- Check road access
- Drainage & level of land
- Nearby infrastructure
- Distance from expressway / airport
- Exact plot number & boundaries
Take:
📸 Photos
📍 GPS location
🗺️ TP map reference
📝 Step 7: Agreement & Token Booking
Once satisfied:
- Pay token amount
- Sign agreement to sell
- Lock plot number & size
- Fix registry date
Ensure agreement mentions:
- Plot number
- Area
- Total price
- Possession terms
- Development timeline
🏛️ Step 8: Registry & Legal Transfer
Final step is:
- Sub-registrar office registration
- Payment of:
- Stamp duty
- Registration charges
- Get:
- Registered sale deed
- Mutation entry
This legally makes you the plot owner.
📈 Step 9: Post-Booking Strategy
After booking:
- Hold for 5–10 years
- Track:
- Airport progress
- Expressway completion
- Industrial projects
- Avoid panic selling
- Consider resale when:
- Infrastructure is operational
- Demand increases
⚠️ Common Mistakes First-Time Investors Should Avoid
❌ Buying agricultural land
❌ Investing outside TP zone
❌ Trusting fake “government approved” claims
❌ Expecting immediate returns
❌ Skipping legal verification
💡 Why Dholera Is Good for First-Time Investors
✔ Low entry price compared to metros
✔ Government-backed smart city
✔ Future airport & expressway
✔ High long-term appreciation potential
✔ Strong industrial ecosystem
📌 Conclusion
Dholera Smart City plot booking can be a powerful long-term investment if done correctly. For first-time investors, the key is location selection, legal verification, and patience. Instead of rushing for cheap plots, focus on TP-notified areas and trusted developers. With the right approach, Dholera can become a valuable asset in your investment portfolio.
