If you have been researching plots in Dholera SIR, there is a good chance you have already come across terms like TP1, TP2, Final Plot number, NA NOC, or DSIRDA approval. Most developers mention these terms. Very few actually take the time to explain what they mean.
At Nestoria Group, we believe that needs to change — because if you are putting serious money into land in India’s first planned smart city, the TP scheme your plot belongs to is not a technical footnote. It is the legal foundation your entire investment rests on.
This guide explains what a TP scheme in Dholera SIR is, how the process works, what each zone means for buyers, and the one question you must ask before you sign anything.
First — Why Does Dholera Need a TP Scheme at All?
Most land in and around Dholera SIR was originally agricultural. The plots were irregular in shape. Roads did not exist. There was no drainage, electricity infrastructure, or water supply built into the land.
When the government decided to develop this region into a world-class greenfield smart city, it could not simply build on top of farmland as it existed on old survey maps. The land needed to be reorganised, legally cleaned, and made ready for urban use — for roads, utilities, housing, and industry to all function together.
This is exactly what a Town Planning (TP) Scheme is designed to solve.
A TP scheme is a land pooling and readjustment mechanism under Gujarat’s Town Planning and Urban Development Act, 1976. The planning authority — in Dholera’s case, DSIRDA (the Dholera Special Investment Region Development Authority) — pools together all the privately-held agricultural land in a designated zone. It then deducts a portion for public infrastructure like roads, parks, schools, and utility corridors. The remaining land is returned to the original owners in the form of structured, properly shaped, legally registered plots — called Final Plots (FP).
The Final Plot you receive after reconstitution is smaller than your original agricultural holding, but it is formally structured, road-facing, legally titled, and infrastructure-backed. That transformation is exactly what makes land in a sanctioned TP scheme investable — and land outside one a much riskier proposition.
👉 To understand how Dholera’s broader development plan is shaping investment confidence, read our blog: Dholera SIR Future Development Plans: What Nestoria Group Wants Every Investor to Know
How Dholera SIR Is Divided — TP1 to TP6
Dholera SIR spans approximately 920 sq km. DSIRDA has divided this entire region into six Town Planning Schemes — TP1 through TP6 — each covering a specific geographic area and serving a specific development purpose.
Each TP scheme has its own:
- Zoning (residential, commercial, industrial, green)
- Infrastructure development phase and current status
- Legal standing — whether it is sanctioned, in draft, or pending
Here is a factual, zone-by-zone breakdown based on official planning information:
- TP1 — Covers the early residential and knowledge corridor. Villages including Kadipur, Bhadiyad, Aambli, and Gogla fall within TP1. Sub-schemes TP1A1 and TP1A2 are among the first zones where DSIRDA has initiated building plan approvals. TP1 supports residential, knowledge and IT, green, and recreational uses.
- TP2 — The Activation Area — This is Dholera’s most developed zone today. The 22.5 sq km Activation Area sits within TP2, where DSIRDA has completed trunk infrastructure including wide roads, Narmada water supply, underground power distribution, gas network, and ICT ducts. The Tata Electronics semiconductor facility is located within this zone. TP2 is the benchmark for what infrastructure-complete land in Dholera looks like.
- TP3 — Oriented toward the upcoming Dholera International Airport corridor. Zoning here includes tourism, commercial, airport logistics, and residential uses. Its development pace is connected to airport construction progress.
- TP4 — A mixed-use zone. TP4A falls within the Activation Area and supports industrial activity. TP4B1 borders the expressway and is part of the Dholera Expressway Scheme development phase.
- TP5 — Allocated for heavy industry and warehousing, with zones near the Hebatpur industrial corridor. An earlier-stage investment zone suited to longer timelines.
- TP6 — Designated for green and renewable energy, including solar and wind infrastructure. The longest development horizon within Dholera’s master plan.
👉 To understand what large-scale industrial investment means for each of these zones, read: What It Means When Big Companies Start Investing in Dholera SIR
What “Sanctioned” Actually Means — And Why It Matters
This is where most buyers are left uninformed — and where the real risk hides.
A TP scheme goes through several legal stages before it is finalised. It begins as a conceptual draft, goes through surveys and owner consultations, is published for objections, and eventually reaches a sanctioned and notified status through DSIRDA and the Gujarat Urban Development Department.
A plot inside a fully sanctioned and reconstituted TP scheme has a confirmed Final Plot number. Its boundaries are fixed. Its road access is legally guaranteed. You can register it, sell it, and — in zones where construction permissions are active — submit building plans to DSIRDA for approval.
A plot that a developer describes as “within Dholera SIR” or “inside the smart city zone,” but which sits in a TP scheme that is still in draft or pending sanction, is a different situation entirely. Until sanction is complete, plot boundaries can change during reconstitution. Road alignments may shift. The layout shown in the brochure may not match the final government plan.
This is not a reason to panic — TP schemes do get finalised over time as the city develops. But it is a reason to know exactly which stage your plot’s TP scheme is in before you pay anything.
👉 Thinking about how Dholera compares to other real estate markets? Read: Residential Plots in Dholera SIR vs Other Emerging Markets — Nestoria Group Analysis
NA NOC and DSIRDA Approval — The Two Documents That Protect Your Money
Once you understand TP schemes, two document terms become very important: NA order and DSIRDA NOC.
- NA (Non-Agricultural) Order — This is the government’s formal permission converting agricultural land to non-agricultural urban use. Without an NA order, land technically remains agricultural — and building on it or registering it as a residential or commercial asset carries legal complications.
- DSIRDA NOC — This is the Dholera SIR authority’s formal no-objection certificate for the plot, confirming it falls within an approved layout, meets planning requirements, and is cleared for sale and registration.
Together, the NA order and DSIRDA NOC — combined with a Final Plot number within a sanctioned TP scheme — are the three pillars of a legally clean plot purchase in Dholera SIR. A plot that can produce all three in writing is an asset. One that cannot is a risk, regardless of how attractive the price point looks.
The One Question Every Buyer Must Ask
Before paying a token amount, before signing any agreement, ask the developer or sales representative this directly:
“Does this plot have a Final Plot number issued within a sanctioned TP scheme, and can I see the NA order and DSIRDA NOC in writing?”
A developer who has done the work properly will answer this immediately and show you the documents. They are specific, they exist, and any legitimate project in Dholera SIR can produce them.
If the answer involves phrases like:
- “Approvals are expected soon”
- “The scheme is under finalisation”
- “Once the TP comes through, you will receive your number”
those are signals to slow down and get independent legal advice before proceeding. We say this not to alarm you, but because this is the most common confusion we see among first-time buyers at Nestoria Group.
- 👉 Also read: Why Smart Investors Are Looking Beyond Metro Cities Towards Dholera — because understanding what makes Dholera different starts with understanding how it is built.
Why the Expressway Makes TP Zone Selection Even More Important
The Ahmedabad–Dholera Expressway is now operational, cutting travel time from Ahmedabad to under 45 minutes. This connectivity has directly impacted how quickly land values move in TP zones that are close to expressway access points.
TP2 and parts of TP1 — which are closest to both the expressway and the Activation Area — have experienced the most visible interest from investors and end users. TP3, sitting in the airport corridor, is beginning to attract attention as airport construction progresses.
This means that TP zone selection is not just a legal question. It is also a location and timing question. A plot in the right TP zone, with the right documentation, and near the right infrastructure access point, is a fundamentally different investment from a plot that only has one or two of those factors aligned.
👉 Read more on this: Why the Ahmedabad–Dholera Expressway Has Investors Paying Attention
How Nestoria Group Handles This for Every Buyer
At Nestoria Group, we have been working exclusively in Dholera SIR for over 15 years. In that time, we have seen how confusing the TP scheme landscape can be for first-time buyers — and how much that confusion costs people when they make decisions without the right information.
Every project we present — across our residential developments including Nature Prime, Orchid Villa Paradise, Nestoria Homes, Skyrise River View, and Orchid River View — goes through a documentation check before it reaches you. We confirm the TP scheme status, verify the NA order and DSIRDA NOC, and explain in plain language what zone your plot is in and what that means for your investment.
We do not hand you a brochure and ask you to figure out the rest. Our team walks you through the documents, helps you understand the development timeline for your zone, and arranges a site visit so you can see exactly what you are buying — on the ground, not just on a PDF.
For NRI investors who cannot travel to Gujarat, our NRI Investment Desk coordinates the documentation review and site walkthrough remotely — so geography is never a gap in your due diligence.
👉 Still wondering why Dholera investors are feeling confident right now? Read: Why Dholera SIR Investors Are Smiling — And What It Means for You in 2026
Summary — What to Remember Before You Buy
- TP scheme = government’s legal mechanism to convert agricultural land into planned, infrastructure-ready urban plots.
- TP1 to TP6 = Dholera’s six development zones, each at a different stage, with different zoning and infrastructure status.
- Final Plot number = the reconstituted plot number issued by DSIRDA after sanctioning. This is what makes a plot legally real.
- NA order + DSIRDA NOC = the two documents that confirm your plot is legally cleared for purchase and registration.
- The safest investment = a plot with all three — Final Plot number, NA order, DSIRDA NOC — inside a sanctioned TP scheme, in a zone whose infrastructure timeline matches your investment horizon.
Everything else about Dholera — the expressway, the airport, the semiconductor ecosystem, the government backing — builds value on top of that legal foundation. Not in place of it.
Ready to Find the Right Plot — In the Right Zone?
If you want to know exactly which TP scheme a Nestoria Group project belongs to, what its current documentation status is, and whether it aligns with your investment timeline and budget — we are here for that conversation. No pressure. No jargon. Just clear, verified information so you can make a confident decision. Contact nestoria group.