{"id":131,"date":"2026-07-06T12:53:54","date_gmt":"2026-07-06T07:23:54","guid":{"rendered":"https:\/\/nestoriagroup.com\/blog\/?p=131"},"modified":"2026-07-06T13:03:53","modified_gmt":"2026-07-06T07:33:53","slug":"what-is-a-tp-scheme-in-dholera-sir-and-why-does-it-matter-before-you-buy","status":"publish","type":"post","link":"https:\/\/nestoriagroup.com\/blog\/what-is-a-tp-scheme-in-dholera-sir-and-why-does-it-matter-before-you-buy\/","title":{"rendered":"What Is a TP Scheme in Dholera SIR \u2014 and Why Does It Matter Before You Buy?"},"content":{"rendered":"\n

If you have been researching plots in Dholera SIR<\/strong>, there is a good chance you have already come across terms like TP1<\/strong>, TP2<\/strong>, Final Plot number<\/strong>, NA NOC<\/strong>, or DSIRDA approval<\/strong>. Most developers mention these terms. Very few actually take the time to explain what they mean.<\/p>\n\n\n\n

At Nestoria Group<\/strong>, we believe that needs to change \u2014 because if you are putting serious money into land in India’s first planned smart city, the TP scheme your plot belongs to<\/strong> is not a technical footnote. It is the legal foundation your entire investment rests on.<\/p>\n\n\n\n

This guide explains what a TP scheme in Dholera SIR<\/a><\/strong> is, how the process works, what each zone means for buyers, and the one question you must ask before you sign anything.<\/p>\n\n\n\n

First \u2014 Why Does Dholera Need a TP Scheme at All?<\/strong><\/h3>\n\n\n\n

Most land in and around Dholera SIR<\/strong> 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.<\/p>\n\n\n\n

When the government decided to develop this region into a world-class greenfield smart city<\/strong>, 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 \u2014 for roads, utilities, housing, and industry to all function together.<\/p>\n\n\n\n

This is exactly what a Town Planning (TP) Scheme<\/strong> is designed to solve.<\/p>\n\n\n\n

A TP scheme is a land pooling and readjustment mechanism<\/strong> under Gujarat’s Town Planning and Urban Development Act, 1976. The planning authority \u2014 in Dholera’s case, DSIRDA (the Dholera Special Investment Region Development Authority)<\/strong> \u2014 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 \u2014 called Final Plots (FP)<\/strong>.<\/p>\n\n\n\n

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<\/strong> investable \u2014 and land outside one a much riskier proposition.<\/p>\n\n\n\n

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\ud83d\udc49 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<\/strong>
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How Dholera SIR Is Divided \u2014 TP1 to TP6<\/strong><\/h3>\n\n\n\n

Dholera SIR<\/strong> spans approximately 920 sq km. DSIRDA has divided this entire region into six Town Planning Schemes \u2014 TP1 through TP6<\/strong> \u2014 each covering a specific geographic area and serving a specific development purpose.<\/p>\n\n\n\n

Each TP scheme has its own:<\/p>\n\n\n\n