7oak Garden City

Dholera SIR is divided into multiple zones: Residential Zone for housing, Industrial Zone for manufacturing and warehouses, Commercial Zone for offices and retail, Special Economic Zones (SEZ) for export-oriented businesses, and Activation Areas for immediate development. Each zone has specific FSI (Floor Space Index) ratios, building regulations, and usage restrictions as per the master plan.

Verify seller identity through Aadhaar/PAN, check 7/12 land records at revenue office showing seller as current owner, physically visit the plot with survey numbers, verify NA order authenticity with Collector office stamp, and check for multiple claims or disputes through local enquiry. Always involve a property lawyer before payment, avoid deals with unregistered brokers offering “too good to be true” prices, and never pay full amount without registered sale deed.

Plot area is the total land size you own (measured in sq yards/sq meters), carpet area is the actual usable floor space inside your constructed house excluding walls and common areas, while super built-up area includes carpet area plus walls, balconies, and proportionate common area loading (typically 20-40%). In Dholera residential plots, common plot loading is usually 33%, meaning if you buy 100 sq yard plot, approximately 67 sq yards is your actual plot area.

Foreign nationals (except NRIs/PIOs) and foreign companies generally cannot purchase agricultural land in India, but can buy residential/commercial NA-converted property with RBI approval under Foreign Exchange Management Act (FEMA). Foreign companies can lease industrial land in Dholera’s Special Economic Zones for business operations, while NRIs/PIOs have same rights as resident Indians to purchase NA land without special permissions, making Dholera accessible for diaspora investors.

If government acquires your plot for roads, utilities, or public projects after your purchase, you’re entitled to compensation at market rates under Land Acquisition Act 2013, typically 2-4 times the circle rate. In master-planned areas like Dholera, such acquisitions are rare as infrastructure routes are pre-defined in approved layouts, but if it occurs, you receive payment plus rehabilitation assistance, though the process can take 2-5 years through legal procedures.