Legal Checklist Before Buying Land in Dholera

Legal Checklist Before Buying Land in Dholera

Dholera Special Investment Region (SIR) in Gujarat is being branded as India’s first planned smart city and one of the most promising destinations for future investment. This calm and quiet place, with efficient and world-class infrastructure, is located on the Delhi-Mumbai Industrial Corridor (DMIC), and has already received attention from all types of land and property buyers – even NRI investors and developers have taken notice.

Why Legal Due Diligence Is Important in Dholera

Purchasing land in a developing region such as Dholera can be profitable but comes with risks, particularly regarding land legality, zoning, and government clearances. And in Dholera, as the entire city is divided into several Town Planning (TP) zones and is developing quickly, it is important to know what is going on and ensure that you are legally compliant Legal Checklist Before Buying Land in Dholera.

Legal Checklist Before Buying Land in Dholera

If you are buying land, try to make sure below details so you can get a 100% right plot. So here are the following things you need to see before buying:

1. Verify Land Title and Ownership:

Confirm that the seller has a clear and marketable title to the property. The land should be free of any disputes, litigation, and encumbrances.

• Request for 7/12 extracts, mutation entries, and sale deeds.
• Check the seller’s name in the land records with the local revenue office.
• Think about hiring a property lawyer to do a title search going back 30 years.

2. Town Planning (TP) Zone Approval:

Dholera SIR is subdivided into various TP schemes (TP1 to TP6) with approved layout plans.

• Verify if the plot lies in the developed, approved TP Zone.
• The plots in TP1 and TP2 are further developed because of proximity to the Activation Area, Expressway and ABCD Building.

3. RERA Registration:

Make sure that the project you are buying or its layout is RERA-registered is under the Gujarat Real Estate Regulatory Authority (GUJRERA).

• The developer’s brochures or website should have some indication of the RERA registration number.
• You can check all the project details and status of compliance at https://gujrera.gujarat.gov.in. 

4. Check Land Use Classification:

Check what type of land use is under the Development Plan – residential, commercial, agricultural, or industrial.

• You cannot build residential/commercial on agricultural land unless it is changed first.
• Check what type of land use is by Dholera SIR Development Authority (DSIRDA) zoning regulations.
• Legal Checklist Before Buying Land in Dholera

5. Encumbrance Certificate (EC):

Acquire a 15–30-year Encumbrance Certificate from the sub-registrar’s office to ensure that the property is legal and there is no third-party claim on it. Try to approve that property with every legal document.

6. Non-Agricultural (NA) Land Conversion Certificate:

If you are purchasing land for any reason, make sure that the land has already been converted to Non-Agricultural (NA) rank.

• Without NA, constructions or development on agricultural land is not legally allowed.
• The process for converting to NA needs to be authorised by the Collector’s office.

7. Check for NOCS and Government Approvals:

If you are buying a plot from the developer, make sure that the plot has attained the following:

• Dholera SIRDA layout approval.
• Environmental clearance.
• Water supply & safety from fire.
• Airport Authority of India (AAI), if the airport is near Dholera SIR.
• Legal Checklist Before Buying Land in Dholera

8. Confirm Power of Attorney (POA) Validity:  

If that property seller is working as a mediator for another person make sure that the provided POA is valid and registered. For transaction of property a registered Power of Attorney is must needed.

9. Legal Verification of Builder or Developer:

If you’re buying property from a builder make sure to check the builder’s or developer’s previous property, RERA record and try to look after the customer’s review on that property.

• Try to buy property from legal or trusted builders or developers like SmartHomes Infrastructure, Aavkar Group, and Neo Dholera City, who offer RERA-filled designs.
• Don’t buy properties from illegal builders or developers because they can commit fraud.

10. Sale Deed and Stamp Duty:

Once all due assiduity is done, do the following:

• Outline a Sale agreement with all clean or clear terms of payment, legal obligations and possessions on the property.
• Do registration on the Sales-Deed at the sub-register’s office and pay mandatory stamp duty and registration charges.

Ideal Buyer Segments and Legal Priorities:

Buyer Type	Legal Priority	Suggested Project Type
First-time buyers	RERA registration, clean title	Budget plots like Satyam City
NRIs/HNIs	Power of Attorney, clear resale rules	Premium villas like Lakeview Villas
Businesses	NA status, land use zoning, GIDC compliance	GIDC Industrial plots
Mixed-use users	Layout approval, internal roads NOC	Neo Dholera City, Smart Dholera Township
Tech professionals	SEZ rules, long-term leasing legality	Dholera IT Park (Phase-1)

Bonus Tip: Understand TP Allocation Zones

Dholera’s every specific TP zone has its characteristics :

• TP1 & TP2: It is best for residential and mixed use, and is closest to the activation area.
• TP3-TP4: It is best for industrial, warehousing and other purposes.
• TP5: It is best for the upcoming IT park and tech areas.
• TP6: Best and has the potential for long-term development.

Conclusion

Purchasing land in Dholera SIR is a golden opportunity if you proceed with legal due diligence. With Dholera as a fast-emerging smart city and nodal infrastructure for the whole country, legally vetted listings will not only protect your investment and maximise appreciation but also add resale value Legal Checklist Before Buying Land in Dholera.

If you need assistance with RERA-registered plots or legally sanctioned projects in TP1 or TP2, 

📞 Call +917087808708 or visit bestpropertydealsgroup.com and find legally verified listings, or simply book a consultation.

FAQ:

1. Before buying land in Dholera SIR, what has to be checked?

~ Before buying land in Dholera SIR make sure to check RERA registration, confirming non-agricultural land status, land title, understanding the TP zone and ensuring proper land use permissions.

2. Why is checking non-agricultural land status important before buying a plot or land?

~ It assures buyers that the land is registered for agricultural and commercial use. So, it’s safe to buy that land.

3. What’s the meaning of the TP zone?

~ TP zone stands for Town planning zone, it approves the land for what use, like it is for commercial use, industrial use or for warehousing.

4. Why is it compulsory to buy RERA-registered land?

~ It ensures transparency, legal compliance, and buyer protection, so you can get legal property.

5. Is it allowed in Dholera for NRIS can buy property there?

~ Yes, they can buy non-agricultural property.