Dholera TP Schemes Explained: TP 1 to TP 6, Sub-Schemes and FP Numbers

Almost every Dholera plot advertisement mentions a TP scheme, yet few explain what it means. A town planning (TP) scheme decides where roads, public land and your final plot sit. It also tells you how far along an area is. This guide explains Dholera's schemes in simple terms, and what to ask before you trust a "TP 2" label.

What is a TP scheme?

A town planning scheme is how Gujarat turns scattered farm land into planned urban land, under the Gujarat Town Planning and Urban Development Act, 1976. Original land holdings are pooled and re-drawn. Some land goes to roads, parks and public uses, and each owner gets back a reshaped plot with a new number: the final plot (FP) number. So the survey number you see in old land records and the FP number on the scheme map can describe the same land in different ways.

Ahmedabad's plotted market works the same way. See our page on plot layouts in Ahmedabad for how TP schemes work with AUDA.

How Dholera's schemes are organised

The official Dholera site describes the following:

Notice the gap between 920 sq km and 422 sq km. Being inside the SIR boundary does not mean being inside a TP scheme, so ask about both.

Why the sub-scheme matters

A scheme as large as "TP 2" is too broad to tell you much. The sub-scheme narrows it down, and development happens in stages rather than across a whole scheme at once. The clearest example is the Activation Area, which sits within TP 2A and TP 4A rather than across all of TP 2 and TP 4. A plot in "TP 2" may therefore be close to finished roads, or may not. Ask for the exact sub-scheme, then look at where it is on the map.

Draft and preliminary schemes

TP schemes pass through stages, and the Dholera site lists draft and preliminary schemes separately. The stage matters because later stages fix the details of final plots more firmly. If a seller quotes an FP number, ask which published scheme document it comes from and check it there. If the scheme has changed since the seller's papers were prepared, the numbers may not match.

How much land is deducted?

Some land is always taken for public uses, so the final plot is smaller than the original holding. Dholera seller websites often quote a deduction of 40% to 50%. We did not find this in an official document, so treat it only as a rough claim. What matters is simple: if a seller is selling you a plot based on the original land area, ask how much remains after the scheme is applied, and get the final plot's area and location in writing.

Zones are a separate question

A TP scheme tells you where a plot is. The Development Plan tells you what it can be used for. Comparison charts on broker websites label whole schemes as residential or industrial, and give building limits for each. Use those only as a starting point, because a single scheme can contain several zones. Check your plot's actual zone against the official plan, and confirm that it allows what you want to build.

How to check a plot in 5 steps

1. Get the identifiers in writing: village, survey or block number, TP scheme, sub-scheme and FP number.
2. Open the official scheme map: find the scheme documents on the Dholera site and locate the FP number.
3. Check the zone: compare the location with the Development Plan.
4. Match the land records: check the survey number on AnyROR.
5. Confirm with the authority: ask DSIRDA about anything that does not match. Our nine checks before buying in Dholera cover the rest.

Questions to ask a seller

• Which sub-scheme is this in, and what is the FP number?
• Which scheme document does that FP number come from?
• What is the land use in the Development Plan?
• Is the area you quote the original land or the final plot?
• Which roads and services exist at this location today?
• Is this one final plot being divided? Under which permission?

The last question is especially important. If a large final plot is being divided into smaller plots, you need to see the permission for that layout.

Frequently asked questions

What does TP mean in Dholera?

Town planning. A TP scheme re-draws land into final plots with roads and public land, under Gujarat's town planning law.

What is an FP number?

The final plot number given to a reshaped plot in a TP scheme. It is different from the survey or block number in older land records.

Which TP scheme in Dholera is the best?

There is no single best one. It depends on the plot's exact location, zone, services and your purpose. The official first phase is the Activation Area in TP 2A and TP 4A, but check any specific plot on its own papers.

Is a plot in a TP scheme automatically safe?

No. A TP scheme says nothing about whether the seller has clear title or the right permissions. You still need the title, land record and permission checks.

Scheme documents are revised over time. Check the current version with DSIRDA before relying on any detail here. Last reviewed: November 2026.