Dholera, Ahmedabad, Gujarat, India Lands in Dholera SIR
VILLAGE GUIDE
Kharad Village
Outside Dholera SIR
References: Village Map, Dholera Draft Development Plan. Images are illustrative.
Table of Contents
✓ Suitable For
- Buyers looking for a larger parcel at an entry-level rate
- Investors building a land position outside SIR planning control
- Developers who need contiguous land rather than a single small plot
- Buyers who want the records office and sub-registrar close to the parcel
- Long-horizon buyers who are comfortable holding undeveloped land
✕ Not Ideal For
- Buyers who want to be within walking distance of Dholera SIR development
- Buyers who need existing infrastructure – sealed roads, piped water, power
- Anyone planning to build and move into a home soon
- Buyers planning to exit within one or two years
- Buyers who need a bank loan to complete the purchase
About Kharad
Kharad is a revenue village in Dhandhuka taluka of Ahmedabad district. Census 2011 records it at 4,765.78 hectares with a population of 1,395 across 282 households, under village code 511923. Dhandhuka taluka’s 69 census villages average roughly 2,470 hectares each, so Kharad is about twice the size of a typical village in this taluka.
It sits outside the Dholera SIR. Land here is governed by the ordinary district and taluka revenue system rather than by DSIRDA – no zoning, no FAR ceiling, no TP scheme deduction, and equally no DSIRDA planning protection or infrastructure commitment. Kharad has its own Gram Panchayat, and falls under the Dhandhuka assembly constituency and the Surendranagar parliamentary constituency.
Dhandhuka town is about 9 km away, and that matters more in practice than it sounds. The e-Dhara office that issues the 7/12 and 8A extracts, the sub-registrar who registers the sale deed, and the taluka administration that handles conversion applications are all there. This is Bhal country – flat black-soil farmland in the Bhalia wheat belt – so most of what trades here is agricultural land, with converted NA parcels available in smaller numbers.
Village Map (Survey / Revenue Map)
Land & Ownership Types
Buying Land Outside Dholera SIR
Buying land in Kharad follows the ordinary Gujarat revenue process, not DSIRDA’s planning system. The parcel is bought on the open market through a registered sale deed, and any conversion or development permission comes from the district and taluka authorities.
For Kharad, that means Dhandhuka and Ahmedabad. The 7/12 extract, 8A and mutation entries come from the Dhandhuka taluka e-Dhara office, the sale deed is registered with the Sub-Registrar at Dhandhuka, and the cadastral village map comes from the District Inspector of Land Records, Ahmedabad. Survey-number level maps can be pulled from Bhu Naksha before you travel out.
Two things to settle before any money moves. First, agricultural land in Gujarat carries buyer eligibility conditions, and whether they apply depends on your own status – check this before paying an advance, not after. Second, confirm the parcel has a recorded approach road on the cadastral map. A parcel reached only across someone else’s field is difficult to use and harder to sell on.
- Clear Title & Documents
- Revenue Record Verification
- NA Conversion (if required)
- Registration at Sub-Registrar Office
Kharad & Dholera SIR
Kharad is outside the Dholera SIR. DSIRDA’s zoning, FAR limits and TP scheme obligations do not apply to any land in the village, and no part of it falls inside a TP scheme.
It is also not a boundary village. Kharad sits inland in Dhandhuka taluka, roughly 22 km from Dholera by road, which puts it further out than the villages that share an edge with the SIR. That distance is the thing to be clear-eyed about: the trunk infrastructure being built inside the SIR – roads, water, power – stops at the SIR boundary and does not extend to Kharad. What the village offers instead is scale and an entry-level rate.
Distance Overview
- Rojka~5 km
- Akru~6 km
- Dhandhuka (taluka headquarters)~9 km
- Dholera~22 km
- Ahmedabad~124 km
Why People Buy Here
Risks & Considerations
- Kharad is not a boundary village – infrastructure built inside the SIR stops at the SIR boundary and does not extend here
- Being outside the SIR means no DSIRDA planning protection and no committed infrastructure timeline
- Recorded road access must be verified on the cadastral map – a parcel without a recorded approach is hard to use and hard to resell
- Agricultural land carries buyer eligibility conditions under Gujarat law, and whether they apply depends on your own status
- This is flat black-soil land – check the parcel's level and monsoon drainage on site, not only on the map
- Quoted rates in this belt vary widely from parcel to parcel, so compare like with like before treating any single quote as the market
Indicative Pricing
Why the difference? Plot rates include NA conversion, internal roads, demarcation and the smaller ticket size. Bulk land is the same land before that work is done.
Price depends on location, road access, connectivity, amenities and several other factors. Indicative as of August 2026. Contact us for current pricing.
Available in Kharad
Explore land parcels and plots currently available here.
Frequently Asked Questions
Is Kharad inside Dholera SIR?
What is the land rate in Kharad?
How far is Kharad from Dhandhuka?
Where do I check land records for Kharad?
Can I build a house in Kharad?
What documents should I verify before buying here?
Primary References
Census of India 2011, Village Directory (village code 511923) · Revenue records — e-Dhara, Dhandhuka Taluka · Cadastral village map — District Inspector of Land Records, Ahmedabad · Survey-number cadastral map — Bhu Naksha, Gujarat Land Records · Official land valuation — Gujarat Revenue Department e-Jantri · Dholera SIR Draft Development Plan — DSIRDA
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