Dholera, Ahmedabad, Gujarat, India Lands in Dholera SIR
VILLAGE GUIDE
Rojka Village
Outside Dholera SIR
References: Village Map, Dholera Draft Development Plan. Images are illustrative.
Table of Contents
✓ Suitable For
- Buyers looking for a larger, well-populated village with an active local economy
- 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 Rojka
Rojka is a revenue village in Dhandhuka taluka of Ahmedabad district. Census 2011 records it at 4,024 hectares with a population of 3,257 across 565 households, under village code 511909. That makes it both larger in area and more populated than most villages in this belt — Dhandhuka taluka’s 69 census villages average roughly 2,470 hectares and 1,635 people each.
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. Rojka has its own Gram Panchayat, and falls under the Dhandhuka assembly constituency and the Surendranagar parliamentary constituency.
Dhandhuka town is about 7 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. Rojka also sits close to two small railway stations – Dholi Bhal and Rayka – within a few kilometres, and to Kharad village roughly 5 km away.
Village Map (Survey / Revenue Map)
Land & Ownership Types
Buying Land Outside Dholera SIR
Buying land in Rojka 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 Rojka, 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, Rojka’s larger population means more existing land use and more subdivided holdings in places, so confirm the exact survey-number boundaries and any recorded approach road on the cadastral map before you commit.
- Clear Title & Documents
- Revenue Record Verification
- NA Conversion (if required)
- Registration at Sub-Registrar Office
Rojka & Dholera SIR
Rojka 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. Rojka sits inland in Dhandhuka taluka, roughly 20 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 Rojka. What the village offers instead is scale, an established local population, and an entry point priced below the SIR-adjacent villages.
Distance Overview
- Kharad~5 km
- Khasta~5 km
- Dhandhuka (taluka headquarters)~7 km
- Dholera~20 km
- Ahmedabad~110 km
Why People Buy Here
Risks & Considerations
- Rojka 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
- Quoted rates in this belt vary widely from parcel to parcel, so compare like with like before treating any single quote as the market
- A larger population means more existing land use and ownership fragmentation – confirm survey-number boundaries carefully before committing
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 Rojka
Explore land parcels and plots currently available here.
Frequently Asked Questions
Is Rojka inside Dholera SIR?
What is the land rate in Rojka?
How far is Rojka from Dhandhuka?
Where do I check land records for Rojka?
Can I build a house in Rojka?
What documents should I verify before buying here?
Primary References
Census of India 2011, Village Directory (village code 511909) · 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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