Dholera, Ahmedabad, Gujarat, India Lands in Dholera SIR
VILLAGE GUIDE
Panchi Village
Inside Dholera SIR
Last Reviewed: August 2026
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References: Village Map, Dholera Draft Development Plan. Images are illustrative.
Table of Contents
✓ Suitable For
- Buyers who want a location well inside the SIR rather than near its edge
- Buyers who value a dense planned road network around the parcel
- Buyers who want residential, industrial or commercial options in one village
- Long-term holders planning around DSIRDA's own development timeline
- Buyers ready to verify which TP scheme their specific parcel falls in
✕ Not Ideal For
- Buyers who want a single, simple TP scheme answer for the whole village
- Buyers assuming "inside the SIR" already means NA-cleared or plot-ready
- Buyers wanting immediate construction without confirming FP status first
- Buyers seeking guaranteed short-term resale
- Buyers who haven't budgeted time for DSIRDA-specific paperwork
About Panchi
Panchi is a village inside Dholera SIR, in Dholera taluka of Ahmedabad district, covering roughly 13.96 square kilometres. That makes it the second-smallest of the SIR’s 22 villages by area — but its position is what stands out.
Panchi sits about 14 km from the SIR’s outer boundary, deeper inside the region than any other village covered on this site. Where a village like Cher sits 2.5 km from the edge with farmland beyond it, Panchi is surrounded on all sides by planned SIR land. On the Draft Development Plan map the village falls almost directly within the TP4B-1 sub-scheme, and its land is also drawn into TP3 and TP5.
The other thing the Development Plan shows is roads. Within five kilometres of Panchi there is more planned road frontage than around any other SIR village checked — including 250 m spine road, ten separate 70 m road labels, and twelve at 55 m. That is planning intent rather than completed construction, but it indicates how the region’s road network is expected to converge here.
Mundi and Sandhida are each about 2 km away, and the Activation Area roughly 6 km.
Village Map (Survey / Revenue Map)
TP Scheme & Land Status
Buying Land Inside Dholera SIR
Because Panchi’s land is drawn into three TP schemes, the first thing to establish for any parcel here is which scheme it actually falls in — TP4, TP3 or TP5 — and what stage that scheme has reached. The village sits most directly within TP4B-1, but that does not settle the question for every parcel.
Ask for the Final Plot (FP) number, the DSIRDA NOC, and confirmation of NA clearance before treating any Panchi parcel as construction-ready. A survey number alone, without these, tells you where the land is — not what stage it has reached.
Zoning needs the same treatment. With residential, industrial and commercial land all present in the village, permitted uses vary from parcel to parcel. Confirm the applicable zone before assuming what can be built.
One further point specific to Panchi: the dense planned road network on the Development Plan is a proposal, not a record of what exists. Ask what has actually been built adjoining the parcel you are looking at.
For the land record itself, use AnyROR, the Gujarat Revenue Department portal at anyror.gujarat.gov.in. Select Ahmedabad district, then Dholera taluka, then Panchi — village code 062.
- Confirm TP Scheme & Stage
- Verify Final Plot (FP) Number
- Check DSIRDA NOC
- Confirm NA Clearance Status
Panchi Within Dholera SIR
Panchi sits most directly within TP Scheme 4 — on the Draft Development Plan map, the village label falls almost exactly on the TP4B-1 sub-scheme area, closer to a scheme label than any other SIR village checked. Its land is also drawn into TP3, where Panchi makes up about 2% of the scheme’s total area, and into TP5.
Note what that 2% figure describes: how much of TP3 is made up of Panchi land, not what proportion of the village sits inside TP3. Those are different questions, and the second needs the individual TP scheme documents.
What sets Panchi apart within the SIR is depth rather than proximity to any single feature. At roughly 14 km from the region’s outer boundary, it is the most interior of the villages covered here — land in every direction around it is inside the notified region and subject to the same planning framework. The Activation Area is about 6 km away.
Being inside the SIR means DSIRDA’s zoning, FAR limits and TP scheme obligations apply to land here.
Distance Overview
- Activation Area~6 km
- Mundi~2 km
- Sandhida~2 km
- Mahadevpura~6 km
- Sangasar~7 km
- Ahmedabad~115 km
Why People Buy Here
Risks & Considerations
- Land inside the SIR boundary does not automatically have NA clearance or a Final Plot number – confirm reconstitution status before assuming a parcel is ready to build on
- Panchi land is drawn into three TP schemes, so the applicable scheme, stage and rules differ from parcel to parcel – a village-level answer is not enough here
- Because the village carries three zone types, permitted uses vary within it – confirm the zone for your specific parcel before assuming what can be built
- A dense planned road network on the Development Plan shows intent, not completion – confirm what has actually been built on the ground
- A brochure quoting a Final Plot number should be checked against DSIRDA's own allotment record, not taken at face value
Indicative Pricing
Indicative as of August 2026. Rates vary within each zone by TP scheme stage, road access and Final Plot status. Contact us for current pricing.
Available in Panchi
Explore land parcels and plots currently available here.
Frequently Asked Questions
Is Panchi inside Dholera SIR?
Which TP scheme is Panchi in?
What zones does Panchi have?
How far is Panchi from the Activation Area?
Does being inside the SIR mean the land is ready to build on?
What should I verify before buying land in Panchi?
Primary References
Dholera SIR Draft Development Plan — DSIRDA · Town Planning Scheme records — DSIRDA · Village directory — Census of India 2011 · Land area cross-reference — Dholera SIR village land distribution records
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