Buying industrial land in Dholera Special Investment Region (SIR) is a great opportunity for businesses looking to expand in Gujarat’s fastest-growing industrial hub. However, many investors make costly mistakes due to lack of research or proper guidance. To help you make a smart investment, here are the key mistakes to avoid when buying industrial land in Dholera.
Top Mistakes to Avoid When Buying Industrial Land
1. Not Checking Land Titles and Legal Documents
One of the biggest mistakes is not verifying land ownership and legal documents. Always check:
- Title deed (to confirm the seller’s ownership)
- Encumbrance certificate (to ensure no loans or legal disputes)
- Non-Agriculture (NA) status (industrial land must be NA-converted)
- RERA approval (if buying from a developer)
Tip: Hire a lawyer to verify all documents before buying.
2. Ignoring Dholera SIR Master Plan & TP Scheme
Dholera SIR has a Town Planning (TP) Scheme that divides land into industrial, residential, and commercial zones. Many buyers purchase plots without checking the master plan, leading to issues like:
- Buying land in a non-industrial zone
- Investing in areas with no infrastructure development
- Facing future road widening or acquisition risks
Solution: Always check the latest Dholera SIR master plan before buying.
3. Not Verifying Infrastructure & Connectivity
Some areas in Dholera are still under development. A common mistake is buying land in locations with poor connectivity or delayed infrastructure. Check:
- Road connectivity (proposed highways, expressways)
- Water & electricity supply (availability of utilities)
- Proximity to ports & airports (for logistics)
Tip: Visit the site and confirm ongoing projects before investing.
4. Overlooking Future Growth Potential
Some investors buy cheap land in remote parts of Dholera, hoping for future appreciation. However, not all areas will develop at the same pace.
- Focus on plots near the Dholera International Airport or Delhi Mumbai Industrial Corridor nodes.
- Avoid buying land too far from industrial clusters.
5. Skipping Soil & Land Testing
Industrial projects require stable land. A major mistake is not testing soil quality before purchase. Issues like waterlogging, loose soil, or high salinity can delay construction.
- Conduct a soil test before finalizing the deal.
- Check groundwater levels if heavy machinery will be used.
6. Falling for Unrealistic Discounts & Scams
Many fraudulent sellers offer cheap industrial plots with false promises. Avoid:
- Unregistered developers (always check RERA/GIDC approval)
- Cash deals without proper paperwork
- Sellers who pressure for quick payments
Tip: Only deal with reputed developers or government-approved agencies.
7. Not Considering Future Expansion Needs
Buying a small plot today may limit future growth. Many businesses later regret not buying extra land for expansion.
- Plan for at least 20-30% extra space than current needs.
- Check if adjacent plots are available for future purchase.
8. Ignoring Government Policies & Subsidies
Dholera offers tax benefits, subsidies, and fast approvals for industries. Some buyers miss out by:
- Not applying for GST benefits or subsidies
- Not checking Gujarat Industrial Policy incentives
Solution: Consult a local industrial consultant for the latest incentives.
9. Not Getting a Proper Sale Agreement
A verbal agreement is risky. Always get a registered sale agreement with clear terms:
- Payment schedule
- Possession date
- Penalty clauses for delays
10. Rushing the Purchase Without Research
The biggest mistake is buying land in a hurry. Take time to:
- Compare multiple plots
- Talk to existing industrial owners in Dholera
- Check Dholera smart city development updates
Conclusion
Buying industrial land in Dholera SIR is a smart move, but avoiding these mistakes will save you from losses and legal troubles. Always research, verify, and consult experts before investing. By following this Dholera industrial land purchase guide, you can make a secure and profitable investment in one of India’s most promising industrial hubs.
