TP scheme and final plot: how Gujarat identifies the land under a project

A TP scheme, or town planning scheme, is how Gujarat redraws the land of a growing city: each owner's original plot is given back as a smaller, regular final plot, and the land taken from every plot pays for the roads, gardens and public sites the area needs. In Ahmedabad, 71 percent of GujRERA registrations name a scheme, and where one applies, the scheme number and final plot number are how the land under your flat is identified. This guide explains how a scheme works, what the numbers mean for a buyer, and what GujRERA files about them.

How a scheme works#

Think of a jigsaw puzzle that is cut up and re-cut. Before the scheme, an area is a patchwork of farm plots of every shape, with no roads between them. The scheme lays a road grid and public sites over the whole area, then hands each owner back a final plot in a new shape and place, smaller than the original because every owner contributes land to the common pieces. The owner's rights in the final plot follow their rights in the original plot.

Each stage takes years, and a project can be approved on a plot while the scheme is still at the draft or preliminary stage. The scheme's stage, and whether the final plot's boundaries have changed between stages, are questions for your lawyer when the project is on a scheme that is not yet final.

The deduction#

The land taken from each plot is set out in section 40(3) of the Act. Clause (jj), as replaced by an amendment in 1999, provides up to 15 percent of the scheme area for roads, 5 percent for parks and open spaces, 5 percent for social infrastructure such as schools and dispensaries, and 15 percent for sale by the authority for residential, commercial or industrial use, with the proceeds going to infrastructure. Clause (j) separately allows about 10 percent for housing for socially and economically weaker sections. The first three heads can be varied with reasons recorded, so read the deduction of the scheme you are buying in rather than assuming 40 percent; a DeshGujarat report in September 2026 on the state's sanction of preliminary TP scheme 457 at Godhavi, Ahmedabad, described a 10 percent deduction applied in several cases.

For the owner, the deduction is offset by what the scheme brings: a regular plot on a planned road, which can be built on. For the buyer, the deduction is already behind you. What matters is that the final plot is what the promoter is building on.

What GujRERA files#

A GujRERA registration files the scheme number, its name, the final plot number and the original plot or survey number where it has them. As updated on 28 October 2026:

Statewide, 9,464 registrations file a scheme number and 4,237 a final plot number, and the scheme's authority is filed as well: the Ahmedabad Municipal Corporation on 1,417, the Surat Municipal Corporation on 828 and the Vadodara Municipal Corporation on 514. A registration that files no scheme may stand outside one, or may simply not have filed it; the filing alone does not say which.

Questions to ask about a scheme plot#

Four questions settle most of what a buyer needs to know about land in a scheme. First, at which stage the scheme stands, draft, preliminary or final, because the final plot's boundaries are settled only once the final scheme is sanctioned. Second, whether the final plot's area in the GujRERA filing matches the area on the approved plan, since a building approved on a larger plot than the scheme allots is a problem nobody wants to inherit. Third, which plots around yours the scheme reserves for public use, a road widening, a garden or a school, because those decide what will stand beside your building. And fourth, whether the owner's contribution under the scheme has been settled, a question for the promoter's lawyer to answer in writing. What an advocate's title opinion covers, and where it hedges, is in title certificate exceptions.

Mehul's view from the developer's side#

Names and numbers in this story are illustrative. Mehul, a second-generation developer in Ahmedabad with four live projects, explains schemes to buyers by drawing one. His newest tower stands on a final plot of 4,100 square metres, carved from an original plot of 6,300 square metres that his family bought from farmers in 2014. The difference went to a 24 metre road along the plot's edge and a garden two plots away. "A buyer sees a smaller plot and worries," he says. "What they should check is that the final plot in my GujRERA filing is the final plot in my title report and on my approved plan, and that the scheme stage is the one my lawyer says." When the numbers line up, the land question is closed; when they do not, it is the first question to ask.

What ReraGenie's free page shows#

ReraGenie's free Gujarat page prints the project's location exactly as the promoter filed it, which on a scheme plot often reads like "TP 5, Final Plot 112, Survey No 210/A", together with the approving authority and every filed document with its upload date, the approved layout plan and the title report among them. The scheme's structured fields, the scheme name and the final plot as separate entries, are on the GujRERA portal itself. Buyer reports, the project watch and alerts cover MahaRERA projects only for now. Open any project from the Gujarat project list, and see how the scheme fits beside the other land records in 7/12, 8A and the property card. The whole purchase is in buying a flat in Gujarat, and how a reserved site next to a plot works in Maharashtra is in a reserved plot next to you.

This article is educational and not legal advice. For a dispute, consult a lawyer who practices before your state's RERA.