Plot Rates in Bhiwadi, Tapukara and Dharuhera: 12 Projects Compared

A plot in this belt costs anywhere from ₹13,000 to ₹70,000 per gaj depending on which zone you buy in. The five-fold spread is not about plot quality. It is about which authority the colony has been handed over to, and which side of the Haryana border it sits on.

Ask what a plot costs in Bhiwadi and the honest answer is a question back: which zone, and has the colony been handed over yet. Those two facts move the price more than size, road width or approach do, and neither one appears on a listing portal.

This page compares twelve plotted projects across four zones on the things that decide what you actually own: the rate per gaj, what the register says about the developer, whether the colony has been handed over to the authority or is still with the builder, when possession ran, whether an association exists and what it charges, and which banks lend. Eleven are projects we transact in. Tulip City in Dharuhera is the exception, and it is on this page because its name is routinely confused with a Bhiwadi project of almost the same name. Where something could not be confirmed, it is listed as not confirmed rather than filled in with a plausible guess.

The Rate Card, by Zone

Rates are per gaj, which is the same unit as the square yard and the one every seller in this belt quotes in. If you are converting between gaj, biswa, bigha and square feet, our guide to land measurement units in Rajasthan has the arithmetic.

Read down that column and the zones sort themselves cleanly. The Tapukara and Tijara belt runs ₹13,000 to ₹30,000. Bhiwadi proper runs ₹50,000 to ₹55,000. Dharuhera runs ₹60,000 to ₹70,000. A 150 gaj plot costs about ₹19.5 lakh at Chanderlok City and about ₹93 lakh at MGH Anandam on its lower rate. Same size, same buying week, close to five times the money.

Compare on a size both projects actually sell. AMD City starts at 180 gaj and Tulip City at 88, so on several of these rows the smallest plot on offer decides whether a project is available to you at all, before the rate per gaj gets a say. What ₹20 lakh, ₹40 lakh and ₹75 lakh actually buy works that problem from the budget end.

The one rate we are not publishing is Tulip City’s. Our partner card carries a from ₹63,000 per gaj figure against a row headed Tulip City, Dharuhera, and we have not established whether that figure belongs to the Dharuhera project or to the Bhiwadi project of a similar name. Rather than print a rate that may describe a different project in a different state, we leave it out. The name problem is covered further down, and it is worth reading before you act on any quoted Tulip rate.

Why Dharuhera Costs Five Times Tapukara

The Dharuhera premium is not a market mood. Dharuhera is in Haryana, and that single fact changes the entire system around the plot.

The licensing authority is DTCP Haryana rather than BIDA or UIT. The registration authority is Haryana RERA, Panchkula, and the district is Rewari rather than Khairthal-Tijara. The stamp duty schedule, the circle rate and the mutation process are all Haryana’s. A buyer who has done one registry in Bhiwadi has learned very little that transfers across the border. We keep a separate page for the collector rate in Dharuhera for exactly this reason, and our Bhiwadi versus Dharuhera comparison works through the practical differences.

All four Dharuhera projects on this page are DDJAY colonies, which is the Deen Dayal Jan Awas Yojana plotted-colony framework rather than a private layout: MGH Anandam, AMD City, Dwarkadish and Tulip City. That framework is a different animal from a Rajasthan developer colony, and it is part of why the whole Dharuhera band sits where it does. It is not what separates these four from each other, though, because on that dimension they are the same product. Whatever explains the spread from ₹60,000 to ₹70,000 inside Dharuhera, it is not the scheme they were built under.

The Tapukara and Tijara end is cheap for the mirror-image reason: it is further from the Haryana employment belt, further from NH-48 at the Dharuhera point, and the colonies there are newer. That is a real discount for a real difference, not a bargain hiding in plain sight. How far along that corridor to buy is a decision of its own, and our Tijara versus Tapukara comparison works through it with the drive times measured from the Terra City gate.

The Question That Matters Most: Has It Been Handed Over?

Whether a plotted colony has been handed over to BIDA or is still with the builder decides who is responsible for the roads, water line, sewerage and electricity, and it is the one question almost nobody asks before booking. It is the dimension that separates the eight Rajasthan projects on this page into genuinely different products at the same rate.

A plotted colony starts life owned and run by the developer. At some point, if everything is in order, the internal development is accepted and the colony is handed over to the authority, which in this belt means BIDA. Before handover, the roads, the water line, the sewerage and the electricity are the builder’s responsibility and the builder’s to fund. After handover, they are the authority’s. The transfer paperwork, the patta position and the namantaran route all read differently on the two sides of that line. Our guide to namantaran and mutation after buying property in Bhiwadi explains why the route depends on what kind of land the colony sits on.

Handed over to BIDA. Omaxe Green Meadow City, VBHC, Krish Season, Terra City and Chanderlok City. In these five, internal development is complete and accepted.

Still with the builder. Aqasia Homes and Lifestyle City. At Aqasia Homes that is the ordinary position for a colony where possession has not started, rather than a hold-up. At Lifestyle City the internal development is complete and the colony has still not been handed over, which is a different situation and the one specific question to raise there.

For Ekta Enclave we have not established which side of that line it sits on. Our record carries the services, the possession years and the lender panel for it, and not the handover position, so it is listed here as an open question rather than assigned to a group. Ask for it in writing before you pay a token.

The four Dharuhera projects sit outside this question entirely. BIDA is a Rajasthan authority and has no role across the border, so what stands in its place there is the DTCP Haryana licence and the DDJAY scheme’s own completion route. That is a different set of documents to ask for, and for MGH Anandam and AMD City it is on our own open list below.

Notice that handover and price do not move together. Chanderlok City is the cheapest project on this page at ₹13,000 per gaj and has been handed over to BIDA. Aqasia Homes is roughly twice the rate at ₹25,000 to ₹26,000, is still with the builder and has not started possession. Neither of those facts is a verdict on the other: Aqasia Homes is a newer project in a different part of the belt, and a colony that has not delivered yet has not had time to be handed over. But it does mean that paying more does not automatically buy the more settled legal position, and a buyer who assumes it does has assumed wrong. Omaxe Green Meadow City makes the same point from the other end: it is about four times Chanderlok City’s rate and sits in the same handed-over group.

When possession actually ran

Handover is about the authority. Possession is about whether anyone is living there yet, and the two are not the same question. Nine of the twelve delivered between 2018 and 2024: Omaxe Green Meadow City, VBHC, Chanderlok City and Dwarkadish between 2018 and 2021, and Krish Season, Terra City, Ekta Enclave, Lifestyle City, MGH Anandam and AMD City between 2021 and 2024.

Two have not delivered. Aqasia Homes has not started possession, and Tulip City in Dharuhera is under construction with possession expected in March 2027. On a plot that matters less than it would on a flat, since you are buying land rather than a finished unit, but it decides whether you can walk the internal roads and see the services working before you pay, and it decides how long you hold a plot with no neighbours on either side.

For the broader version of this question, BIDA-approved plot versus developer society plot covers what each approval actually gives you.

What the Registers Say

We checked the Rajasthan RERA registered-projects list for District Alwar, 278 records, portal last updated 4 August 2026, and the Haryana RERA record for the Dharuhera projects. Several findings here are the kind that cost money if you learn them late.

The promoter of record is often not the brand on the gate

Krish Season is registered under Crystal Buildtech Private Limited, not under the “Krish Group” branding used in developer marketing. Two registrations apply: RAJ/P/2026/4673 for Krish Seasons Phase 2 and RAJ/P/2025/4603 for Krish Seasons Phase 3. An extension is separately recorded as RERA-exempt, 2024/034.

AMD City is registered under the legal name Lotus Green City, promoter AMD Estates Pvt. Ltd., registration HRERA-PKL-RWR-354-2022. Searching the register or a title record for “AMD City” will not find it.

Dwarkadish is registered to Dwarkadhis Buildwell Pvt. Ltd., number 325/2017, described as an affordable residential plotted colony of 6.7125 acres. There is a differently named company, Dwarkadhish Projects Pvt. Ltd., holding an unrelated project. A title search run against the wrong one of those two names will mislead you, and the names differ by a single letter.

Terra City spans at least two registrations under different promoters: RAJ/P/2017/364 for Terra City 2 under Canopy Granviz Developers, and RAJ/P/2020/1354 for Terra City Extn. II under Triveda Infracrop. Which one applies depends on the phase your plot sits in. We confirm that before you book.

Ekta Enclave is registered as EKTA ENCLAVE, RAJ/P/2021/1769, registered 14 December 2021, but the promoter of record is Genius Propbuild Private Limited. The project name matches the hoarding and the company behind it does not.

Chanderlok City carries two registrations, both under Chandraprabhu Buildwell Private Limited: RAJ/P/2019/984, entered on the register as CHANDRA LOK CITY as three words, and RAJ/P/2020/1368 for the M, N and P blocks, entered as CHANDRALOK CITY. The spelling of the project’s own name differs between its two entries, so a search that matches one will miss the other. If your plot is in M, N or P block, the second number is the one that covers it.

The general lesson is worth stating plainly, because it recurs in seven of the twelve projects on this page: run your title search against the promoter of record, not the marketing name, and try the name both ways where the register itself is inconsistent. An empty search result and a clean search result look identical.

A number that circulates and does not resolve

For MGH Anandam, listing portals commonly quote 51/2017 dated 12 August 2017. That number does not resolve on the Haryana RERA portal. The two that do are 49/2017 for Anandam Estate, registered 12 August 2017, and 45/2017 for Anandam Awas, registered 11 August 2017. The number 45/2017 matches the portals exactly, while 51/2017 carries the same date as the official 49/2017. That is the signature of a number mistyped once in marketing copy and then copied across listing sites for years. We publish only the numbers that resolve on the register. If a seller quotes 51/2017, ask to be shown it on the portal.

Registrations recorded as lapsed

Three of the four Dharuhera projects show their registration as lapsed: MGH Anandam, AMD City and Dwarkadish. Tulip City is the exception and its Haryana registration reads as current on the record we hold. A RERA registration carries a validity period and expires at the end of it. What the current position is for a specific plot is a question for the register on the day you buy, and we confirm it per deal rather than publishing a status that ages.

A lapsed registration is not by itself a lender problem, which is worth knowing before you read it as one. Dwarkadish has a lapsed registration and the widest confirmed lender panel on this page, five banks. The register and the credit committee are answering different questions.

Where the Rajasthan register finds nothing

Omaxe Green Meadow City does not appear in the Rajasthan RERA register for District Alwar at all. No Omaxe project does. This is consistent with a township that predates RERA and has been delivered, and it means there is no registration number to quote for it.

Tulip City is registered with Haryana RERA as TULIP CITY, HRERA-PKL-RWR-304-2022, promoter Lord Venkateshwara Buildcon Pvt. Ltd., Sector 3 Dharuhera. Read the register for it in Haryana, not Rajasthan, because searching the Rajasthan register will find nothing and that is not the same as it being unregistered.

Note the name carefully on this one. A separate and unrelated project, TCPL Tulip Garden, is marketed locally as TCPL Tulip City and sits on Alwar Bypass Road in Bhiwadi, in Rajasthan, next to Ashadeep Ananta Jagat. It is delivered and ready to move, while the Dharuhera project is still under construction with possession expected in 2027, so no live registration is expected on the Bhiwadi one. Ask which Tulip you are being shown, and ask on the document rather than the hoarding: they are in different states, under different regulators, and a registration number that checks out for one tells you nothing about the other.

Two more things on the Dharuhera Tulip City are unsettled and worth asking about directly. The smallest plot size is one: our card lists 88, 125 and 141 gaj, while the project’s own material describes a spectrum starting at 702 sq ft, which is nearer 78 gaj. Confirm the smallest size actually being sold rather than the smallest you have been quoted. The rate is the other, for the reason given at the top of this page. Beyond the registration and the possession date, the operational picture on this project is one we have not built, which is why it is absent from the tables that follow.

Lifestyle City has no registration recorded in our checks. That is an open item rather than a finding, and it is the first thing to establish for it.

The procedure for running these checks yourself is in our guide to RERA and BIDA verification in Bhiwadi.

Maintenance and Associations

Plotted colonies charge maintenance differently from flats. Every rate we have confirmed in this group is quoted per gaj, on both sides of the state line, which is not what a flat buyer in the same belt is used to: flats here are charged per square foot.

Three projects have a registered association collecting the money: Omaxe Green Meadow City, MGH Anandam and Dwarkadish. Two of those three are in Dharuhera, which cuts against the assumption that the Rajasthan side is the more settled one. On a 150 gaj plot, ₹7 per gaj comes to ₹1,050 and ₹5 comes to ₹750. Ask for the billing period in writing along with the rate, because the two are always quoted together and only the rate is on our record.

At AMD City and Lifestyle City the same kind of charge is collected by the builder, with no association formed. That is a different arrangement from the same number on a bill: there is no elected body to ask what the money was spent on, and no accounts to be shown. Ask what the ₹7 covers and how it changes.

VBHC is the row worth pausing on. It has been handed over to BIDA, possession ran between 2018 and 2021, and no maintenance is being collected at all. There is a residents committee but no registered association. Whether that is because the authority now carries the services or because collection simply has not started is the question to put to the committee, and the answer changes what you should budget for once you build. At Aqasia Homes nothing is being collected for the simpler reason that possession has not started.

For Chanderlok City, Terra City, Krish Season and Ekta Enclave we do not have a confirmed maintenance rate, who collects it, or whether an association is registered. At Terra City the open question includes the unit itself, whether the charge is per square foot or per gaj, and on a 300 gaj plot those two readings are far apart. We will close any of these for a specific plot on request rather than publish a number we cannot stand behind.

The transfer NOC is the settled part

The one dimension that reads consistently across this group is the society’s own transfer paperwork. At every project here where we have a finding, eleven of the twelve, the transfer NOC takes about two weeks. That is a fortnight to build into your timeline, not a risk.

The charge attached to it is the part that is not settled. At Omaxe Green Meadow City and Krish Season there is no separate transfer charge. At the other nine it is set case by case rather than by a published society rule, which means it is negotiable and it means you should get the figure in writing before the bayana rather than at the NOC counter.

Which Banks Lend

Read this table as what we have confirmed, not as a ceiling. A bank absent from a row is a bank we have not established lends there, which is a different thing from a bank that has declined.

HDFC is confirmed at every project on this page where we hold a lender finding at all, which makes it the practical default and also the least informative entry in the table. What separates these projects is the second and third bank. Dwarkadish carries five, the widest panel here. Omaxe Green Meadow City and Ekta Enclave carry four.

VBHC and Krish Season are the instructive pair. Both are handed over to BIDA, both have roads, sewer, water and a meter on the plot, and on both we have only HDFC confirmed. A colony can be as complete as any on this page and still have a narrow confirmed panel, so do not read handover as a proxy for finance.

Lifestyle City is the one project where we hold no confirmed lender at all, and it is also the one with no registration recorded. Those two gaps sit on the same project, which is what makes it the most open row on this page rather than simply the second lowest rate, and they are the first things to settle if you are looking there.

If you have a pre-approval from a particular bank, it does not carry across these projects, and the plot rate is not the thing that decides it. Approval is also phase-specific where a project spans more than one registration.

Financing land is not the same as financing a flat in the first place. Home loan versus plot loan covers why the tenure, the loan-to-value and the disbursal terms differ, and it is worth reading before you set a budget on any row above.

Choosing a Zone Before Choosing a Project

Working down from the rate card rather than up from a project is the faster way through this.

Entry-level, buying land to hold or build on later. The Tapukara and Tijara belt at ₹13,000 to ₹30,000 per gaj. Chanderlok City at ₹13,000 and Terra City at ₹19,000 to ₹20,000 are the two in this bracket that are handed over to BIDA and carry three confirmed lenders each. Between them the practical questions are plot size and paperwork: Chanderlok City goes up to 1,200 gaj against Terra City’s 342, while Terra City spans at least two registrations under different promoters, so which phase your plot sits in has to be established before you book. Neither one’s maintenance position is confirmed.

Working near the Honda plant and the Tapukara industrial cluster. VBHC and Krish Season, both ₹23,000 to ₹35,000, both handed over to BIDA, both with development complete and working services. VBHC offers the wider size range at 100 to 250 gaj against Krish Season’s 100 to 132, and delivered earlier, between 2018 and 2021 against 2021 to 2024. At VBHC no maintenance is being collected; at Krish Season the maintenance position is still open, and Krish Season is the one project in this pair with no separate transfer charge.

Buying inside Bhiwadi proper. Omaxe Green Meadow City at ₹50,000 to ₹55,000 is the established township option: delivered between 2018 and 2021, handed over to BIDA, a registered association collecting ₹7 per gaj, four confirmed lenders and no separate transfer charge. It predates RERA, so there is no registration number to quote for it, and on a delivered township that is the ordinary position rather than a gap.

Buying in Haryana. The three Dharuhera projects we transact in, at ₹60,000 to ₹70,000. This is a different legal system rather than a dearer version of the same one, and the paperwork, the duty and the mutation route all change. Read Bhiwadi versus Dharuhera before you decide, and treat the registry cost as its own calculation. Of the three, Dwarkadish at ₹60,000 is the one with a registered association and the widest lender panel on the page.

If you are still weighing land against a built unit, flats versus plots in Bhiwadi works through that decision, and best areas to buy property in Bhiwadi covers the localities rather than the projects. If you would rather start from your budget than from a zone, what ₹20 lakh, ₹40 lakh and ₹75 lakh actually buy runs this same rate card against three budgets and shows where the minimum plot size, not the rate, is what shuts a township out.

What We Could Not Confirm

• The maintenance charge, who collects it and whether an association is registered at Chanderlok City, Terra City, Krish Season and Ekta Enclave. At Terra City that includes whether the charge is quoted per square foot or per gaj.
• Whether Ekta Enclave has been handed over to BIDA or is still with the builder.
• Which banks lend at Lifestyle City, and any registration for it.
• The transfer NOC charge at the nine projects that set it case by case. The timeline is confirmed at about two weeks; it is the figure that is unsettled rather than undisclosed.
• The DTCP licence number for MGH Anandam, and whether AMD City sits under a DTCP Haryana licence at all, along with its number.
• Every operational dimension at Tulip City in Dharuhera, along with whether the from ₹63,000 per gaj rate on our card belongs to that project or to the Bhiwadi project of a similar name, and the smallest plot size it actually sells.

How This Comparison Was Made

The maintenance, association, lender, possession, handover and transfer-NOC findings were recorded on the ground at each project, most recently on 19 August 2026. Rajasthan RERA positions come from the registered-projects list for District Alwar pulled on 5 August 2026, against a portal last updated 4 August 2026. Haryana positions come from the Haryana RERA record for Rewari district. Rates come from the Shivam Properties rate card, which covers title-clear projects only and reflects transacted levels rather than advertised ones. Where a project sells resale plots above the developer’s own advertised band, as Krish Season does, the range on this page is the wider transacted one.

Circle rates are a separate matter from these prices. The DLC rate for Bhiwadi and the collector rate in Dharuhera are the floors the sub-registrar uses to compute duty. They do not tell you what a plot is worth and should not be used as a price guide in either direction.

Frequently Asked Questions About Plot Rates in Bhiwadi, Tapukara and Dharuhera

What is the cheapest plot project in the Bhiwadi belt?

Chanderlok City in the Tapukara and Tijara belt, at ₹13,000 per gaj for sizes from 100 to 1,200 gaj. It has been handed over to BIDA, possession ran between 2018 and 2021, and SBI, HDFC and ICICI are confirmed lenders. Its maintenance position is the part we have not confirmed.

Why are Dharuhera plots so much more expensive?

Dharuhera is in Haryana, under DTCP Haryana licensing, Haryana RERA and Rewari district, and it sits closer to the Gurgaon employment belt. The rate difference reflects a different state system and a different location, not a different grade of plot.

What does it mean that a colony has been handed over to BIDA?

That the internal development has been accepted and the roads, water, sewerage and power are the authority’s responsibility rather than the builder’s. Before handover they remain the builder’s. It affects your transfer paperwork and the mutation route as well as the services.

Is a lapsed RERA registration a problem?

A registration carries a validity period and expires. What matters is the current position for the specific plot on the day you transact, which is why we confirm it per deal rather than relying on a published status.

How many gaj is one square yard?

One gaj is one square yard. Rates in this belt are quoted per gaj almost universally, and a 100 gaj plot is 900 square feet of land.

Can I get a loan on any plot here?

HDFC is confirmed at every project here where we hold a lender finding. SBI is confirmed at Dwarkadish, Omaxe Green Meadow City, Ekta Enclave, Chanderlok City and Terra City, and ICICI at those five plus Aqasia Homes, MGH Anandam and AMD City. Dwarkadish carries the widest panel at five banks. At Lifestyle City we have no confirmed lender. Approval is project-specific and phase-specific, so confirm against the exact project with your own bank.

Want the current rate, the registration position and the lender status for a specific plot? Contact the Shivam Properties desk and we will confirm all three for the plot you are considering.

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