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 we transact in, 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, whether an association exists and what it charges, and which banks lend. Findings were recorded on 11 August 2026. Where something could not be confirmed, it says so rather than being filled in.

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 ₹97.5 lakh at AMD City. Same size, same buying week, five times the money.

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.

MGH Anandam is a DDJAY colony, which is the Deen Dayal Jan Awas Yojana plotted-colony framework rather than a private layout. That is a different animal from a Rajasthan developer colony and is part of why the rate sits where it does.

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.

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

This is the dimension that separates these twelve projects into two genuinely different products, and it is the one almost nobody asks about before booking.

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. VBHC, Krish Season, Terra City and Chanderlok City. In these four, internal development is complete and accepted.

Still with the builder. Ekta Enclave, Aqasia Homes and Lifestyle City. At Ekta Enclave and Aqasia Homes this is the ordinary position for a new project 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.

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, with an association running since 2017. Ekta Enclave is more than twice the rate at ₹30,000 and is still with the builder. Neither of those facts is a verdict on the other. Ekta Enclave is a newer project in a different part of the belt, and a new project has not had time to be handed over. But it does mean that paying more does not automatically buy you the more settled legal position, and a buyer who assumes it does has assumed wrong.

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.

The general lesson is worth stating plainly, because it recurs in four of twelve projects: run your title search against the promoter of record, not the marketing name. 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

All three Dharuhera projects with a registration on record show it as lapsed: MGH Anandam, AMD City and Dwarkadish. 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.

Where no registration is recorded

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.

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

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, and the unit changes with the state.

Chanderlok City has the longest-running association in this group, registered since 2017, charging ₹5 per gaj. On a 150 gaj plot that is ₹750, at the lowest plot rate on the page. That combination of the cheapest entry with the oldest association is the most interesting single row in this comparison.

The two Haryana projects both charge ₹7 per gaj, and only MGH Anandam has an association to collect it, registered in 2025. At AMD City the charge exists without an association behind it.

At VBHC and Krish Season, both handed over to BIDA with development complete, we were not able to confirm what the maintenance charge is or who collects it. That is a gap worth closing before you buy, and we will close it for a specific plot on request.

Which Banks Lend

Two entries are worth pausing on.

Lifestyle City is the only project here where we confirmed a bank declining rather than simply not confirming one. HDFC lends and SBI does not. That is a fact you want before you commit, not after, and it narrows the pool of buyers you can sell to later.

AMD City is the only project in the set where ICICI is the confirmed lender and neither HDFC nor SBI is. 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.

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 is the lowest rate with a handed-over colony and an association running since 2017. Terra City at ₹19,000 to ₹20,000 is the one project in this bracket with two confirmed lenders and BIDA handover. Between those two, the practical question is plot size: Chanderlok City goes up to 1,200 gaj, Terra City tops out at 342.

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 120. The open item on both is maintenance, which we have not been able to confirm.

Buying inside Bhiwadi proper. Omaxe Green Meadow City at ₹50,000 to ₹55,000 is the established township option, delivered and predating RERA.

Buying in Haryana. The four Dharuhera projects 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.

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.

What We Could Not Confirm

• The maintenance charge and who collects it at VBHC and Krish Season.
• Transfer NOC timeline and charge at every project on this page. On the newer colonies this is genuinely 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.
• Whether banks other than HDFC lend at Chanderlok City.
• Any registration for Lifestyle City and Tulip City.

How This Comparison Was Made

Findings were recorded on 11 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.

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

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 and has an association registered since 2017.

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 the most widely confirmed lender across these projects. SBI lends at VBHC and Terra City and specifically does not lend at Lifestyle City. PNB lends at Krish Season and ICICI at AMD City. Approval is project-specific, so confirm against the exact project and phase 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.

Continue Reading

Buyer Guide Land Measurement Units in Rajasthan: Gaj, Sq Metre, Acre and Bigha

Buyer Guide Bhiwadi Societies Compared: Maintenance, RWA and Which Banks Lend

Buyer Guide What to Check in a Housing Society Before Booking a Flat in Bhiwadi