How to Read a RIICO Layout Plan, and What It Cannot Tell You

RIICO publishes a layout plan for each industrial area it has planned, and those plans are genuinely useful. They are also the most over-read document in this market, because a plan looks like an inventory and is not one.

The distinction is worth learning properly, because it decides whether your first conversation with the unit office is a good use of everyone’s time or a request that cannot be answered.

Start with the name and the unit, because that is what everything else is filed under

The first practical use of a plan is that it gives you RIICO’s own spelling of the area and tells you which unit office holds it. Both matter more than they look.

Names in this belt circulate in more than one form, and a query filed against the wrong spelling or the wrong unit is how a buyer concludes that a record does not exist. Kahrani and Kaharani are both government spellings of one place, appearing in different departments’ documents, and neither is to be treated as an error. When you write to RIICO or walk into an office, use the name and the unit as the plan has them.

The belt is administered through two unit offices. Bhiwadi Unit-I sits at Udyog Bhawan, RIICO Chowk, and holds three industrial areas: Bhiwadi itself, Kaharani and Shahdod. Bhiwadi Unit-II sits on Rest House Road and holds the other ten, from Chopanki and Khushkhera out to Tapukara and Karoli. That makes 13 industrial-area entries on RIICO’s layout-plan index, which the index itself marks as updated on 2 June 2026. Our industrial pillar carries the full list under each unit, linked to RIICO’s own plan for every one of them.

The same area carries different names in different records

A plan is one of three records a buyer will meet for the same industrial area, and each one writes the name its own way. RIICO’s layout-plan index is one. RIICO’s vacant-plot register is the second, and it names areas differently from RIICO’s own plans. The DLC schedule, the stamp-duty floor the Registration and Stamps Department sets colony by colony, is the third. These are the eight industrial areas that appear by name in all three:

Two things follow. First, look each area up in each record under that record’s own spelling. A query filed as “Khushkhera” against a schedule that says Khushkheda, or as “Sare Khurd” against a register that says Sareh Khurd, is how a buyer concludes that a record does not exist. Second, the plan’s single “Bhiwadi” is the register’s “Bhiwadi I to IV Ph.”, named with its phases and the Ghatal and Samtal zones, so a plot number on the plan needs its phase and zone before you compare it with a register row.

Your unit office and your sub-registrar office are not paired

The last column of that table is the one buyers miss. RIICO groups areas by unit office; the Registration and Stamps Department groups them by sub-registrar office, and the two maps do not line up. Chopanki, Pathredi and Sare Khurd are Unit-II areas for RIICO, yet a sale deed for a plot there registers at the Bhiwari sub-registrar office, the same office as Unit-I’s Bhiwadi and Kahrani. Khushkhera, Salarpur and Karoli are also Unit-II, and their deeds go to the Tapukara office.

So a Chopanki purchase runs through two offices with different jurisdictions: Rest House Road for RIICO’s position on the plot and its transfer permission, and the Bhiwari sub-registrar for registration and the DLC floor. Our four numbers guide carries the industrial DLC rows for both offices. A plan names neither office for registration, which is one more reason it is the start of the file and not the file.

Not everything on RIICO’s index is an industrial area

The index that carries these plans is not purely industrial. Alongside the industrial-area plans it lists commercial complexes, commercial plot layouts and ancillary layouts such as a sabji-mandi kiosk plan.

That matters when someone quotes you a count of “RIICO areas” in Bhiwadi, because counting a vegetable market or a commercial complex as an industrial area inflates the number without giving a manufacturer anywhere to build. Some entries are also extensions of a neighbouring area rather than separate industrial estates, and the plan’s own title says so: Kaharani is titled as the Bhiwadi Extension, Bandapur as the Chopanki Extension, Salarpur as the Khushkhera Extension and Karoli as the Tapukara Extension. Read the classification and the title, not just the row.

The title can also name land the area’s label does not. RIICO’s plan for the IID Centre at Khushkhera states that its land lies in village Budhibawal. Revenue records such as the jamabandi (the record of rights) and the khasra (field) numbers are filed under the revenue village, so the village on the plan’s title is the name to use when you go looking for the land’s history rather than RIICO’s file on it.

Plot numbering tells you where, not whether

A plan shows how the area was divided and numbered, which lets you locate a plot precisely and see what is around it. It says nothing about who holds it or whether it can be bought.

This is the single most common misreading. A buyer finds an appealing plot number on a plan, often one that looks conveniently placed, and asks how to apply for it. The plan gives no basis for that question: the plot may have been allotted twenty years ago, may be under a scheme, may be in breach of its utilisation conditions, or may be freely transferable, and the plan looks identical in all four cases.

Take the number to the unit office and ask what its position is. That is a question RIICO can answer, and it is the right first question.

Roads and neighbours are the part worth studying

Where a plan genuinely earns its keep is in the two things a site visit alone will not tell you: the planned road network, and what your plot sits beside.

Road width decides what can reach your unit. A plot on a narrow internal road may be perfectly adequate for a light assembly operation and unworkable for one that needs regular container movement, and that constraint is visible on the plan before you drive anywhere. Corner positions, junction proximity and the route from the plot to the highway are all readable.

Neighbouring land use is the other half. The land-use schedule shows what the surrounding plots were planned for, and a manufacturer whose process is sensitive to dust, effluent, vibration or heavy traffic wants to know what is planned next door rather than only what stands there today. A vacant neighbouring plot is not a permanent open space; it is a plot that will eventually be built on for whatever the schedule permits.

What the plan cannot answer, and who can

Five questions come up on every industrial purchase and none of them is answerable from a plan.

Is this plot available?

Only a dated record establishes that: a current vacant-plot result, an e-auction notice, a scheme notice, or the unit office’s confirmation. Our allotment, auction and resale guide covers the three routes and what each requires.

What does it cost?

Four different numbers can be quoted, and they are not interchangeable. Our four numbers guide keeps the allotment rate, reserve price, DLC value and resale price apart.

Are there dues on it?

A plot-level question for the unit office, and dues accrue, so an old statement is not the current position.

Can it be transferred, and what will that cost?

That depends on the plot’s status under Rule 18 of the RIICO (Disposal of Land) Rules, 1979, including whether it counts as utilised or vacant, and on the five-year restriction from allotment for vacant and unutilised plots. Our transfer charges guide sets out the branches.

Is the infrastructure actually built?

A plan shows what was planned. Roads, drainage and power on the ground are checked by going there, and our industrial site visit checklist covers what to look at when you do.

How to use a plan properly, in four steps

1. Read it to choose an area, on access, road network and neighbouring land use, before you have a specific plot in mind. This is the stage where a plan is most valuable and least likely to mislead.
2. Shortlist positions rather than plots. A corner near the main internal road with the right neighbours is a specification; a particular plot number is a wish.
3. Take the numbers to the unit office and ask for the position on each: allotted or not, status, dues, transferability.
4. Then go and stand on the shortlisted ones. Everything about condition, access in practice, and what the neighbours are actually doing is a site question, not a paper one.

What we do with plans

We use them the way they are meant to be used: to work out where a requirement fits, what a plot is next to, and how it connects to the highway, and then we go to the unit office and to the market for everything the plan cannot say. When a seller shows us a plan as evidence that a plot is available or clean, we treat that as an unanswered question rather than an answer.

We do not publish a live availability list built from layout plans, and we would treat any site that does with suspicion. The plan is public; the position on a plot is not, and it changes.

If you are reading a plan against a real requirement, send us the process, the plot size, the power you need and how material moves in and out. We will tell you which areas fit and which positions inside them are worth asking the unit office about.

Frequently Asked Questions About How to Read a RIICO Layout Plan

Where do I find the layout plan for a RIICO area in Bhiwadi?

RIICO publishes them in its layout-plan index, and our industrial pillar links each Bhiwadi Unit-I and Unit-II industrial area directly to RIICO’s own plan, so you can read the source rather than a copy of it.

The plan shows plots with no names on them. Does that mean they are free?

No. A layout plan shows how the area was divided and numbered; it is not an allotment register. Plots that appear identical on the plan can be allotted, under a scheme, in breach of utilisation conditions or transferable, and the plan does not distinguish them.

How many RIICO industrial areas are there in Bhiwadi?

RIICO’s layout-plan index, updated 2 June 2026, carries 13 industrial-area entries: three under Bhiwadi Unit-I and ten under Bhiwadi Unit-II. A higher count usually includes the commercial complexes and the sabji-mandi kiosk layout that share the index. A lower one usually folds the four extensions (Kaharani, Bandapur, Salarpur and Karoli) into their parent areas.

Can I rely on the road widths shown in the plan?

Read them as what was planned. What exists on the ground is a site-visit question, and on an older area the two are worth comparing rather than assuming they match.

Which office do I take a plot number to?

The RIICO unit office that holds the area: Bhiwadi Unit-I at Udyog Bhawan, RIICO Chowk, for Bhiwadi, Kaharani and Shahdod, and Bhiwadi Unit-II on Rest House Road for the other ten. The sale deed is a separate step at the sub-registrar office, and for several Unit-II areas that is Bhiwari rather than Tapukara.

Continue Reading

Industrial Four Numbers on a RIICO Plot: Allotment Rate, Reserve Price, DLC and Resale

Industrial Dharuhera vs Bawal for Industrial Property: What Changes Between the Two

Industrial RIPS 2024 Stamp Duty Exemption: What a Manufacturer Buying Industrial Land in Rajasthan Actually Gets