Bhiwadi Industrial Area: RIICO Estates, Vacant Plots and Allotment Rules (2026)

1. At a glance

2. Industrial areas under the two Bhiwadi units

RIICO's Land Availability page links the layout plan for each area (updated 3 September 2026). Unit II's newer estates, such as Salarpur, Chopanki and Kerwa, hold most of the land still available.

3. Vacant plots RIICO listed on 14 November 2026

RIICO's vacant plots list updates in real time. On 14 November 2026 it showed these industrial-use plots:

• Unit I plots ranged from about 489 to 4,750 Sq.Mt.
• Unit II plots ranged from 182 Sq.Mt. to one large parcel of about 1,01,175 Sq.Mt. (about 25 Acre).
• The list does not show prices. RIICO fixes a prevailing rate for each industrial area, and e-auctions set the price in saturated areas.

4. Three ways to get land in Bhiwadi

1. A vacant RIICO plot in an unsaturated area, at the prevailing rate, or through direct allotment when a phase is open.
2. An e-auction plot in a saturated area such as the older Bhiwadi estates, where the highest bid sets the price. RIICO's e-auction page links the rules, user manual and dashboard.
3. A resale plot or factory from an existing allottee, with RIICO's transfer permission. Most of Bhiwadi's older estates trade this way.

A few private industrial colonies near Bhiwadi are registered with Rajasthan RERA; see our Bhiwadi–Neemrana corridor page.

5. How RIICO allots land in Bhiwadi

Saturated or not decides the route

• Saturation: under Rule 3 of the RIICO Disposal of Land Rules, an industrial area is declared saturated once 70% of its saleable industrial land is allotted.
• Unsaturated areas: plots are allotted at the area's prevailing rate of allotment, which RIICO fixes and revises for each industrial area.
• Saturated areas: plots normally go by e-auction. The successful bidder pays 25% of the premium and other dues as the e-auction rules set out, and the balance 75% as Rule 12 provides.
• Direct allotment: RIICO's Direct Allotment Scheme 2025 (Order 2/2025) offered plots at reserve rates to investors who signed MoUs at the Rising Rajasthan Global Investment Summit 2024, in industrial areas below 80% allotted. Where several applicants want a plot of up to 50,000 Sq.Mt., an e-lottery decides.
• Later phases: Rajasthan Patrika reported that phase 10 of direct allotment opened on 1 May 2026 with more than 5,500 industrial and logistics plots in 103 industrial areas.

What you pay (Rule 12, allotment without auction)

Under the Direct Allotment Scheme the figures differ slightly: a Rs 1,000 participation fee plus GST, 5% earnest money, then 1% security and 25% of premium within 30 days of the letter of offer.

Lease and economic rent (Rule 9)

• The lease runs for 99 years from the date of allotment.
• Allottees from 1 January 2020 pay economic rent once, as a lump sum equal to 10 years' rent, with the first 25% of premium. The plot stays leasehold.

Deadline to start production (Rule 21)

• Two years from possession (or deemed possession) if no Environmental Clearance is needed; three years if it is. This applies to allotments from 4 April 2025.
• To count as utilised, an industrial plot needs construction on at least 30% of the plot area on the ground, or the permissible built-up area ratio.
• Delays need a time extension under Rule 23-C, with retention charges. RIICO can resume unutilised land on 90 days' notice and refund the premium, forfeiting the security money (Rule 17-A).

6. Across the border in Haryana

HSIIDC estates sell by e-auction with a reserve price and are leased differently. See the HSIIDC estates hub and IMT Bawal guide.

7. Common mistakes with RIICO plots in Bhiwadi

1. Missing the 30-day payment window. If the 25% premium and other dues are not paid within 30 days of the offer letter, the offer lapses and the keenness money is forfeited.
2. Assuming the rate is fixed. Allotment is at the area's prevailing rate, which RIICO revises, or at the auction price in saturated areas.
3. Starting late. The two-year production deadline runs from possession or deemed possession, whether or not you are ready, and extensions cost retention charges.
4. Under-building. A plot counts as utilised only with construction on at least 30% of its area on the ground, or the permissible built-up area ratio.
5. Buying a resale plot without checking production status. A buyer of a utilised plot must start production in its own name within the Rule 21 period.
6. Sub-letting without approval. RIICO's rules treat long sub-leases as transfers and charge transfer charges.

RIICO terms explained

• Prevailing rate of allotment: the rate RIICO fixes for each industrial area and revises from time to time.
• Saturated area: an industrial area with 70% or more of its saleable industrial land allotted, where plots normally go by e-auction.
• Keenness money: the 5% deposit with an application for an industrial plot outside auction.
• Economic rent: RIICO's annual lease rent, now paid as a 10-year lump sum by new allottees.
• Retention charges: the charge for keeping a plot beyond the time allowed to start production.
• Deemed possession: the date from which RIICO treats possession as given, even if you have not taken it physically.

8. Before you buy in Bhiwadi

1. Confirm the industrial area and plot on RIICO's layout plan and vacant plots list.
2. Ask the unit office for the prevailing rate, or read the e-auction catalogue for the reserve and earnest money.
3. For a resale, ask for the lease deed, RIICO's transfer permission and a no-dues certificate, and check whether the seller started production on time.
4. Check the permitted industry category and Rajasthan State Pollution Control Board consent for your process.
5. Work out the Rule 21 deadline from your possession date and plan construction to meet it.

Read our land title checklist before paying a token.

9. Talk to our industrial land team

Farmland India's industrial land team can shortlist parks in Bhiwadi and across the border by plot size, budget and pollution category, and line up site visits. Browse industrial parks listed on Farmland India or compare nearby belts: Bhiwadi–Neemrana, RIICO Neemrana, IMT Bawal.

Frequently Asked Questions

Sources

• RIICO: Disposal of Land Rules, 1979 (amended up to 8 April 2026)
• RIICO: Direct Allotment Scheme 2025, Order 2/2025
• RIICO: Land Availability page (unit-wise industrial areas, layout plans)
• RIICO: List of vacant plots (live), checked 14 November 2026
• RIICO: E-Auction page
• Rajasthan Patrika: RIICO direct allotment phase 10 (May 2026, reported)
• HSIIDC: Land rates, reserve price for industrial plots FY 2026-27

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