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Published on:

December 11, 2025

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SEZ Rules: Updated Special Economic Zone Guidelines Explained

SEZs were built to supercharge exports, yet the rules shaping them have never stood still. The latest updates for 2025 shake up a few long-held assumptions, especially for industries entering high-stakes manufacturing. If you’ve ever noticed how some units pick up speed while others seem stuck, a lot of that comes down to what the rules allow and what they don’t.

This guide lays out the recent changes in simple terms, so you can understand what shifted and how those shifts play out on the ground.

The core SEZ framework: what still holds and what shifted

The 2024-2025 updates are reshaping land norms, DTA sales, and NFE

What these changes mean for operations, compliance, and future planning

What are SEZs and why do they matter

SEZs sit inside India’s borders but operate like a different zone entirely, duty-free, customs-free, and far lighter on red tape. SEZs were basically created to make trade quicker and cut out a lot of the usual slow steps. That’s the whole point make it easier for businesses to get things done without constant hurdles.

The framework comes from the SEZ law passed in 2005 and the rules added in 2006. Those set the ground rules that everyone still follows. India has a little under 300 active SEZs now. They’ve ended up playing a big part in export activity, even if most people don’t think about them day to day.

At their core, SEZs aim to spark, build jobs, attract investment, and strengthen infrastructure, the kind of goals that push an economy forward.

SEZ Act 2005 and SEZ Rules 2006

The SEZ Act of 2005 brought stability to a policy area that had spent years shifting under companies’ feet. Once the Rules came into effect in 2006, the framework finally had structure, and that structure still guides how SEZs operate today.

Under this setup, an SEZ is treated as a space outside India’s customs jurisdiction, which unlocks duty-free imports and broad tax and GST exemptions. Some of those perks phase out over time, but the main incentives still matter and usually decide how units plan their setup and daily work.

Most of the process runs on self-certification, and approvals go through one window. That’s the part people tend to appreciate, since it cuts a lot of the back-and-forth that usually slows things down. Units are expected to maintain positive Net Foreign Exchange over five years, and until recent updates, domestic sales meant paying full customs duty.

Developers get their own set of benefits for building the infrastructure inside a zone. The approval path is pretty straightforward: big decisions go to the Board of Approval, and the day-to-day calls are handled by the Development Commissioner inside the zone.

Updated SEZ guideline 2024-2025

The recent SEZ updates changed a couple of rules that had been in place for years. They matter most for sectors that take a lot of capital and time to build out, like semiconductors, electronics, and the supplies that sit around them.

In a way, these tweaks move SEZs closer to a setup that works for both export work and domestic supply needs, instead of locking everything into the old export-only mindset.

1. Land requirement cut to 10 hectares

High-tech manufacturing doesn’t need sprawling campuses anymore. The minimum land requirement for semiconductor and electronics-focused SEZs has been reduced from 50 hectares to 10 hectares. That shift lowers the barrier for companies with advanced but compact facilities, a common setup in chip everything into the old export-only mindset.

2. Encumbrance-fee rule relaxed

Under the older rukes, land had to be completely free of encumbrances before it could even be considered. The Board of Approval now has the flexibility to greenlight land even if it’s mortgaged or leased to government agencies. It trims weeks, sometimes months, from the acquisition timeline, which matters a lot for industries where delays compound quickly.

3. Domestic sales allowed with duties

SEZs have long been tied to an export-first model. The updated guidelines open the door for units to sell into the Domestic Tariff Area after paying the applicable duties. It’s a quiet but meaningful shift. High-tech manufacturers can now serve domestic supply chains without stepping outside SEZ operations, and India gains a stronger local production base in sectors that used to depend heavily on imports.

4. NFE Calculation updated

Electronic and semiconductor companies often work with free-of-cost consignment tooling, components, prototypes, or specialized material supplied by global partners. The updated rules allow these free-of-cost goods to be included in Net Foreign Exchange calculations. That small change helps units maintain the positive NFE required over five years, keeping them compliant without adding artificial costs.

Together, these updates make SEZs more practical for complex, high-investment industries that move fast but build slowly, a mix that India aims to support more aggressively in the years ahead.

SEZ Operational Rules: What businesses must know

SEZs keep the rules straightforward so units can focus on production instead of paperwork. You can run manufacturing or services inside the zone, and both get the same core advantage: full duty exemption on imports, capital goods, and most procurement tied to approved operations. Tax benefits under Section 10AA sit on top of that, though some incentives follow sunset timelines.

You’re free to subcontract work, which helps balance seasonal demand or handle overflow without slowing output. Approvals move through a single-window system covering both state and central clearances, which removes the usual maze of forms that slow investment outside SEZs.

Customs officers sit inside the zone, so cargo moves quickly. Routine checks aren’t required, and most processes run on self-certification. The zone itself is split into two areas: a processing area where units operate, and a non-processing area that houses support infrastructure.

Developers get separate benefits for creating that infrastructure, though those incentives follow their own sunset cycle. Different industries end up using SEZs in their own ways. IT and ITeS mostly stick to service-driven zones. FTWZs are more about the storage and movement of goods. Multi-sector zones tend to be a mix of electronics, engineering units, and whatever else fits.

The rulebook stays the same, but how each sector works within it usually depends on what they actually need on the ground.

The Future: DESH Bill and SEZ 2.0

The DESH Bill pushes SEZs into their next phase by turning them into broader Development Hubs. Instead of operating as export-heavy pockets, these hubs blend domestic and global activity so companies don’t feel boxed in by old limits.

This shift traces back to the Baba Kalyani Committee, which called for incentives tied to jobs, investment, and value addition rather than strict export metrics. It also pushed for better infrastructure and walk-to-work zones that make these hubs easier to operate in and easier to live around.

If the recent updates for the semiconductor and electronics unit felt different, that’s intentional. They’re early signals of where the larger policy framework is heading.

Conclusion

SEZ rules shifted a bit this year. Not huger headline stuff, but enough to nudge how companies plan their setup inside these zones. Now that you’ve seen the changes, you probably have a basic sense of what’s different.

Key takeaways:

The land requirement dropped, and the encumbrance rule isn’t as strict anymore. That alone makes it easier for semiconductor and electronics projects to get moving without the usual land issues slowing everything down.

Domestic sales with duties open a new path for companies that once felt boxed into export-only models.

NFE tweaks reduce pressure on sectors where free-of-cost goods are part of normal production cycles.

SEZs are shifting toward integrated development hubs, blending global and domestic growth.

If keeping track of compliance, documentation, and tax accuracy still feels messy, Swipe helps you move through those steps with fewer snags and a cleaner way to manage every invoice and record as SEZ rules continue to shift.

FAQs

1. Can SEZ units sell in the Domestic Tariff Area (DTA)?

Yes. They can sell after paying the duties. It’s a practical change. The older, export-heavy model boxed units in, and this update lets them serve domestic buyers without stepping outside SEZ operations.

2. What is the Net Foreign Exchange (NFE) requirement for SEZ units?

Units need to stay positive across five years. A small but useful tweak now lets free-of-cost goods count toward NFE, helpful for industries where partners often send tools or materials without charging for them.

3. What incentives do SEZ units receive?

Units gain access to:

Duty-free imports.

GST relief.

Tax benefits under Section 10AA.

A single-window approval setup.

Fast customs handling.

All of this lowers friction and makes exports and manufacturing easier to scale.

4. Are the updated SEZ Rules applicable to all industries?

Some changes, like smaller land requirements and domestic sales permission, apply mainly to semiconductors and electronics. The broader and operational rules continue to apply across all SEZ categories.

5. Who can set up an SEZ unit?

Companies, LLPs, partnerships, individuals, and foreign entities can apply. Approvals come from the Approval Committee, led by the Development Commissioner inside each zone.