India's first Delhi–Mumbai Industrial Corridor node — a 920 sq km planned city near Ahmedabad, anchored by a Tata semiconductor fab, a now-operational expressway, and an under-construction international airport. HTS Realty is your channel partner on the ground, with verified plots from reputed developers.
Compiled September 2026 from government notifications and independent news reporting, in two parts — land within the official SIR boundary, and land outside it that's often marketed under the same name. See Sources at the bottom before quoting any figure to a client.
HTS Realty is a channel partner with RERA-registered developers active in Dholera SIR, giving direct access to genuine plot inventory. Founded by Army veterans, we bring the same discipline and transparency to real estate that we brought to service.
Every project we present is checked for RERA registration and TP scheme status first.
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The 920 sq km notified region — DSIRDA-governed, higher FSI, planned trunk infrastructure.
A greenfield planned industrial and residential region in Ahmedabad district, Gujarat, about 100 km from Ahmedabad city. Declared a Special Investment Region under the Gujarat Special Investment Region Act, 2009, and the first investment node of the Delhi–Mumbai Industrial Corridor (DMIC).
Dholera Special Investment Region Development Authority — planning and regulatory body, government land administration, single-window approvals. Constituted Feb 2010.
Dholera Industrial City Development Ltd — the implementing SPV building trunk infrastructure. Incorporated 2016; 51% DSIRDA, 49% NICDC Trust.
For precise TP scheme boundary maps, cross-check the official portal — dholera.gujarat.gov.in — before finalizing a purchase. Ask us and we'll pull the current TP map for a specific plot.
Six numbered Town Planning Schemes cover roughly 422 sq km of the 920 sq km region — land outside these schemes remains under general Gujarat agricultural land law until brought into a scheme.
| Scheme | Area | Plots | Villages | Character |
|---|---|---|---|---|
| TP 1 | ~51.4 sq km | — | 4 villages (incl. Kadipur, Ambli, Bhadiyad, Gogla) | Residential / mixed-use — infrastructure well advanced |
| TP 2 · Activation Area | ~102.3 sq km | — | 10 villages (incl. Dholera, Gorasu, Otariya, Khun, Mundi, Sandhida) | Residential / industrial — most developed zone, core utilities largely operational |
| TP 3 | ~66.6 sq km | — | 8 villages (incl. Sodhi, Sangasar, Otariya, Sandhida, Panchi, Cher) | Industrial / warehousing, in development |
| TP 4 | ~60.0 sq km | — | 8 villages (incl. Mundi, Panchi, Hebatpur, Zankhi, Bhangadh, Mahadevpura) | Industrial / warehousing — partly developed, remaining sub-zones phased |
| TP 5 | ~74.75 sq km | 853 | 5 villages (Panchi, Bavaliyari, Sodhi, Sangasar, Hebatpur) | IT park / knowledge zone, early-stage |
| TP 6 | ~67.3 sq km | 612 | 5 villages (Zankhi, Bavaliyari, Bhangadh, Mingalpur, Hebatpur) | Long-term mixed development, largely undeveloped |
TP 1–2 and 5–6 areas are cross-confirmed across independent sources; TP 3–4 areas and all TP 1–4 plot counts come from a single secondary source — treat as indicative pending direct DSIRDA confirmation.
| Project | Status |
|---|---|
| Ahmedabad–Dholera Expressway 109 km, 4-lane (expandable to 8), ₹3,196 Cr |
Operational Inaugurated 31 Mar 2026 by the PM. Sarkhej (Ahmedabad) to Adhelai (Bhavnagar) via Dholera SIR — roughly a 40-minute drive from Ahmedabad. |
| Dholera International Airport 3,200 m runway, 4E category, ~20 km from SIR |
Under construction AAI trial landing completed June 2026. Commissioning targeted December 2026. |
| Ahmedabad (Sarkhej)–Dholera Semi-High-Speed Rail 134 km, ₹20,667 Cr — India's first semi-high-speed rail line |
Approved CCEA-approved 13 May 2026. Links Ahmedabad, Dholera SIR, Dholera Airport and the Lothal Maritime Heritage Complex. Targeted FY 2030-31. |
| Bhimnath–Dholera Freight Rail Link — |
Approved Approved by NICDIT's board; land acquisition underway. |
| Ultra Mega Solar Park 4,400 MW planned |
Phase 1 underway 1,000 MW Phase-1; 300 MW already commissioned by Tata Power. |
Gujarat's FY2026 state budget allocated ₹610 Cr for Phase-1 trunk infrastructure at Dholera — airport support works, roads, water/wastewater treatment, underground power, and smart ICT.
Built with Taiwan's PSMC. Cabinet-approved Feb 2024; SEZ notified April 2026 (66.166 ha). Partnered with ASML (May 2026). First chip output targeted end-2026 — a target, not a guarantee.
Silicon / silicon-carbide (SiC) power semiconductor platform. Tied to an MOU with Hitachi India and the Gujarat State Electronics Mission.
Renewable-powered. Agreement signed at India's AI Impact Summit 2026. Operations targeted from 2028.
Confirmed by Embraer's CEO. Production contingent on ~200 aircraft orders; 2028 floated as a possible start.
One trade-press figure cites TP-1 rates rising from roughly ₹60,000–70,000/sq yd in 2015 to ₹6.5–7 lakh/sq yd in 2025 — about a tenfold rise, attributed to the expressway, the semiconductor investment, and NRI demand from the US, UK, UAE and Singapore.
Granular, zone-by-zone pricing across TP schemes is not independently published by any government source we could verify — most online figures come from developer/brokerage marketing, not audited sales data. Always ask which exact TP scheme and zone a quoted price applies to.
Land near, but outside, the 920 sq km boundary — a different regulatory category, and where most cheaper "Dholera" listings actually sit.
The official boundary covers 22 villages across 920 sq km — 19 under Dhandhuka Tehsil, 3 under Barwala Tehsil. Only this land is eligible for DSIRDA's zoning benefits, higher FSI, and planned trunk infrastructure.
Bavaliyari, Bhadiyad, Bhangadh, Bhimtalav, Dholera, Gorasu, Kadipur, Khun, Mahadevpura, Mingalpur, Mundi, Otariya, Panchi, Rahatalav, Sandhida, Zankhi, Ambli, Cher, Gogla
Hebatpur, Sangasar, Sodhi
Industry commentary flags a recurring pattern: land near, but outside, the SIR boundary — e.g. along the Dholera–Dhandhuka Road — marketed as "Dholera Corridor". That land sits outside DSIRDA's jurisdiction, with lower permitted FSI (commonly cited ~1.0, vs. 2.0–5.0 inside the SIR) and a separate approval process. One source cites a reported price gap exceeding 400% between land just inside vs. just outside — indicative, not confirmed, but the direction is consistent across sources.
Not every outside-boundary project is illegitimate — a properly approved, RERA-registered highway-facing project can be a genuine, if different, investment category. The two just aren't interchangeable, and any pitch should say plainly which one is being offered.
Outside-SIR land doesn't get DSIRDA's zoning entitlements, but the broader Bhavnagar–Ahmedabad coastal region has a genuinely large infrastructure pipeline of its own — real drivers of long-term regional value, even though none of them change FSI or approval authority for outside-SIR plots:
₹1,33,246 Cr (~$14 billion) freshwater reservoir across the Gulf of Khambhat — a 60+ km dyke carrying a 16-lane roadway and 4-lane rail, cutting the Bhavnagar–Surat road route from ~356 km to ~177 km. Includes ~2,470–2,500 MW hybrid renewable energy and irrigation for ~10 lakh hectares across nine districts. DPR nearing completion (per a July 2026 Ministry of Jal Shakti release); environmental clearance applications submitted May 2026. Construction targeted ~2028, completion projected mid-2030s.
~68 km, 4-to-6-lane access-controlled expressway with a sea bridge across the Gulf of Khambhat, integrated with Kalpasar. DPR consulting underway (~12 months) as of mid-2026 — no construction timeline yet.
₹4,500 Cr, ~580 acres initially (potentially ~1,200 acres). Container, multipurpose, Ro-Ro and proposed liquid cargo terminals. Positioned by developer-side commentary as complementary to Dholera's logistics needs — construction timeline and final approval status not confirmed.
| Village | Price Range | Zone |
|---|---|---|
| Dholera Village | ₹65–85 lakh / bigha | Inside SIR — TP Phase 1 |
| Ambli | ₹60–80 lakh / bigha | Inside SIR — TP Phase 1 |
| Kadipur | ₹60–75 lakh / bigha | Inside SIR — TP Phase 1 |
| Gorasu | ₹55–70 lakh / bigha | Inside SIR — TP Phase 1 |
| Bhadiyad | ₹55–70 lakh / bigha | Inside SIR — TP Phase 1 |
| Bavliyari, Cher, Gogla, Mahadevpura, Bhimtalav | ₹35–55 lakh / bigha | Inside SIR — TP Phase 2 |
| Zankhi, Sandhida, Sangasar, Khun, Mundi, and others | ₹25–40 lakh / bigha | Inside SIR — TP Phase 3 |
| Pipli | ₹22–28 lakh / bigha | Outside SIR |
| Shela | ₹20–28 lakh / bigha | Outside SIR |
| Valinda | ₹20–27 lakh / bigha | Outside SIR |
| Gamph, Kamiyala, Kasindra | ₹20–25 lakh / bigha | Outside SIR |
| Navagam | ₹18–22 lakh / bigha | Outside SIR |
Unit is per bigha, not per square yard — and "bigha" isn't standardized across Gujarat, so converting to a per-sq-yard figure adds another layer of guesswork. A separate source quotes outside-SIR entry pricing directly in per-sq-yard terms, around ₹6,000–10,000/sq yd — a figure that doesn't reconcile cleanly with the bigha numbers above, which is exactly why this section is flagged unverified.
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