Dholera, Ahmedabad, Gujarat, India Lands in Dholera SIR
Dholera High Access Corridor
August 2026
Development Plan, GDCR, TP Scheme Documents
~2,465 hectares
Mixed-Use & Transit-Oriented
TP2, TP3, TP4, TP5, TP6
1,500 – 5,000 sqm
Dholera Draft GDCR
DICDL
Table of Contents
✓ Suitable For
- Multi-storey apartment projects
- Mixed-use commercial and residential development
- Hotels, malls and multiplexes
- Serviced apartments and worker housing
- Developers who can commit 1,500 sqm or more
✕ Not Ideal For
- Standalone bungalows or low-density villas
- Factories or manufacturing units
- Warehousing and heavy logistics
- Plots smaller than 1,500 sqm
- Short-term buying and reselling
Illustrative representation of a planned environment. Not a photograph of current site conditions.
Overview
The High Access Corridor covers about 2,465 hectares — roughly 4% of Dholera’s developable land (DSIRDA Draft Development Plan, Table 3-2). It runs along the city’s planned public transport routes, and everything about how it’s regulated follows from that one idea: put density where the transit is.
This is where Dholera allows its tallest and densest building. On roads of 55 metres and above, FAR goes up to 5 and height up to 150 metres — the highest anywhere in the region. For comparison, the Residential Zone tops out at FAR 2.0 and 18 metres, and the Industrial Zone at 1.8 and 25 metres.
There’s a catch, and it’s an unusual one. That FAR of 5 only applies if you cover 10% or less of your plot at ground level. Cover 10–20% and you get FAR 4. Cover 20–30% and you drop to FAR 3 with a height cap of 32 metres. In other words, the rules push you towards a slim tower on open ground rather than a squat block filling the plot. Build tall and leave space, or build wider and stay low.
Minimum plot sizes are large. You need 5,000 sqm to build on a 55-metre road and 1,500 sqm on anything narrower. The minimum road width in this zone is 18 metres, so there is no narrow-lane development here at all.
2.0 – 5.0 (by road and coverage)
16 m – 150 m
10,000 to 50,000
Activation, Linear & Future
Permitted Uses
Development Regulations
| Road ROW | Min. Plot Size | Max FAR | Ground Coverage | Max Height | Setbacks |
|---|---|---|---|---|---|
| Roads 55 m ROW and above — up to 10% coverage | 5,000 sqm | 5.0 | Up to 10% | 150 m | 10m – 8m – 6m – 6m |
| Roads 55 m ROW and above — 10% to 20% coverage | 5,000 sqm | 4.0 | 10% – 20% | 126 m | 9m – 7m – 6m – 6m |
| Roads 55 m ROW and above — 20% to 30% coverage | 5,000 sqm | 3.0 | 20% – 30% | 32 m | 8m – 6m – 6m – 6m |
| Roads 25 m to below 55 m ROW | 1,500 sqm | 2.5 | 40% | 20 m | 8m – 6m – 6m – 6m |
| Roads below 25 m ROW | 1,500 sqm | 2.0 | 40% | 16 m | 8m – 6m – 6m – 6m |
Zone in Dholera
Where this zone sits within Dholera SIR, and which TP schemes and villages it covers.
Highlighted High Access Corridor Map
- TP Scheme 2
- TP Scheme 3
- TP Scheme 4
- TP Scheme 5
- TP Scheme 6
- Mundi
- Panchi
- Sandhida
- Sangasar
- Hebatpur
- Otariya
Investment Perspective
This section is DholeraProp’s own assessment, based on published planning documents and observed on-ground status. It is not investment advice, and it makes no claim about future prices or returns. Please make your own checks before any purchase decision.
- Highest permitted FAR in Dholera — up to 5.0 on the widest roads
- Planned along public transport routes, so access is designed in
- Mixed-use permissions: housing, retail, hotels and offices on the same land
- 690 hectares fall in Phase 1 of the development plan
- Roads and trunk infrastructure work is under way
- Transit infrastructure is still at the planning stage
- Large mixed-use allotments are at an early stage
- Progress varies across different parts of the corridor
- High-rise residential projects
- Mixed-use commercial and retail development
- Hotels and serviced apartments
- Worker housing near employment centers
- Residential and commercial developers
- Hospitality operators
- Institutional buyers with capital for large parcels
- Long-horizon investors — not short-term traders
Risks & Considerations
- The high FAR here depends on transit actually being built. The zone’s value case rests on public transport that is still at the planning stage.
- Minimum plot sizes are large — 5,000 sqm on the widest roads. This zone is not open to small buyers.
- FAR 5 only applies at 10% ground coverage or less. Most conventional building layouts will not qualify, and the design cost of a tower is higher.
- The regulations come from a document that carries “Draft” in its title. Confirm the current notified position before you commit money.
- Development is uneven. Check the specific survey number, not the corridor as a whole.
- Zone classification alone doesn’t make land buildable. Title, legal road access and approvals need separate checking.
Indicative Land Prices
Land in the High Access Corridor prices above most of Dholera, and for a straightforward reason: you can build more on it. Higher FAR means more saleable area from the same plot, and the market prices that in.
Within the corridor, where the plot sits still matters most. Land near transit alignments and in earlier development phases costs several times what land in later phases costs. Here’s roughly where things stand.
| Location | What it means | Indicative rate |
|---|---|---|
| Activation Area | Roads, utilities and trunk infrastructure already in place. This is where Dholera's existing industries are. | ₹20,000 – ₹50,000 per sq. yard |
| Linear Development | Sub-TP schemes running along both sides of the expressway. Work has started and final draft maps are out. | ₹15,000 – ₹30,000 per sq. yard |
| Future Development | The remaining sub-TP schemes. Planned, but development hasn't begun. | ₹10,000 – ₹20,000 per sq. yard |
Minimum plot size here is 1,500 sqm on narrower roads — about 1,800 square yards — and 5,000 sqm on roads of 55 metres and above, about 6,000 square yards. So the smallest plot you can build on works out to roughly:
- ₹10,000 to ₹20,000 in a Future Development area
- ₹15,000 to ₹30,000 in a Linear Development area
- ₹20,000 to ₹50,000 in the Activation Area
A 5,000 sqm plot on a 55-metre road runs about 3.3 times those figures. This is a developer’s zone, not an individual buyer’s.
Conversions: 1,500 sqm ≈ 1,794 sq. yd · 5,000 sqm ≈ 5,980 sq. yd
You’ll notice the bands overlap. That isn’t sloppiness — it’s how the market actually behaves. A well-placed parcel in a Future Development area can cost more than a poorly placed one in Linear Development. Six things decide where a specific plot lands:
- Which zone it’s in. Land use changes value. High Access Corridor, City Centre and Knowledge & IT land prices well above industrial and residential land, because what you’re allowed to build there is worth more per square yard.
- Which TP scheme. Even within the same development phase, TPs don’t price alike.
- Road and access. Not just width. Direct frontage versus an internal road, a corner position, access from two sides, how close the expressway runs. Wider roads also carry a higher FAR, so you can build more on the same plot.
- The parcel itself. Size, shape, how deep it is relative to its frontage, whether adjoining land is available, whether it’s low-lying or already filled, and where your final plot ends up after the TP scheme reorganises boundaries.
- Legal readiness. Clear title, clean ownership entries, no encumbrances, NA status where it applies, and how many co-owners have to sign. Land that’s ready to transact is worth more than identical land that isn’t.
- What’s on the market right now. Inventory and demand shift month to month.
These are the rates we’re seeing as of August 2026. For what’s current on a specific TP scheme or plot size, message us on WhatsApp — we’ll tell you where things actually stand.
Indicative bands based on current seller quotations, buyer enquiries and DholeraProp market observations, as of August 2026. These are not official or government-fixed rates. Actual pricing depends on the specific parcel, its TP scheme, road access, legal status and what’s available at the time.
Available Properties
Listings are offered by private parties. DICDL and DSIRDA are not involved in private
property transactions.
Frequently Asked Questions
What is the High Access Corridor in Dholera SIR?
What is the maximum FAR in the High Access Corridor?
How tall can you build in Dholera's High Access Corridor?
What is the minimum plot size in the High Access Corridor?
Can I build a house in the High Access Corridor?
What is the price of land in the High Access Corridor?
Primary References
Information on this page is compiled from the following publicly available documents.
Published by DSIRDA
General Development Control Regulations
Applicable TP scheme documents
State and authority notifications
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