Dholera, Ahmedabad, Gujarat, India Lands in Dholera SIR
Dholera SIR Land Use Zones
Dholera SIR’s development plan divides the region into land use zones, and the zone your plot falls in decides three things: what you can build, how much floor area you get relative to the plot, and how tall you can go. Two plots of identical size in different zones can be worth very different amounts for exactly this reason.
Eight zones are covered below. Each page sets out the same ground — how big the zone is, what is permitted, the FAR and height rules by road width, which TP schemes and villages it covers, indicative rates, and what to check before buying. Figures come from the DSIRDA Draft Development Plan and the Dholera Draft GDCR, with the source named next to each number.
What a Zone Decides
People often assume a plot’s value comes down to its size and location. In Dholera, the zone matters more than either. The High Access Corridor permits an FAR of up to 5.0 and buildings up to 150 metres. The Tourism & Resorts zone permits 0.33 and a single storey above ground. Same land area, fifteen times the difference in what you can build.
Within any zone, the width of the road your plot faces changes the numbers again — a wider road generally means a higher FAR. The zone sets the ceiling; the specific plot decides how close to that ceiling you get.
The largest zone is Industrial at about 11,457 hectares, followed by Residential at 9,780. The smallest covered here is Logistics at roughly 204.
Zone classification tells you what is permitted on paper. It does not confirm that a specific survey number is buildable, that the title is clear, or that infrastructure has reached it. Those are separate checks.
Explore All 8 Zones
Compare All 8 Zones
| Zone | Area (ha) | Max FAR | Max height | Min. plot size | Indicative rate (per sq. yd) |
|---|---|---|---|---|---|
| Industrial | 11,457 | 1.8 | 25 m | 1,000 sqm | ₹5,000 – ₹30,000 |
| Residential | 9,780 | 2.0 | 18 m | From 200 sqm | ₹8,000 – ₹40,000 |
| Sports & Recreation | 4,500 | 0.5 | 25 m | Not stated | ₹5,000 – ₹25,000 |
| Tourism & Resorts | 3,889 | 0.33 | 9 m | 4,000 sqm | ₹5,000 – ₹25,000 |
| High Access Corridor | 2,465 | 5.0 | 150 m | 1,500 – 5,000 sqm | ₹10,000 – ₹50,000 |
| Knowledge & IT | 1,230 | 5.0 | 150 m | 1,500 sqm | ₹10,000 – ₹50,000 |
| City Centre | 679 | 5.0 | 150 m | 1,500 sqm | ₹10,000 – ₹50,000 |
| Logistics | 204 | 1.0 | 25 m | Not stated | ₹15,000 – ₹30,000 |
Areas from the DSIRDA Draft Development Plan (Table 3-2). FAR, height and plot size from the Dholera Draft General Development Control Regulations. Rates are indicative market observations as of August 2026, not official or government-fixed rates. Two further zones — Public Facility (562 ha) and Strategic Infrastructure (323 ha) — appear in the development plan but are not open to private purchase.
Which Zone Is Right for You?
Most buyers arrive knowing what they want to do, not which zone allows it. The short version:
- A factory, workshop or warehouse — Industrial Zone. Lowest cost per square yard among the buildable zones, and the largest supply.
- A house for your family — Residential Zone. The only zone that permits row houses and villas on individual plots.
- An apartment or mixed-use project — High Access Corridor, or City Centre for the commercial core. Both need 1,500 sqm minimum.
- An IT park, college or research campus — Knowledge & IT Zone. Budget time for the Campus Master Plan approval.
- Offices, retail or a hotel — City Centre Zone.
- A resort or beach hotel — Tourism & Resorts Zone, under CRZ III rules.
- Warehousing near freight infrastructure — Logistics Zone, though at 204 hectares supply is limited.
Looking for a Village Instead?
Zones tell you what can be built. Villages tell you where the land actually is, who owns it, and what records to check. Dholera SIR covers 22 revenue villages, and land in any zone sits inside one of them.
Frequently Asked Questions
How many zones are there in Dholera SIR?
Which zone has the highest FAR in Dholera?
Which is the largest zone in Dholera SIR?
Can I build a house in the Industrial Zone?
How do I find out which zone my plot is in?
Does the zone decide the price of land in Dholera?
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