Dholera, Ahmedabad, Gujarat, India Lands in Dholera SIR
Dholera City Centre Zone
August 2026
Development Plan, GDCR, TP Scheme Documents
~679 hectares
Mixed-Use Commercial & Civic
Up to 5.0
1,500 sqm
Dholera Draft GDCR
DICDL
Table of Contents
✓ Suitable For
- Commercial office and retail developments
- Hotels, malls and multiplex projects
- Hospitals, colleges and civic institutions
- High-rise residential and serviced apartments
- Developers who can commit 1,500 sqm or more
✕ Not Ideal For
- Building a single house to live in
- Manufacturing or warehousing units
- Low-rise bungalow or villa projects
- Plots smaller than 1,500 sqm
- Buyers looking for the cheapest entry into Dholera
Illustrative representation of a planned environment. Not a photograph of current site conditions.
Overview
2.0 – 5.0 (by road & coverage)
150 m
₹10,000 – ₹50,000 per sq. yd
Activation, Linear & Future
Permitted Uses
Development Regulations
| Road ROW | Min. Plot Size | Max FAR | Ground Coverage | Max Height | Setbacks |
|---|---|---|---|---|---|
| 55 m ROW and above — ground coverage up to 10% | 5,000 sqm | 5 | 0–10% | 150m | 10m-8m-6m-6m |
| 55 m ROW and above — ground coverage 10–20% | 5,000 sqm | 4 | 10–20% | 126m | 9m-7m-6m-6m |
| 55 m ROW and above — ground coverage 20–30% | 5,000 sqm | 3 | 20–30% | 32m | 8m-6m-6m-6m |
| Plots on roads 25 m to below 55 m ROW | 1,500 sqm | 2.5 | 40% | 20m | 8m-6m-6m-6m |
| Plots on roads below 25 m ROW | 1,500 sqm | 2 | 40% | 16m | 8m-6m-6m-6m |
Zone in Dholera
Where this zone sits within Dholera SIR, and which TP schemes and villages it covers.
Highlighted City Centre Zone Map
- TP Scheme 1
- TP Scheme 2
- TP Scheme 3
- TP Scheme 4
- TP Scheme 5
- TP Scheme 6
- Ambli
- Dholera
- Mundi
- Panchi
- Sangasar
- Hebatpur
- Zankhi
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 the Dholera plan, up to 5.0
- The only zone where the plan allows buildings to reach 150 metres
- The widest mix of permitted uses — commercial, civic, health, education and housing
- Smallest urban zone at roughly 679 hectares, so supply is limited by design
- Build rules are published and public — you can check them yourself
- Land use and development regulations are set out in the draft plan
- Plot layouts follow the applicable Town Planning schemes
- Large-format commercial development has not begun at scale
- Progress here depends on population and employment arriving in surrounding zones first
- Integrated office and retail complexes
- Hotels, serviced apartments and hospitality
- Private hospitals, polyclinics and diagnostic centres
- Colleges and professional institutes
- High-rise residential for the city’s future workforce
- Commercial developers with high-rise experience
- Hospitality and healthcare operators
- Institutional investors with a long horizon
- Buyers who can fund a 1,500–5,000 sqm parcel and hold it
Risks & Considerations
- A city centre works when there are people and jobs around it. In Dholera both are still being built, so demand for this zone arrives later than for the zones around it.
- FAR of 5 is conditional, not automatic. It applies only where ground coverage stays at or below 10% — which in practice means podium-and-tower construction, not a format that suits a small buyer.
- The regulations here come from a document that carries “Draft” in its title. Confirm the current notified position before you commit money.
- The entry ticket is large. At the 1,500 sqm minimum, a City Centre plot starts around ₹1.8 crore in the least developed areas and runs well past ₹9 crore in the Activation Area. On 55-metre roads the 5,000 sqm minimum takes that into eight figures.
- Plots above 3 hectares fall outside this regulation table entirely and are governed by the Subdivision Guidelines in Chapter 11 instead.
- Zone classification alone doesn’t make land buildable. Title, legal road access and approvals all need separate checking against the specific survey number.
Indicative Land Prices
There’s no single price for City Centre land in Dholera, and the spread here is wider than in any other zone. Two things drive it.
The first is where in the zone the land sits. Parcels in areas where roads and utilities are already in cost several times what still-planned land costs. The second is what you’re allowed to build. City Centre carries the highest FAR and height limits in the whole plan, and that permission is priced into the land — which is why City Centre, High Access Corridor and Knowledge & IT all sit above Industrial and Residential land per square yard. 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 on the narrower roads is 1,500 sqm — about 1,800 square yards. So the smallest City Centre plot you can legally buy works out to roughly:
- ₹1.8 crore to ₹3.6 crore in a Future Development area
- ₹2.7 crore to ₹5.4 crore in a Linear Development area
- ₹3.6 crore to ₹9 crore in the Activation Area
On a 55-metre road the minimum jumps to 5,000 sqm — about 6,000 square yards — which puts the entry ticket somewhere between ₹6 crore and ₹30 crore depending on the area. That is the practical reason this zone suits developers, operators and institutions rather than individual buyers.
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 City Centre Zone in Dholera SIR?
What is the price of land in Dholera's City Centre Zone?
What is the maximum FAR in Dholera's City Centre Zone?
What is the minimum plot size in the City Centre Zone?
Can I build apartments in Dholera's City Centre Zone?
How tall can a building be in the City Centre Zone?
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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