Dholera, Ahmedabad, Gujarat, India Lands in Dholera SIR
Dholera Industrial Zone
July 2026
Development Plan, GDCR, TP Scheme Documents
~11,457 hectares
Industrial & Ancillary
TP1, TP2, TP3, TP4, TP5, TP6
1,000 sqm
Dholera Draft GDCR
DICDL
Table of Contents
✓ Suitable For
- Manufacturing and assembly units
- Warehousing and logistics operations
- Industrial parks and supplier clusters
- Buyers who can commit 1,000 sqm or more
- Long-horizon industrial land holding
✕ Not Ideal For
- Building a house to live in
- Shops and retail outlets
- Residential or housing projects
- Plots smaller than 1,000 sqm
- Short-term buying and reselling
Illustrative representation of a planned environment. Not a photograph of current site conditions.
Overview
The Industrial Zone takes up about 11,457 hectares of Dholera SIR — more than any other land use in the plan (DSIRDA Draft Development Plan, Table 3-2). It’s where the region’s factories, warehouses, service workshops and utility buildings are meant to go.
The thing most buyers get wrong is what decides how much you can build. It isn’t the size of your plot. It’s the width of the road your plot faces.
A 2,000 sqm plot on a 55-metre road gets an FAR of 1.8 — so roughly 3,600 sqm of built-up area. The same 2,000 sqm plot on a 25-metre road gets 1.2, or about 2,400 sqm. Same land, same money, a third less building. Before you look at anything else, find out the ROW of the road the plot faces.
Two rules apply everywhere in the zone, whatever the road. Minimum plot size is 1,000 sqm — smaller parcels aren’t buildable here. And you can cover at most 50% of your plot at ground level, with a height limit of 25 metres.
On the ground, the zone is uneven. Some TP schemes have roads and trunk infrastructure going in; others are still farmland with a plan drawn over them. The zone-level picture tells you what’s allowed. It doesn’t tell you what’s built. For that you need to check the specific survey number.
1.2 – 1.8 (by road width)
25 m
₹5,000 – ₹30,000 per sq. yd
Activation, Linear & Future
Permitted Uses
Development Regulations
| Road ROW | Min. Plot Size | Max FAR | Ground Coverage | Max Height | Setbacks |
|---|---|---|---|---|---|
| Plots on roads 55 m ROW and above | 1,000 sqm | 1.8 | 50% | 25m | 8m-8m-6m-6m |
| Plots on roads below 55 m, up to 30 m ROW | 1,000 sqm | 1.6 | 50% | 25m | 8m-8m-6m-6m |
| Plots on roads below 30 m ROW | 1,000 sqm | 1.2 | 50% | 25m | 8m-8m-6m-6m |
Zone in Dholera
Where this zone sits within Dholera SIR, and which TP schemes and villages it covers.
Highlighted Industrial Zone Map
- TP Scheme 1
- TP Scheme 2
- TP Scheme 3
- TP Scheme 4
- TP Scheme 5
- TP Scheme 6
- Ambali
- Dholera
- Mundi
- Bhangadh
- Sangasar
- Sodhi
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.
- The largest land use in the Dholera plan, at roughly 11,457 hectares
- Build rules are published and public — you can check them yourself
- Covered by several Town Planning schemes with defined plot layouts
- Planned connectivity to the expressway and the airport site
- Roads and trunk infrastructure work is under way
- Plot-level development has started in some TP schemes
- Large industrial allotments are still at an early stage
- Progress varies a lot between different parts of the zone
- Manufacturing and assembly units
- Warehousing and logistics facilities
- Supplier and ancillary units near larger plants
- Long-horizon industrial land holding
- Companies setting up their own manufacturing unit
- Logistics and warehousing operators
- Industrial developers and park operators
- Investors with a long horizon — not short-term traders
Risks & Considerations
- Development is uneven across the zone. Some TP schemes are years ahead of others —check the specific survey number, not the zone as a whole.
- The regulations here come from a document that carries “Draft” in its title. Confirm the current notified position before you commit money.
- Published infrastructure timelines are targets, not commitments. Dates in Dholera have moved before.
- Industrial land suits buyers who can wait. It is not a quick-resale asset, and there is no active secondary market for large industrial parcels.
- Zone classification alone doesn’t make land buildable. Title, legal road access and approvals all need separate checking.
- FAR depends on road width. A plot on a narrow internal road is worth less to build on than a plot of the same size on a main road.
Indicative Land Prices
There’s no single price for industrial land in Dholera, and anyone quoting you one number is glossing over the thing that matters most: where in the zone the land sits.
The Industrial Zone runs across areas at completely different stages of development. Land where the roads and utilities are already in costs several times what land in a still-planned area costs. Industrial land also sits below High Access Corridor, City Centre and Knowledge & IT land in price — which is an advantage if you’re a manufacturer, because you need area more than a prestige address. 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. | ₹15,000 – ₹30,000 per sq. yard |
| Linear Development | Sub-TP schemes running along both sides of the expressway. Work has started and final draft maps are out. | ₹8,000 – ₹15,000 per sq. yard |
| Future Development | The remaining sub-TP schemes. Planned, but development hasn't begun. | ₹5,000 – ₹12,000 per sq. yard |
Minimum plot size here is 1,000 sqm — about 1,200 square yards. So the smallest industrial plot you can legally buy works out to roughly:
- ₹60 lakh to ₹1.4 crore in a Future Development area
- ₹96 lakh to ₹1.8 crore in a Linear Development area
- ₹1.8 crore to ₹3.6 crore in the Activation Area
That’s the entry ticket. If you need more than the minimum, scale up from there.
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 Industrial Zone in Dholera SIR?
What is the price of industrial land in Dholera?
What is the maximum FAR in Dholera's Industrial Zone?
What is the minimum plot size in the Industrial Zone?
Can I build a house in Dholera's Industrial Zone?
What can I build in the Industrial 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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