Dholera Smart City Gujarat: Maps, Projects, Development & Complete Guide
Explore Dholera Smart City and Dholera SIR through practical information on the master plan, Town Planning (TP) schemes, infrastructure, industrial projects, development updates, villages and land-use zones. Research locations, understand property documents and compare residential plot options before making an informed decision.
What Is Dholera SIR?
Dholera Special Investment Region (DSIR) is a planned greenfield industrial city in Gujarat on the DelhiтАУMumbai Industrial Corridor. It is planned around industry, employment, infrastructure and housing, and it is being built in phases rather than all at once. Read the full Dholera SIR guide for more.
From 920 sq km to the Activation Area
These are different geographic layers, not interchangeable numbers.
Dholera, Dholera SIR and Dholera Industrial City
How it fits together: the SIR is divided into six Town Planning Schemes. TP1 and TP2 form Phase I, and the Activation Area sits inside part of TP2 East and TP4.
Research before you evaluate a property
These guides are for research. Prices, availability, planning status and permissions must be verified for the specific property, and a map or article is not a substitute for official records or legal advice.
Explore Property by Land Parcels, Plots & Apartments.
Whether you are looking to secure large land acreage, buy verified residential plots, or invest in modern apartment spaces, explore our core property categories categorized for clear investor understanding.
Land Parcels
Explore structured industrial land parcels in Dholera, commercial tracts, and large acreage designed for manufacturing, warehousing, and long-term holding.
- Industrial land parcels & manufacturing zones
- Commercial and mixed-use land tracts
- Bulk acreage and logistics properties
- Zoning and master-plan alignment
Residential Plots
Compare verified options including rera approved plots in Dholera, auda approved plots in Dholera, and outside sir plots in Dholera tailored for homebuyers and investors.
- RERA approved plots in Dholera SIR
- AUDA approved planning layouts
- Outside SIR plots & near-boundary options
- Plots near Dholera Activation Area
Apartments
Discover upcoming residential housing options including studio apartments in Dholera, compact 1 bhk apartments in Dholera, and spacious 2 bhk studio apartments in Dholera.
- Studio apartments in Dholera developments
- 1 BHK apartments in Dholera for working professionals
- 2 BHK studio apartments & residential flats
- Proximity to commercial and industrial hubs
First confirm what the property actually is.
Property evaluation only becomes meaningful after understanding whether land parcels, residential plots, or apartments fall inside or outside Dholera SIR, their approval status, and actual accessibility.
Explore Specific Land Parcel Types Across Dholera SIR
Looking for large land tracts or specific sectoral acreage? Browse our structured inventory of verified land parcels categorized precisely by master-plan designations.
Industrial Land Parcels
Explore verified industrial land for sale in dholera and structured industrial land parcels in dholera sir designed for factories and large industrial setups.
- Factory units tracking tata semiconductor plant dholera land price
- Customized dholera manufacturing zone plots
- Authorized dholera sez land allotment & heavy engineering land in dholera
Residential Land Parcels
Browse large-scale residential land parcels in dholera suited for long-term holding, development, and expansion across the region’s notified villages.
- Prime residential land parcels in dholera
- Extensive land for sale in dholera 22 villages
- Pure land acreage (plots excluded)
High Access Corridor Land Parcels
Discover premium high access corridor land dholera options positioned along major regional transit networks and multi-modal transport arteries.
- Strategic high access corridor land dholera tracts
- Verified hac land parcels in dholera
- High-visibility transit acreage
City Center Land Parcels
Invest in prime commercial core locations with structured city center land in dholera planned for high-density business districts and civic hubs.
- Central Business District (CBD) acreage
- Premium city center land in dholera inventory
- Commercial core land parcels
Tourism and Resorts Land Parcels
Explore hospitality-focused opportunities including dedicated resort land for sale in dholera and leisure acreage situated near heritage and eco-corridors.
- Verified resort land for sale in dholera
- Specialized land parcel in Tourism and Resorts in dholera
- Eco-tourism and hospitality tracts
Public Facilities Zone Land Parcels
Examine institutional and civic reserve land tracts designated for social infrastructure and community welfare developments across the smart city framework.
- Designated land in Public Facilities Zone in dholera
- Institutional and social amenity land tracts
Sports and Recreation Land Parcels
Review large open spaces and leisure-oriented tracts planned for athletic facilities, sports complexes, and green recreational developments.
- Dedicated sports and recreation land parcel dholera
- Master-planned recreational zone land for sale in dholera
Dholera TP1 to TP6
Dholera’s developable urban area is organised into six Town Planning Schemes. They turn the master plan into detailed infrastructure and neighbourhood layouts, and they are the first thing to check for TP1 and TP2 residential plots. The full Dholera TP schemes guide covers each scheme.
Phase I begins with TP1 and TP2
Official NICDC planning documents treat Town Planning Schemes 1 and 2 as the major components of Phase I.
TP1
Phase IOne of the first two major planning areas selected for Phase I.
TP2
Phase IThe largest Phase I scheme, split into two packages around the Central Spine Road. Part of the Activation Area lies in TP2 East.
TP3
PlannedPart of the six-scheme framework for long-term urban development.
TP4
Activation Area linkPart of the initial Activation Area extends into TP4.
TP5
PlannedPart of the long-term framework. Check official updates for its status.
TP6
PlannedCompletes the six-scheme framework for Dholera’s developable area.
Official documents place it across part of TP2 East and part of TP4.
The 22 Villages of Dholera SIR
Looking for land for sale in Dholera 22 villages? Dholera Special Investment Region is not a single village or one continuous property project. The approximately 920 sq km region encompasses 22 revenue villages, and land records continue to identify individual parcels through their village and survey-number details.
22 Revenue Villages Form Dholera SIR
Understanding the village name is important because two properties marketed as being тАЬin DholeraтАЭ can actually lie in very different locations, Town Planning Schemes, and stages of development across these 22 core revenue zones.
All 22 Dholera SIR Villages
тАЬDholera SIR VillageтАЭ
A property can accurately be described as being inside Dholera SIR only when its location falls within the officially notified SIR boundary. The village name, survey number and official map should be checked together.
тАЬNear DholeraтАЭ Is Not the Same as тАЬInside Dholera SIRтАЭ
Many surrounding villages and projects may legitimately be located near Dholera. However, proximity to Dholera does not automatically make a property part of the notified Dholera Special Investment Region.
English transliterations can differ between maps, revenue records and other documents. For example, Ambli may appear as Ambali, Bavaliyari as Bavliyari, and Rahatalav as Rahtalav. When verifying land, the survey number and official revenue record are more important than minor differences in English spelling.
Village Name Alone Is Not Enough
Even when land is located in one of these 22 SIR villages, that does not automatically mean every survey number has the same zoning, Town Planning Scheme position, infrastructure status, Final Plot status or development potential. A proper location check should examine the village тЖТ survey number тЖТ TP scheme тЖТ land-use zone тЖТ road access тЖТ infrastructure status in that order.
Dholera Activation Area
Dholera SIR covers about 920 sq km, but development did not start everywhere at once. A 22.54 sq km Activation Area was chosen as the starting point for infrastructure and industry. Read the full guide to the Dholera Activation Area before judging any plot near it.
It gives industrial, commercial and residential activity an infrastructure-ready base to expand from.
Why start with only 22.54 sq km?
Developing 920 sq km at once is neither practical nor necessary. Starting small lets trunk infrastructure and anchor industry come first.
NICDC reports Phase I trunk works complete and describes the area as almost completed. Road length is cited as ~58 km or ~72 km depending on the document.
Companies & Industries in Dholera
Dholera’s industrial story is anchored by semiconductors, electronics and renewable-energy manufacturing. Read each company by its stage: an operating factory, a project under construction, a government approval and an MoU are not the same thing.
Tata Electronics
Semiconductor fabricationThe Tata semiconductor plant in Dholera is India’s first commercial front-end semiconductor fab, built with technology partner PSMC of Taiwan. Construction of the 300 mm fab is on track.
Government project source тЖЧReNew
Solar manufacturingOperates solar cell and module manufacturing at Dholera: 2.5 GW cells, 2.4 GW modules, with a 4 GW TOPCon cell expansion.
Crystal Matrix
Compound semiconductorsApproved for a GaN-based Mini/Micro-LED fab and ATMP facility. Approved does not mean operational.
Tata Power Renewable
Solar power300 MW commissioned in March 2022 under the first phase of the Dholera Ultra Mega Solar Park. Separate from ReNew’s factory.
Dholera Airport & Connectivity
Dholera’s growth depends on how easily people, cargo and industry can move between Dholera, Ahmedabad and national networks. Three projects matter: the expressway, the airport and the rail corridor, and each is at a different stage.
Dholera International Airport
Greenfield passenger and cargo airportPlanned to serve passengers, industrial cargo and the wider SIR, and to act as a second airport for the Ahmedabad region.
Civil Aviation Ministry review тЖЧAhmedabadтАУDholera Expressway
Greenfield expressway giving direct road access from Ahmedabad toward Dholera SIR and the airport.
Expressway route & details тЖТDholera International Airport
Runway and air-side works are complete. The terminal is still under construction.
Airport details & progress тЖТAhmedabadтАУDholera Rail Corridor
Semi-high-speed double line connecting Ahmedabad, Dholera SIR, the airport and Lothal.
Railway route & details тЖТDholera Smart Infrastructure
Dholera is planned on a plug-and-play industrial-city model: roads, water, recycled water, sewerage, power, gas and digital networks are designed together instead of being added later. See the full Dholera infrastructure guide for details.
Much of the infrastructure is below the road, not above it.
Official NICDC documents describe underground provision for power, potable water, recycled water, sewerage, storm water, gas and ICT, so roads need less repeated digging for maintenance or new plot connections.
Road & utility corridor
Approximate road-and-services network cited for the Activation Area. Corridors carry water, sewerage, power and telecom lines.
Command & control
The Administrative & Business Centre for Dholera houses DSIRDA offices, project offices and the Command and Control Centre.
Digital layer
NICDC material lists a fibre network, CCTV, data centre, e-governance and an integrated operations layer.
NICDC describes the 22.54 sq km Activation Area as almost completed with trunk infrastructure in place.
Dholera Land Use & Development Zones
As a premier smart city in Gujarat, dholera city and the broader dholera smart city gujarat region are planned as mixed industrial and urban hubs. Different parts of the city are designated for specific master-plan uses тАФ including industrial execution, housing, commercial zoning verification, logistics, knowledge hubs, and residential & industrial plots.
A plot can be inside Dholera SIR and still have a very different future use from the plot next to it.
Land-use designation influences what type of development is planned for a location. Village name or distance from infrastructure alone does not tell you how a parcel is intended to be used.
A land-use designation shows the planning intent for an area. It should not automatically be interpreted as proof that the entire zone is already developed, serviced, or ready for immediate construction.
Residential Use
Areas planned for residential communities and supporting neighbourhood development as Dholera’s employment and population base grows.
Housing & NeighbourhoodsCity Centre
A major urban core intended for higher-intensity commercial, business, service, and mixed city activity.
Business & Urban CoreIndustrial Use
Land planned for manufacturing and industrial activity, including large-scale and technology-led industries.
ManufacturingKnowledge & IT
Areas intended to support technology, education, research, institutional, and knowledge-based economic activity.
Technology & InstitutionsHigh Access Corridor
Strategic corridors around major transport routes where accessibility can support higher-intensity and mixed urban uses.
Strategic ConnectivityLogistics Use
Areas supporting movement, storage, and distribution of goods as part of Dholera’s wider industrial ecosystem.
Freight & Supply ChainRecreational Use
Planned recreation, open-space, and supporting leisure uses within the broader city-planning framework.
Recreation & Open SpaceTourism & Related Uses
Tourism-oriented land uses form part of Dholera’s wider development plan alongside recreation and other urban functions.
Tourism & LeisureтАЬInside Dholera SIRтАЭ does not automatically mean тАЬResidentialтАЭ.
Before evaluating a land parcel, verify its exact village, survey or block number, TP scheme, Final Plot, and applicable land-use designation. A project brochure or nearby landmark should not be used as a substitute for sanctioned planning records.
Before You Judge a Dholera Location
A simple planning verification sequenceWant to see these zones on the map?
Explore Dholera’s planning, TP schemes, villages, and land-use context.
Dholera Current Status 2026
Dholera is no longer just a master plan, but it is not a finished city either. Some infrastructure is open, some projects are under construction, and others are only approved. The full Dholera current status page tracks each one.
What is actually happening in Dholera right now?
Progress is strongest in trunk infrastructure, transport, semiconductor manufacturing and the industrial ecosystem. Separate what is complete from what is under construction, approved or still future.
Activation Area
22.54 sq km in part of TP2 East and TP4. This applies to the Activation Area, not all 920 sq km.
AhmedabadтАУDholera Expressway
109 km, inaugurated 31 March 2026. Existing infrastructure, not a proposal.
Tata Electronics fab
тВ╣91,000+ Cr, 50,000 wafers/month. Tata said on 17 Sep 2026 that construction is on track.
Dholera International Airport
~80% built per the July 2026 review. Do not call it open until officially announced.
AhmedabadтАУDholera rail
~134 km, тВ╣20,667 Cr, target 2030тАУ31. Approved future project, not running today.
Crystal Matrix
GaN Mini/Micro-LED fab and ATMP facility, approved May 2026. Approval is not an operating factory.
2026 milestones
- 31 MarExpressway inaugurated
- 16 AprTata semiconductor SEZ notified (~66 hectares)
- 05 MayCrystal Matrix project approved
- 13 MaySemi-high-speed rail approved
- 14 JulAirport reviewed at ~80%
- 17 SepTata confirms fab construction on track
What exists today
Activation Area trunk infrastructure, the open expressway, existing industrial and renewable-energy activity, and a semiconductor ecosystem under development.What is not complete yet
The 920 sq km region, regular airport flights and the railway. Large parts of the SIR are still in phased development. Keep this in mind when judging demand and end-user activity.Latest Dholera News & Development Updates
Follow verified updates on Dholera SIR, semiconductors, infrastructure, the airport and government projects. We separate confirmed developments from targets and announcements. Browse the full Dholera smart city news page for every update.
Tata Electronics says Dholera 300 mm semiconductor fab construction is on track
At SEMICON India 2026, Tata Electronics confirmed that construction of its 300 mm fab in Dholera remains on track. The investment is above тВ╣91,000 crore, with planned capacity of 50,000 wafer starts per month.
Tata Electronics and Ascendas Firstspace signed an MoU for a vendor park to support suppliers around the fab.
The Civil Aviation Ministry announced a proposed final assembly line for civilian aircraft, targeting first rollout in 2028.
Runway and major air-side works are complete. The passenger terminal is still under construction.
About 134 km at an estimated тВ╣20,667 crore, connecting Ahmedabad, Dholera SIR, the airport and Lothal.
Union Cabinet approved a compound-semiconductor fab and ATMP facility focused on GaN Mini/Micro-LED.
The 109 km access-controlled expressway moved from a future project to operational infrastructure.
Dholera Ground Reality & Property Checks
Infrastructure progress is real, but that does not make every property sold under the Dholera name equally located or suitable. Before you buy a residential plot in Dholera, verify the exact land. See the full Dholera ground reality guide and the property due diligence checklist.
Never buy “Dholera.” Verify the exact land.
A proper check starts with the village and survey number. Two plots marketed as “Dholera” can sit in completely different locations, with different legal status and development context.
Inside the notified SIR boundary
Land here is part of Dholera’s official planning framework, but you still need to verify the TP scheme, sanctioned land use and permissions.Outside the SIR is different
It may benefit from regional infrastructure, but it should be described honestly as near Dholera or outside SIR, not as part of the notified region.10 things to check before buying
These checks do not guarantee returns, but they separate a real assessment from a sales pitch.
- 01Exact survey number. Never rely on a project name alone.
- 02SIR boundary. Inside, on the boundary, or outside?
- 03TP scheme. Verify planning documents, not verbal claims.
- 04Sanctioned land use. Industrial, residential or mixed-use changes everything.
- 05Legal title. Ownership, title chain, encumbrances, revenue records.
- 06Permissions. NA/use permissions, sanctioned plans and RERA for organised projects.
- 07Actual road access. A proposed road is not legal, usable access.
- 08Infrastructure today. What exists at that location right now.
- 09Elevation and drainage. Parcels do not all share the same ground conditions.
- 10Your future buyer. Who will realistically want this exact location later?
Claims that deserve extra verification
None proves a project is bad, but each is a reason to stop, ask for documents and verify independently.
On a site visit, check
Use the visit to verify, not just to see the gate or sales office.
On paper, check
Use an independent advocate, not only the seller’s explanation.
Research Dholera By Topic
Use these guides to explore the dholera city map, property market, development status, official valuation, villages, and current dholera news. Each topic takes you deeper into the core dholera smart city project details.
Dholera Master Plan
Understand Dholera’s development structure, planned land uses, major zones, roads, and long-term city framework.
Explore Master Plan тЖТ PropertyResidential Plots
Explore residential plot options with attention to location, planning status, approvals, and inside-SIR context.
View Residential Plots тЖТ Official ValuationDholera Jantri Rate
Understand government jantri values and why official valuation should be distinguished from private market asking prices.
View Jantri Rate тЖТ Latest UpdatesDholera News
Follow infrastructure, industry, semiconductor, airport, government, and development updates related to Dholera.
Read Latest News тЖТ Property MarketDholera Plot Price
Compare plot-price context across locations instead of treating every property marketed under the Dholera name as equivalent.
Explore Plot Prices тЖТ GeographyVillages in Dholera SIR
Explore the villages forming the Dholera SIR geography and understand why village and survey details matter for land verification.
View Village Guide тЖТ DevelopmentDholera Projects
Explore major infrastructure, industrial, and urban-development projects shaping Dholera’s growth.
Explore Projects тЖТ Reality CheckDholera Current Status
See what is operational, completed, under construction, approved, and still planned across Dholera.
Check Current Status тЖТNew to Dholera? Start with planning before price.
A better sequence is to understand the master plan, location, SIR boundary, and current development first тАФ then compare property types and prices.
Shivrajsinh Chudasama
Dholera Smart City Solutions
Not Here to Sell Every Plot. Here to Help You Understand Dholera.
As a trusted best real estate consultant in Dholera, most property discussions with clients begin with a project or price, but my independent approach as the founder of Dholera Smart City Solutions begins with the location, planning and ground reality. Before discussing a property, I help investors understand its planning context, legal position, infrastructure access and practical suitability.
Research Before Recommendation
Planning and development context come before recommending a property.
Inside vs Outside SIR Clarity
Clear distinction between SIR land, border locations and projects marketed as Dholera.
Verification Before Price
Location, TP/FP, land use, title, approvals and access come before rate comparison.
No Return Promises
Opportunity can exist, but no property should be presented as a guaranteed-return investment.
Independent private advisory. Dholera Smart City Solutions is not DICDL, a government authority or an official representative of the Dholera SIR administration.
How to Invest in Dholera SIR Wisely
Planning to buy residential plots in Dholera or explore the leading smart city in Gujarat? Understand land prices, verify property documents, and check the exact location before making an investment decision based on verified dholera smart city project details.
Dholera Land Price & Investment Cost
Compare quoted land prices, understand the total purchase cost, and check what affects property value in different locations around Dholera SIR.
- Compare location-wise asking prices
- Understand additional purchase costs
- Evaluate risks before investing
Dholera Land Legal Verification
Do not rely only on brochures or verbal promises. Perform proper Dholera land legal verification by reviewing ownership records, applicable land-use permissions, and relevant planning documents before paying an advance.
- Check title and ownership records
- Verify applicable TP scheme and land use
- Consult a qualified property lawyer
Dholera SIR Map & Activation Area
Understand the difference between the Dholera SIR boundary, activation area, individual villages, and a property’s actual road access before selecting a location.
- Understand the activation area
- Check the actual site location
- Verify access roads and land-use details
Your Dholera Property Due-Diligence Checklist
Complete these checks before committing your money.
Verify the seller’s ownership documents.
Confirm the exact plot location and boundaries.
Check applicable land use and planning approvals.
Review the sale agreement and payment terms.
Property documents and approvals depend on the individual parcel. Obtain independent legal advice and verify records with the relevant authorities.
Research Dholera Before Making Your Decision
Contact our team for property-related enquiries or to request further information about Dholera.
Ready to Start Your Dholera Research?
Whether you’re evaluating residential, commercial or industrial land or looking for guidance from a best real estate consultant in Dholera тАФ or just starting to understand Dholera SIR тАФ we can help you research the exact location, verify relevant property documents, and plan a site visit before you make any decision.
Just straightforward information, available verification and a conversation about your specific requirement. Take the time you need to understand before making a decision.
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