If you are searching for the latest 1 Bigha land price in Ahmedabad, you are likely comparing investment options across the city’s expanding borders. Whether you are looking for cheap agricultural land for sale near Ahmedabad or evaluating matured industrial corridors like Sanand and Bavla, smart investors in 2026 are looking for more than just the current rate—they are seeking the highest Return on Investment (ROI).
Before diving into the numbers, let’s establish the standard measurement: In Gujarat, 1 Bigha is strictly calculated as 1,936 Sq. Yards.
The data below reveals a massive market shift. While established Ahmedabad suburbs demand a premium cost, shifting that capital to Dholera Smart City offers an unbelievably low entry barrier combined with exponential future growth.
Current Market Rates: Dholera TP Zones vs. Ahmedabad Suburbs
Let’s compare the exact ground realities of Dholera’s Town Planning (TP) Schemes against mature industrial and residential corridors just outside Ahmedabad city limits (e.g., Sanand or Bavla highway).
| Location & Zone | Price for 1 Bigha (1936 Sq. Yds) | 5-Year ROI Potential |
|---|---|---|
| Dholera TP 1 & TP 2 (Core Activation Area) | ₹70 Lakhs – ₹1 Crore | High (Immediate Growth) |
| Dholera TP 3 & TP 4 (Rapid Expansion Zone) | ₹50 Lakhs – ₹70 Lakhs | Very High (Mid-Term) |
| Dholera TP 5 & TP 6 (Strategic Future Zone) | ₹40 Lakhs – ₹50 Lakhs | Maximum Multiplier |
| Ahmedabad Outskirts (Sanand / Bavla Highway) | ₹2.5 Crore – ₹3.5 Crore+ | Moderate (1.5x to 2x) |
💡 The Investor’s Conclusion for 2026
The math is undeniable. Instead of locking ₹3 Crores in a saturated Sanand market, smart money is acquiring premium plots in Dholera’s highly developed TP1 & TP2 Core Areas for under ₹1 Crore per Bigha. Even better, strategic investors are picking up lands in TP5 and TP6 for under ₹50 Lakhs, capturing the massive pre-airport appreciation wave.
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Access Corporate Land Desk3 Key Factors Making Dholera the Superior Investment
Why are investors shifting focus from standard agriculture land price in Ahmedabad to Dholera’s TP schemes? Here are the triggers driving the 2026 market:
✈️ Airport & Expressway Deadlines
The rapid progression of the Dholera International Airport and the high-speed Ahmedabad-Dholera Expressway acts as a sudden growth trigger, automatically multiplying property values in TP1 to TP6.
🏭 The Tata Semiconductor Effect
The mega Tata Semiconductor Plant ensures a massive influx of skilled labor. This creates guaranteed demand for commercial and residential plots that mature suburbs simply cannot match.
⚖️ Legal Security (SIR Act)
Investing in the Dholera SIR is secured by a special government act. You get clear title guarantees and RERA-approved infrastructure, making it exponentially safer than buying disputed land outside the SIR.
📈 Unbeatable Entry Price
Getting 1 Bigha of planned, smart-city zoned land for ₹40-70 Lakhs is an opportunity that Ahmedabad witnessed 20 years ago. Dholera is repeating that history.
How to Calculate Your True ROI in Dholera
Never base your investment on the sticker price alone. To calculate the true return on a 1 Bigha investment, consider these specific variables within the Dholera City Map:
- Location Proximity: Plots near the Expressway interchange (TP1/TP2) command higher rates (₹70L – ₹1Cr) but experience the fastest immediate appreciation.
- Entry Level Holding: TP5 and TP6 offer the lowest entry point (₹40L – ₹50L). Holding these parcels for 5+ years yields the highest percentage multiplier.
- TP Scheme Maturity: Plots in near-complete Town Planning schemes command a premium and offer the safest exit strategy for corporate investors.
Final Verdict
The window for entering the Dholera market at these introductory rates is closing rapidly. Waiting until the Airport is officially inaugurated will mean paying significantly higher premiums, effectively matching or exceeding current Ahmedabad suburb prices.
