Dholera Smart City is one of India’s fastest-developing investment regions. Because the area is huge — spanning 920 sq km — land prices vary village by village. Your Return on Investment (ROI) depends entirely on exact location factors.
Factors That Decide Village-Wise Land Price
- Whether the village is Inside SIR or Outside SIR.
- Whether it falls in a TP Zone (Phase 1, 2, or 3).
- Distance from the Expressway, Metro Route, Airport road, and ABCD Building.
- Zoning allocation (Industrial, Commercial, or Residential).
- Proximity to the highly active “Activation Area”.
Full List of 33 Villages in Dholera Region
The Dholera region encompasses exactly 33 villages. Out of these, 22 villages are Inside SIR (where major smart city development is happening), and 11 villages are Outside SIR.
✅ 22 Villages Inside SIR
(Faster Development, Higher Price)
Features: TP Roads (18m/30m/36m), Expressway & Metro Connectivity, High infrastructure funding. Average price: ₹50–70 lakh per bigha.
⚠️ 11 Villages Outside SIR
(Slow Development, Lower Entry Price)
Features: Good for low entry-level investment. Development is slow and infrastructure is limited. Average price: ₹20–30 lakh per bigha.
Detailed Village-Wise Land Prices (Inside SIR)
Inside the SIR, prices are divided strictly by their Town Planning (TP) Zones.
1. TP Zone Phase 1 (Fastest Development)
This zone covers the Expressway, Airport corridor, ABCD Building, and the prime Activation Area.
| Village Name | Location Insights & Zoning | Estimated Price per Bigha |
|---|---|---|
| Dholera Village | Near ABCD Building + Expressway. Central city location. Best for commercial + long-term appreciation. Phase 1 | ₹65–85 Lakh |
| Ambli Village | One of the most demanded villages. Extremely close to upcoming industrial zones. Phase 1 | ₹60–80 Lakh |
| Kadipur | Residential zone, Knowledge and IT zone. Fast appreciation expected. Phase 1 | ₹60–75 Lakh |
| Gorasu | Near residential zone, city center, public facility zone, and IT zone. Near pristine Greenzone. Phase 1 | ₹55–70 Lakh |
| Bhadiyad | Near residential zone and in close proximity to the ABCD building. Phase 1 | ₹55–70 Lakh |
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View Verified Plots2. TP Zone Phase 2 & 3 (Mid-Range & Budget)
| TP Zone | Key Villages Included | Zone Features | Estimated Price per Bigha |
|---|---|---|---|
| Phase 2 (Mid-Range) | Bavliyari, Cher, Gogla, Mahadevpura, Bhimtalav | Good residential & commercial planning. Mid-term growth. | ₹35–55 Lakh |
| Phase 3 (Budget / Future) | Zankhi, Sandhida, Sangasar, Khun, Mundi, Hebatpur, Otariya (along with Bhangadh, Mingalpur, Panchi, Rahtalav, Sodhi) | Future development area. Excellent for long-term growth and holding. | ₹25–40 Lakh |
Detailed Village Prices (Outside SIR)
These villages are outside the planning boundary. Development is slower here, but they are highly affordable.
| Village Name | Location Insights | Estimated Price per Bigha |
|---|---|---|
| Pipli | Top Outside SIR choice. Strong demand due to its proximity to the SIR boundary and upcoming Airport. Top Choice | ₹22–28 Lakh |
| Shela | Top non-SIR location where local villagers’ demand remains consistently high. | ₹20–28 Lakh |
| Valinda | Known for strategic road access for entry-level buyers. | ₹20–27 Lakh |
| Gamph, Kamiyala, Kasindra | Standard, affordable agricultural lands outside the master plan area. | ₹20–25 Lakh |
| Navagam | Lowest price point. Strictly a long-term investment holding. | ₹18–22 Lakh |
Conclusion
Dholera Smart City land price depends heavily on its village location, SIR boundary, and TP zone. Inside SIR villages range from ₹50–70 lakh per bigha on average (with Phase 1 villages touching ₹80–85 lakh). Outside SIR villages range from ₹20–30 lakh per bigha.
Best Inside SIR Villages: Dholera, Kadipur, Ambli, Gorasu, Bhadiyad.
Best Outside SIR Villages: Pipli, Shela, Valinda.
This detailed village-wise pricing guide is designed to help investors understand the exact market landscape so they can choose safe and high-growth land for their portfolios.
