Searching for Dholera village-wise land prices in 2026? This guide compares indicative land and plot asking prices across the 22 villages commonly listed within Dholera Special Investment Region (SIR). Use it to shortlist locations, understand why prices differ and prepare the right questions before you contact a seller.
Dholera SIR Land Price in 2026: Quick Guide
Inside SIR: Plotted Land
Indicative: ₹8,000–₹16,000+ / sq yd
This broad comparison range appears in some market reports for selected plotted opportunities. Premium, serviced or high-access parcels may be quoted above this range; other parcels may be lower.
Outside SIR: Nearby Land
Indicative: ₹5,000–₹9,000 / sq yd
Some near-SIR agricultural land listings fall in this broad range, but land type and location vary. Do not apply this band to every outside-SIR village or to approved residential plots.
Market references consulted for broad context: DholeraMap village-wise price overview, Realty Hunting zone-wise price guide and DholeraProp SIR village guide. These are market information sources, not government rate notifications.
All 22 Dholera SIR Villages: Village-Wise Indicative Prices
The table is designed for comparing villages—not for pricing an individual parcel. The rates refer to indicative asking prices for plotted or development-oriented land where noted, rather than a uniform agricultural-land rate. For several villages, public information does not provide enough independently verifiable, current comparable quotes to establish a precise village-specific rate; their bands are therefore broad screening estimates and should be confirmed locally.
| Village | Indicative asking-price band | Location / planning context to check | Buyer should verify |
|---|---|---|---|
| Ambli | ₹11,000–₹16,000+ / sq yd | TP1-related locations are referenced in market listings; servicing can differ within the village. | Exact TP/FP position, land use, road access and project approvals. |
| Bavaliyari | About ₹8,000–₹10,000 / sq yd | Large village; some listings refer to expressway/logistics-related areas. Do not assume every parcel has the same access or planning status. | Survey number, applicable TP scheme, actual road access and permitted use. |
| Bhadiyad | ₹11,000–₹16,000+ / sq yd | Some market reports group parts of the village with higher-access and mixed-use locations. | Whether the parcel is in the advertised zone and whether infrastructure is operational. |
| Bhangadh | About ₹8,000–₹10,000 / sq yd | Peripheral areas and parcels associated with solar/clean-energy planning may have a different use from residential plots. | Land-use designation, restrictions, title and residential-use eligibility. |
| Bhimtalav | ₹11,000–₹16,000+ / sq yd | Some parts are associated in market descriptions with renewable-energy and planned development zones. | Exact parcel location, TP details, servicing and approved use. |
| Cher | About ₹9,000–₹12,000 / sq yd | Some sources describe coastal or tourism-related planning context; not all land is necessarily suitable for residential use. | Coastal/environmental restrictions, land use, access and title. |
| Dholera | About ₹9,000–₹12,000 / sq yd; premium locations may be higher | Prices differ between village land, planned plots and parcels near major planned facilities. | Exact location, land use, TP/FP status, approvals and total cost. |
| Gogla | ₹11,000–₹16,000+ / sq yd | Some market sources group parts of Gogla with residential/civic planning areas; verify the exact parcel. | TP scheme, permitted use, title and actual services. |
| Gorasu | About ₹11,000–₹15,000 / sq yd | Market descriptions include mixed industrial/technology contexts; land-use classification matters greatly. | Industrial versus residential use, access, permissions and restrictions. |
| Hebatpur | About ₹11,000–₹15,000+ / sq yd | Some market commentary references the wider semiconductor/industrial corridor; proximity alone does not prove a premium for a parcel. | Exact distance and route, permitted use, TP status and seller documentation. |
| Kadipur | ₹11,000–₹16,000+ / sq yd | Market listings describe TP1-related and activation/industrial-adjacent locations; development varies parcel by parcel. | Survey/FP number, zoning, road frontage, approvals and current servicing. |
| Khun | About ₹9,000–₹12,000 / sq yd | Public comparable asking-price evidence is limited; avoid treating this as a confirmed village-wide market rate. | Confirm that the exact parcel belongs to the stated village and check land-use restrictions. |
| Mahadevpura | About ₹9,000–₹12,000 / sq yd | Rates may differ by planning zone and environmental or land-use constraints. | Draft-plan designation, survey number, title, access and restrictions. |
| Mingalpur | About ₹8,000–₹12,000 / sq yd | Broad screening estimate only; current comparable village-specific plot quotes are not consistently published. | Exact scheme and zone, plot type, access, title and approvals. |
| Mundi | About ₹11,000–₹21,000 / sq yd for some serviced industrial listings | Industrial and logistics-related quotes can be materially different from residential or agricultural land. | Industrial-use permission, servicing, plot allotment/transfer terms and complete charges. |
| Otariya | About ₹11,000–₹15,000 / sq yd | Some market sources refer to high-access or commercial-corridor locations; not a guarantee of commercial permission. | Actual permitted use, road width, TP/FP status and approvals. |
| Panchi | About ₹8,000–₹12,000 / sq yd | Broad preliminary estimate; reliable current comparable asking prices are limited in public sources. | Exact parcel, land-use designation, scheme status, title and access. |
| Rahtalav | About ₹9,000–₹12,000 / sq yd | Market descriptions include residential and green-conservation context; exact parcel designation is important. | Green-zone or other restrictions, approved use, title and services. |
| Sandhida | About ₹9,000–₹20,000 / sq yd; zone-dependent | Different scheme areas and land uses can produce a wide spread; commercial/industrial quotes should not be compared with residential plots. | Applicable TP scheme, sub-scheme, land use, final plot and current approvals. |
| Sangasar | About ₹9,000–₹16,000 / sq yd | Broad indicative band only; some market commentary describes high-access/cargo-support planning context. | Actual permitted use, parcel location, road connectivity and title. |
| Sodhi | Current comparable rate not reliably established | Public price data is insufficient to responsibly assign a precise village-specific market range. | Get current written quotes for the exact parcel and independently verify records before comparing. |
| Zankhi | About ₹8,000–₹16,000 / sq yd depending on use | Some sources show different ranges for residential, industrial and recreation/tourism land; peripheral parcels may differ. | TP scheme and sub-scheme, permitted use, servicing, access and final plot status. |
Price-band methodology: These bands combine published secondary-market asking-rate information for selected villages with broad provisional comparison bands where reliable current village-level quotes were not found. The latter are not independently verified market rates. Industrial, commercial, residential and agricultural land are not interchangeable. Ask for the seller’s written quote and compare the same land type, area unit, planning status and included charges.
Why Does the Price Change Within the Same Village?
- Exact SIR and village boundary: verify the survey number against relevant land and planning records. Nearby does not mean inside SIR.
- TP scheme and final plot status: ask which scheme applies and whether the claimed final plot details can be verified from the relevant authority’s records.
- Land use: residential, industrial, commercial, recreation/tourism and agricultural land have different legal uses and should be priced separately.
- Infrastructure: distinguish completed roads and live utilities from proposed roads, future plans or promotional distances.
- Title and approvals: check ownership chain, encumbrances, applicable NA/conversion status, layout permissions and RERA registration where applicable.
- Total purchase cost: ask whether the quote includes development, maintenance, land filling, taxes, stamp duty, registration and transfer fees.
Inside SIR vs Outside SIR Land Price
| Comparison point | Inside SIR | Outside SIR |
|---|---|---|
| Planning | Verify the relevant SIR planning and TP details for the parcel. | Do not assume SIR planning benefits or TP status apply. |
| Price | Compare similar plot type, land use, scheme status and servicing. | Separate raw agricultural land from approved plotted projects. |
| Connectivity | Verify actual access and operational infrastructure. | Check present access and services independently; future connectivity is not guaranteed. |
| Due diligence | Verify survey/FP number, title, land use, approvals and RERA applicability. | Verify title, zoning/restrictions, conversion where relevant and layout approvals. |
Read our Inside SIR vs Outside SIR comparison guide before comparing project advertisements.
How to Convert Dholera Plot Price Per Square Yard
| Unit | Conversion | Example |
|---|---|---|
| 1 square yard | 9 square feet | ₹9,000/sq yd = ₹1,000/sq ft. |
| 1 square metre | About 1.196 square yards | Use this for comparing square-metre quotes. |
| 1 bigha | Local measurement may vary | Confirm the exact area in square metres or square yards before comparing rates. |
How to Check the Current Price of a Specific Dholera Village Plot
- Ask for the exact village name, survey number or final plot number, project name and plot area.
- Request a location map and verify the parcel’s SIR status, applicable TP scheme and permitted land use.
- Get the current rate per square yard and a written total-cost breakdown.
- Check ownership/title, encumbrances, applicable approvals and RERA registration where legally applicable.
- Compare two or three properties of the same type and similar legal/infrastructure status.
- Have a qualified local property lawyer review the documents before paying.
Want to Compare a Specific Dholera Plot?
Share the village or project name, quoted rate, plot size and available documents. We can help you identify the location and paperwork questions to ask. Final legal verification should be done by a qualified property lawyer.
Compare Inside vs Outside SIR Residential Plot InformationFrequently Asked Questions: Dholera Village-Wise Prices
What is the current Dholera land price per square yard in 2026?
There is no single verified rate for all Dholera land. Public market reports show broad indicative asking ranges, but rates differ by village, land use, TP scheme, servicing, approvals and plot details. Use village-wise figures as a shortlist, then request a current written quote for the exact parcel.
Are these 22 village-wise prices official government rates?
No. The prices on this page are indicative asking-price context, not government-notified rates or verified sale-deed values. Government valuation benchmarks and actual market transactions are different measures.
Which Dholera SIR village has the lowest land price?
There is no reliable fixed ranking because parcels differ in land use, planning status, access, title and development. Compare current written quotes for similar properties rather than relying on a single village-wide ranking.
Why are land prices different in the same Dholera village?
Rates can vary with the exact survey or final plot number, TP scheme, land use, road access, infrastructure, title, approvals, plot size and included charges.
Is land inside Dholera SIR always more expensive than outside SIR?
Not always. Compare the same type of land and legal status. Verify the SIR boundary and parcel records; location labels alone do not establish value, safety or future appreciation.
How much does one bigha of land cost in Dholera?
The total depends on the parcel and the local measurement used for a bigha. Ask for the area in square metres or square yards and compare the same land type and legal status.
Can Dholera land prices increase in the future?
Future prices are uncertain. Infrastructure delivery, industrial activity, demand, planning changes and broader market conditions may influence values, but appreciation is not guaranteed. Avoid fixed-return promises.
Disclaimer: This article is for general research and education, not legal, tax or investment advice. Indicative price bands can become outdated. Confirm current quotes, applicable government records and legal documents before making a purchase decision.
