Dholera Smart City is one of India’s fastest-developing investment regions. Because the area is huge — 920 sq km — land prices vary village by village, depending on:
- Whether the village is inside SIR or outside SIR
- Whether it falls in TP Zone (Phase 1, 2, or 3)
- Distance from Expressway, Airport, ABCD Building, Activation Area
- Future development as per the Dholera TP Map & Master Plan
Understanding Dholera SIR — Why Prices Change Village to Village
Dholera Smart City is divided into
1. Inside SIR (Special Investment Region)
This area gets
- Fastest government development
- TP Roads (18m / 30m / 36m)
- Expressway connectivity
- Metro, Airport, Industrial Zones
- High infrastructure funding
Land Price Inside SIR: ₹50–70 lakh per bigha average, depending on TP phase.
2. Outside SIR (Non-SIR Region)
These villages are outside the planning area.
Here development is slow and infrastructure is limited.
Land Price Outside SIR: ₹20–30 lakh per bigha (avg.)
Full List of 33 Villages in Dholera Region
Below is the complete list of villages associated with Dholera region
Ambli, Anandpur, Bavliyari, Bhadiyad, Bhangadh, Bhimtalav, Buranpur, Cher, Dhanala, Dholera, Gamph, Gogla, Gorasu, Hebatpur, Kadipur, Kamatalav, Kamiyala, Kasindra, Khun, Mahadevpura, Mingalpur, Mundi, Navagam, Otariya, Panchi, Pipli, Rahtalav, Sandhida, Sangasar, Shela, Sodhi, Valinda, Zankhi
Out of these, 22 villages are inside SIR, and the rest are outside.
Which Villages Are Inside SIR?
Inside SIR villages (faster development, higher price)
- Ambli
- Bavliyari
- Bhadiyad
- Bhangadh
- Bhimtalav
- Cher
- Dholera
- Gogla
- Gorasu
- Hebatpur
- Kadipur
- Khun
- Mahadevpura
- Mingalpur
- Mundi
- Otariya
- Panchi
- Rahtalav
- Sandhida
- Sangasar
- Sodhi
- Zankhi
Which Villages Are Outside SIR?
Outside SIR villages (lower entry price, slow development)
- Pipli
- Shela
- Valinda
- Gamph
- Kamiyala
- Kasindra
- Navagam
- Anandpur (partially)
- Kamatalav
- Dhanala
These locations are good for people who want low entry-level investment.
Price Variation Based on TP Zone (Town Planning)
Inside SIR is divided by TP Zones (Town Planning Schemes)
TP Zone Phase 1
- Fastest development
- Expressway, Airport corridor, ABCD Building, Activation Area
Price: ₹60–85 lakh per bigha
TP Zone Phase 2
- Good residential & commercial planning
- Mid-range price
Price: ₹40–55 lakh per bigha
TP Zone Phase 3
- Future development area
- Long-term growth zone
Price: ₹25–40 lakh per bigha
Village-Wise Land Prices in Dholera – Detailed Guide
Below is a detailed village-wise analysis with price, development, and investment potential.
1. Dholera Village (Inside SIR)
- TP Zone: Phase 1
- Near ABCD Building + Expressway
- Central city location
Price: ₹65–85 lakh per bigha
Best for commercial + long-term appreciation.
2. Ambli Village
- Phase 1
- One of the most demanded villages
- Close to industrial zones
Price: ₹60–80 lakh per bigha
3. Kadipur
- Phase 1
- residential zone and knowledge and it zone
- Fast appreciation
Price: ₹60–75 lakh per bigha
4. Gorasu
- Near residential zone , city center , public facility zone and knowledge and it zone
- neat Greenzone
Price: ₹55–70 lakh per bigha
5. Bhadiyad
- near residential zone
- near abcd building
Price: ₹55–70 lakh per bigha
Mid-Range Price Villages (Phase 2)
Villages like
- Bavliyari
- Cher
- Gogla
- Mahadevpura
- Bhimtalav
Price: ₹35–55 lakh per bigha
Budget-Friendly Villages (Phase 3)
Villages such as
- Zankhi
- Sandhida
- Sangasar
- Khun
- Mundi
- Hebatpur
- Otariya
Price: ₹25–40 lakh per bigha
Outside SIR Village Prices
These villages are outside planning boundary.
Development is slower, but prices are affordable.
1. Pipli (Top Outside SIR Choice)
- Near SIR boundary
- Strong demand
- near Airport
Price: ₹22–28 lakh per bigha
2. Shela
- Top non-SIR location
- Villagers’ demand is high
Price: ₹20–28 lakh per bigha
3. Valinda
- Strategic road access
Price: ₹20–27 lakh per bigha
4. Gamph, Kamiyala, Kasindra,
Price: ₹20–25 lakh per bigha
5. Navagam
Price: ₹18–22 lakh per bigha
Lowest price, long-term investment.
Factors That Decide Village-Wise Land Price
- Infrastructure near village
- (Metro route, Expressway, Airport road)
- TP Zone Phase (1, 2, 3)
- Industrial or residential zoning
- Demand from developers
- Government focus area
- How close the village is to Activation Area
conclusion
Dholera Smart City land price depends heavily on its village location, SIR boundary, and TP zone.
Inside SIR: ₹50–70 lakh per bigha (Phase 1 villages touch ₹80–85 lakh) Outside SIR: ₹20–30 lakh per bigha Best Inside SIR Villages: Dholera, Kadipur, Ambli, Gorasu, Bhadiyad Best Outside SIR Villages: Pipli, Shela, Valinda This article helps investors understand exact village-wise pricing so they can choose safe and high-growth land.
FAQ
What is the land price per bigha in Dholera village?
Land price in Dholera village (inside SIR, TP Zone) ranges from ₹60–85 lakh per bigha, depending on TP road connectivity and exact location.
Which village in Dholera SIR has the highest land price?
Dholera, Kadipur, Ambli, Gorasu, and Bhadiyad have the highest land value because they fall in Phase 1 & TP-based zones.
What is the price of land in Dholera Phase 1?
TP Zone Phase 1 land price ranges between ₹60–85 lakh per bigha, mainly around the Activation Area, ABCD Building, and Expressway.
Which villages are inside Dholera SIR?
22 villages fall inside Dholera SIR, including Dholera, Ambli, Kadipur, Gorasu, Bavliyari, Cher, Mahadevpura, Bhadiyad, and more.
What is the land price in villages outside Dholera SIR?
Land price in outside-SIR villages like Pipli, Shela, Valinda, Gamph, Kasindra is between ₹20–30 lakh per bigha.
