Most investors in Dholera end up buying plots in the wrong location because they rely on developer marketing, do not verify TP maps, and choose plots far away from the real development zone. Dholera is growing fast, but not every location will give returns. Real case studies reveal how buyers—especially NRIs—are misled by “premium location” claims that are actually far from smart city roads, public facility zones, and the Activation Area. This article shows the exact reasons mistakes happen and how you can avoid them.
Why Most Investors End Up in the Wrong plots in Dholera
Dholera Smart City is one of India’s most ambitious projects. Because of high expectations and rapid development, thousands of investors are searching for good plots. But the biggest problem in Dholera today is not “scams in papers”—the real problem is wrong location selection.
Many investors do not know
- Which TP zone is best
- How far their plot is from the Activation Area
- Whether roads and infrastructure actually exist
- Whether the plot is in a developable zone
- Whether their “premium location” is actually 3–5 km inside remote land
This article explains WHY these mistakes happen and how to avoid them—based on real case studies.
Understanding the Structure of Dholera SIR (Simple Explanation)
Before knowing mistakes, understand how Dholera is planned
- Dholera SIR = 922 sq km (Huge Area) – Inside this, Town Planning (TP1–TP6) divides the land.
- Activation Area = Fastest Development Zone – Where roads, drainage, power, trunk infrastructure are ready.
- Public Facility Zone = Schools, Hospitals, Colleges – Prices grow faster near these zones.
- Knowledge & IT Zone = Future employment hub
- 18m / 30m / 55m Roads = Main growth lines
- Two plots in the same TP can have totally different value, depending on:
- Road access
- Zone
- Government-approved map
- Proximity to developed area
- Two plots in the same TP can have totally different value, depending on:
This is where most investors make mistakes.
Why Investors Choose the Wrong Location in Dholera
1. Buying Plots Without Checking the TP (Town Planning) Map
This is the biggest reason.
Developers show:
- “Airport facing plot”
- “Industrial hub nearby”
- “Future metro route”
But on the real TP map, the plot is:
- 5–10 km away
- Not connected to any main road
- In a green/restricted zone
- Far from the Activation Area
2. Trusting Marketing Maps Instead of Government Maps
Developers use highlighted maps with
- Fake highlighters
- Shifted boundaries
- Wrong road alignment
Investors trust these maps without verifying survey numbers.
3. Getting Attracted to Lower Price
Cheap plots are usually
- Far from Dholera border
- No road connectivity
- No future infrastructure
- Low resale value
“Low-budget plot” does not mean “good future plot.”
4. Not Checking Road Access (18m / 30m/55m Roads)
Many projects say “road touching,” but
- Road exists only on paper
- No approval
- No physical marking
Buying in such areas delays appreciation by 8–10 years.
5. NRIs Trust Developers Blindly
NRIs cannot visit the site, so they buy based on
- Photos
- Videos
- Brochures
- Google screenshots
But the real plot may be in a remote area with no connectivity.
Real Case Studies (100% Based on Investor Behaviour)
Case Study 1: NRI Investor Thought He Bought “Airport Facing Land”
An NRI from Dubai bought land that the developer claimed was “very near to Dholera International Airport.”
Reality
- Plot was 12 km away
- Wrong TP zone
- No approach road
- Future airport buffer map was misused
Loss
Zero resale demand even after 4 years.
Lesson
Always check actual survey number + TP map + distance on Google Maps.
Case Study 2: Investor Bought “18m Road Touch Plot” — But the Road Was Only on Paper
Local investor bought land thinking the road was approved.
Reality
- Road was proposed, not sanctioned
- Plot was inside, not touching road
- No development for next 7–8 years
Lesson
Check approved roads only, not proposed roads.
Case Study 3: Investor Bought a Cheap Plot in TP6 — Got Stuck
He bought because the price was very attractive.
Reality
- TP6 is far from Activation Area
- No infrastructure development
- Resale impossible
- Meanwhile, TP1 prices grew 3–5x
Lesson
Cheap land = slow development = slow return.
Which Locations Are Best for Investment in Dholera?
Based on infrastructure growth:
- TP1
- TP2
Best areas for long-term (7–10 years)
- Near Activation Area
- Near Public Facility Zone
- Near Knowledge & IT Zone
Expert Opinion
Based on analysis of 700+ plots and hundreds of investor discussions
- “95% of investors don’t check zoning before buying.”
- “A wrong location can delay growth by 10 years.”
- “The right location beats the right price.”
- “If your plot is 2–3 km inside from the 18m road, your growth will be slow.”
How to Avoid Location Scams in Dholera
The real scam is not about documents—it is about misleading locations.
Avoid scams by
- Staying close to Dholera SIR boundary
- Choosing plots connected to smart city roads
- Avoiding deeply interior land
- Avoiding fake “airport facing” maps
- Buying only in zones near development
Golden rule
If your plot is not connected to smart city roads, it will grow late
Conclusion
Dholera is a powerful future city, but success depends on one thing:
LOCATION.
Most investors end up in the wrong place because they don’t cross-check maps, zones, and development timelines.
If you choose the right TP zone, right road access, and right proximity to development, Dholera can give excellent long-term returns.
