Top Residential and Commercial Land Available in Dholera Smart City (Investment Guide)

Introduction

As India accelerates towards becoming a $5 trillion economy, few infrastructure projects reflect this ambition as clearly as Dholera Smart City. Planned as the first greenfield smart city under the Delhi-Mumbai Industrial Corridor (DMIC), Dholera is more than just an urban development—it’s a future-ready ecosystem designed to power innovation, industry, and intelligent living.

With connectivity via the Ahmedabad-Dholera Expressway, Dholera International Airport, and upcoming metro and freight corridors, this city is no longer a distant dream—it’s under construction, and early land investors are already seeing significant interest.

In this article, we’ll explore the top residential and commercial land parcels available in Dholera Smart City in 2025, helping you understand where to invest, how to evaluate, and what to expect in terms of returns and development.

Why Dholera Smart City Is a Land Investment Hotspot

Unlike older cities where land acquisition is messy and urban planning is fragmented, Dholera offers:

• Pre-zoned, planned, and approved land across six Town Planning (TP) schemes.

• Underground utilities, solar grids, and IoT-based infrastructure.

• Strategic location between Ahmedabad, Bhavnagar, and key ports.

• Central and state government backing through DSIRDA and DICDL.

• Industrial zones, residential clusters, and commercial corridors developed from scratch.

In short, Dholera offers clear land titles, well-defined usage categories, and multi-decade growth potential—exactly what serious investors look for.

Understanding Dholera’s Land Zoning and Planning

Dholera is divided into six TP schemes. Each scheme allocates land across the following categories:

• Residential Use Zone (R)

• Commercial Use Zone (C)

• Industrial Use Zone (I)

• Public and Semi-Public Use (PSP)

• Green Zone

• Agricultural Land (outside TP zones)

TP1: Activation Zone (22.5 sq. km)

This is the most developed part of Dholera, where roads, drainage, ICT networks, and power systems are functional or nearly completed.

Top Residential Land Opportunities in Dholera (2025)

Residential land in Dholera is ideal for:

• End users planning to build homes in the next 5–10 years

• Developers looking to construct villas, apartments, or townships

• Investors banking on capital appreciation

1. TP1 Activation Zone – Residential Land

• Location: Central Dholera

• Status: Infrastructure completed (100% underground utilities)

• Price Range: ₹1,000 – ₹1,900 per sq. ft.

• Plot Size Range: 100 – 1000 sq. yards

• Ideal For: Builders, early homebuyers, long-term investors

🟢 Hotspot: Close to ABCD Building, adjoining educational and recreational zones.

2. TP2 – Airport-Linked Residential Land

• Location: Near Dholera International Airport

• Status: Emerging zone, road and utility work underway

• Price Range: ₹700 – ₹1,300 per sq. ft.

• Plot Size Range: 200 – 2000 sq. yards

• Ideal For: High-net-worth investors, developers targeting premium housing

🟢 Bonus: Airport staff and high-skill professionals will fuel demand here.

3. TP4 and TP5 – Budget Residential Zones

• Location: Southwest Dholera

• Status: Early development stage

• Price Range: ₹400 – ₹800 per sq. ft.

• Plot Size Range: 100 – 1500 sq. yards

• Ideal For: Entry-level investors, small plot buyers, long-term hold

🟢 Advantage: Lower price point, potential 2–3x appreciation in 5–7 years.

Top Commercial Land Opportunities in Dholera (2025)

Commercial land in Dholera is tailored for:

• Retail centers and malls

• Corporate campuses, business parks

• Hotels, restaurants, and service providers

• Warehousing and logistics

1. Near ABCD Building – Central Commercial District

• Location: TP1, Dholera core

• Price Range: ₹1,500 – ₹3,500 per sq. ft.

• Plot Size Range: 500 – 5000 sq. yards

• Best For: Offices, institutional campuses, mixed-use development

🟢 Prime Zone: Government offices and service providers already operational nearby.

2. Expressway-Connected Commercial Land

• Location: Along Ahmedabad-Dholera Expressway entry points

• Price Range: ₹1,200 – ₹2,400 per sq. ft.

• Plot Size Range: 2000 – 10000 sq. yards

• Best For: Petrol pumps, highway restaurants, logistics hubs, fast-moving retail

🟢 Note: Visibility and access make these plots perfect for B2B and B2C operations.

3. Commercial-Mixed Use Land in TP2 and TP3

• Location: Near metro corridor, west Dholera

• Price Range: ₹900 – ₹1,800 per sq. ft.

• Plot Size Range: 500 – 3000 sq. yards

• Best For: Residential+Retail combos, co-working spaces, serviced apartments

🟢 Strategy: Lease ground floors to businesses, upper floors for residential rent.

How to Buy Land in Dholera

There are two main ways to acquire land in Dholera Smart City:

1. Government-Auctioned Land (DICDL / DSIRDA)

• Transparent process

• Clear land titles

• Suitable for institutional buyers or long-term developers

2. RERA-Approved Private Developers

• Ready-to-register plots with amenities

• Gated layouts, compound walls, internal roads

• Ideal for individual investors and NRI buyers

Top Developers Offering Land in Dholera:

• SmartHomes Infrastructure

• Aadhar Group

• Avens Realty

• Metrocity Developers

Always verify:

• NA (Non-Agricultural) status

• RERA number

• Zoning compliance as per TP scheme

• Clear title, with encumbrance certificate

Legal Checklist Before You Buy

Buying land in a new smart city comes with benefits—but also responsibilities. Ensure the following:

✅ Land is Non-Agricultural (NA): Especially for residential or commercial use
✅ RERA Registration: Mandatory for plotted development
✅ Development Plan Approved by DSIRDA/DICDL
✅ Check Encumbrances: No disputes, liens, or pending dues
✅ Allotment Letter and Sale Deed: Issued and registered with local authorities

Future Outlook: What to Expect by 2030

• 2025–2026: Expressway and airport near completion, more land gets serviced

• 2027–2028: Industrial units, universities, and MNC campuses become operational

• 2029–2030: Residential and commercial areas see population surge

• Land Appreciation: Conservative estimates suggest 2x to 4x returns by 2030

Dholera is expected to host 2 million+ residents, support 8–10 lakh jobs, and become a major hub for renewable energy, tech, logistics, and smart governance.

Who Should Buy Land in Dholera?

✔️ NRI Investors: Tax benefits + long-term returns
✔️ Young Professionals: Build or lease homes in 5–8 years
✔️ SMEs and Startups: Commercial land is still affordable
✔️ Retail Investors: Ideal for appreciation-focused strategies
✔️ Logistics and Warehousing Businesses: Close to airport, port, freight corridor

Final Thoughts: Is Dholera the Right Bet in 2025?

Absolutely. While cities like Gurugram and Pune are saturated, Dholera offers clean entry, smart planning, and significant growth upside. This is land investment with a clear government vision, tech-led governance, and macroeconomic alignment.

But as infrastructure nears completion and corporate interest builds up, prices are expected to spike. That makes 2025 a golden window—early enough to buy low, yet late enough to see visible progress.

FAQs

Q1. Is land in Dholera Smart City safe to invest in?
Yes, if purchased through government auctions or RERA-registered developers with proper title checks.

Q2. How much is residential land in Dholera?
₹400–₹1,900 per sq. ft. depending on the TP zone and location.

Q3. Can NRIs buy land in Dholera?
Yes. NRIs can legally buy non-agricultural land without restrictions in Dholera.

Q4. What are the taxes and registration charges?
Stamp duty in Gujarat is approx. 4.9%. Registration costs vary by plot size and location.

Q5. When will Dholera become livable?
Parts of TP1 are expected to be livable by 2026–2027, with utilities, roads, and services functional.