Dholera

Dholera Smart City, officially known as the Dholera Special Investment Region, is one of the most ambitious projects initiated by the Government of India under the Delhi-Mumbai Industrial Corridor (DMIC). This massive greenfield city is located in Gujarat, about 90 km southwest of Ahmedabad, and is being designed as India’s first world-class, sustainable, industrial-driven smart city. Dholera has rapidly gained attention among investors, homebuyers, NRIs, and those looking for high-ROI real estate, especially plots and land parcels.

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✅ 1. Introduction to Dholera Smart City

Dholera is a planned city spread across approximately 920 square kilometers, making it significantly larger than Ahmedabad and even Mumbai city. The city is being developed as a greenfield smart city from scratch, meaning it is not upgrading an existing city, but being built with next-generation infrastructure, industrial hubs, smart governance, and futuristic urban solutions.

The Government of India, together with the Gujarat State Government, aims to transform Dholera into a global manufacturing hub, an industrial powerhouse, and a sustainable city that integrates residential, commercial, and industrial spaces intelligently. Its focus areas include:

• Industrial development
• Advanced smart urban infrastructure
• Residential and commercial real estate
• Global connectivity via an international airport
• High-speed freight and expressway corridors
• 24×7 water and electricity supply
• Underground utility tunnels
• Digital city management through ICCC (Integrated Command & Control Center)

The most talked-about segment among retail investors is plot investment. People are actively searching for terms like Dholera plot price, buy plot in Dholera, Dholera residential plot, and Dholera commercial land price, because land and plots are more affordable compared to metropolitan cities but expected to deliver exponential growth due to the industrial-driven demand.

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✅ 2. Dholera Special Investment Region (SIR)

The Dholera SIR was conceptualized in 2009 and is being developed with the objective of attracting domestic and global investment, generating employment, and enabling large-scale industrialization. The region is being built in phases, with Phase-1 development covering 22.5 sq km already completed with operational infrastructure.

???? Major components of Dholera SIR:

• Industrial Zones (manufacturing, logistics, electronics, renewable energy, defense, etc.)
• Knowledge & IT Hub
• City Center & Commercial Business District
• Residential Zones (low, mid, premium, villa zones)
• Smart services & administration zone
• Sports, tourism, recreation zones

The region has been declared investment-friendly due to single-window government clearances and dedicated zoning for industries. This makes land buying not just a property decision but a strategic business move for long-term wealth.

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✅ 3. Why Dholera is Becoming a Top Investment Destination

Dholera is trending among real estate and industrial investors due to a unique mix of policy support, infrastructure development, connectivity, and affordability. Some major reasons:

???? 1. Largest Smart City in India

Dholera is 6x the size of Ahmedabad, 3x larger than Mumbai, and is planned as India’s most advanced industrial-driven city.

???? 2. Industrial demand-led ecosystem

Unlike standard residential cities, Dholera is being developed to fuel industries first. Industrial demand directly impacts residential and commercial real estate, which increases rental and resale value of plots.

???? 3. Dholera International Airport (Under Development)

India’s upcoming Greenfield International Airport is being built in Dholera. Airport-proximate land always grows faster than other regions.

???? 4. High-Speed Rail & Freight Corridor

Dholera will be connected with Vadodara and Mumbai via the high-speed rail and dedicated freight corridors.

???? 5. Delhi-Mumbai Expressway Connectivity

The National Highways Authority of India is building the Delhi-Mumbai Expressway, which drastically reduces travel time from Ahmedabad to Dholera and increases land value for investors.

???? 6. Underground Utility Infrastructure

Dholera is the first Indian city with 100% underground water, sewage, electricity, and fiber cable infrastructure, eliminating the need for overhead wires.

???? 7. UN-Certified Sustainable Smart City

Dholera’s planning aligns with global sustainability frameworks, making it attractive for large multinational companies.

???? 8. Massive employment creation

Expected economic zones are projected to generate lakhs of jobs, leading to housing and commercial demand.

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✅ 4. Dholera Plot and Land Price Trends

▪️ Current Market Overview

There are two categories of land investments:

1. Inside Town Planning (TP) Zones – Government planned plots with roads, utilities, residential approval (More expensive, high safety, regulated)
2. Outside TP / near airport / highway land parcels (More affordable, unregulated, high risk but higher ROI possible)

???? Land price growth observations:

• Prices near Airport zone have increased rapidly
• Prices inside TP scheme rise steadily due to government infrastructure
• Village land prices are lowest but have legal conversion requirements

Keywords people are searching heavily:

• buy plot in Dholera Smart City
• Dholera plot price today
• residential plot in Dholera near airport
• Dholera commercial land rates

* plot investment in Dholera

✅ 5. Key Areas Where Investors Want to Buy Plots

Top areas trending in investor interest:

• Airport Zone
• TP-1, TP-2, TP-3 Residential Zones
• City Center Business District
• Expressway-adjacent plots
• Industrial Zones
• Logistics Hub perimeter

Investors prefer airport-adjacent or TP-approved residential plots due to fast appreciation and ease of conversion into future resale or rental opportunities.

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✅ 6. Types of Plots & Investment Options in Dholera

Dholera offers 3 types of real estate investments:

1. Residential Plots

Ideal for: Homebuyers, retail investors, long-term resale planning

2. Commercial Plots

Ideal for: Shops, warehouses, hotels, business complexes

3. Industrial Land

Ideal for: Manufacturing units, logistics parks, solar farms, defense corridors

Each investment category should be chosen based on:

• Legal verification
• Purpose (residential vs commercial vs business use)
• Holding capacity
• Risk profile

* TP scheme vs Non-TP land

✅ 7. Dholera – Infrastructure, Development & Future Planning

???? Core Infrastructure Highlights

✔ 250 km Underground Utility Tunnel Network

✔ 24×7 Power Supply

✔ 24×7 Water Supply from Narmada Canal
✔ Smart Surveillance & AI Traffic Planning
✔ Logistics Hub with Global business zoning

✔ Flood-safe elevation based city planning

✔ Green energy zones

Dholera city is planned 2 meters above the sea level of its surrounding regions to prevent flooding and enable climate-safe urban planning, a rare feature for Indian greenfield cities.

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✅ 8. Government Initiatives Supporting Dholera Growth

Major government organizations involved:

• DMIC Development Corporation
• Government of Gujarat Urban Department
• Government of India Industrial & Commerce Ministry
• Smart City Administration & Planning Department

These authorities make Dholera risk-reduced due to strong policy backing and long-term investment commitments.

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✅ 9. Legal Checklist Before Buying Plots/Land in Dholera

Investors must verify:

✔ 7/12 Extract (Village land ownership record)

✔ NA (Non-Agriculture conversion status)
✔ TP zone approval status
✔ Title clearance certificate
✔ Mutation entry
✔ NOC from government bodies if required

✔ Developer RERA registration (If project is township-based)

Since Dholera is a greenfield region, legal clarity is extremely important before buying land.

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✅ 10. ROI Potential & Expected Growth of Dholera Land Investment

???? Why this city can give 10x to 30x growth?

Because growth is:

• Industrial-demand linked
• Infrastructure-built before population settlement
• Airport-proximity advantage
• Asia’s largest manufacturing corridor influence
• Government policy support for decades
• Affordable land price entry point

Metro cities grow by population, but Dholera grows by economic zones + industry demand, which scales faster.

✅ 11. Who is Investing in Dholera?

Investor Category	Motivation

| Retail investors | low cost entry, future resale |

| NRIs | secure long term asset |
| Industrial companies | manufacturing zoning |
| Commercial builders | future CBD demand |

| Logistics companies | freight corridor use |

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✅ 12. Risks, Challenges & Myths About Dholera Investment

Risk can exist if:

???? Land is not verified

???? Bought too far from infrastructure corridor

???? No NA or title clearance

???? Not checked for future zoning

???? No resale demand zone nearby

???? Bought purely on rumour instead of data

Myths:

❌ Dholera is already fully ready

❌ Every land will give same growth

❌ Airport is already operational
❌ You don’t need legal checks
Truth:
✅ It is developing rapidly, but still under growth phase
✅ Best plots are inside TP and near airport/CBD zones
✅ Legal checks are mandatory

✅ Long term vision is key

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✅ 13. Investment Strategies for Maximum Profit

Strategy-1: Buy inside TP scheme residential plot and hold 5-10 yrs

Strategy-2: Buy commercial plot near city center or expressway for business + resale

Strategy-3: Buy land near airport perimeter (with legal clearance only)

Strategy-4: Avoid unverified deals, prioritize ownership clarity

Dholera is a holding game, not a short-term flip market.

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✅ 14. How to Buy Plot in Dholera – Step by Step Process

1. Choose location (Residential / Airport / Expressway / CBD / Industry zone)
2. Check legal status
3. Confirm NA / TP approval
4. Check government future zoning master plan
5. Compare developer projects if buying township plots
6. Validate resale potential
7. Register land at government registrar office

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☑️ 15. Dholera vs Other Investment Cities ISTS

| Feature | Dholera | Ahmedabad | Mumbai |

| ————– | ——————— | —————– | ——————— |
| Planning | Greenfield Smart City | Existing City | Existing Mega Metro |
| Growth Trigger | Industries + Airport | Population driven | Population + Business |
| Entry Price | Low to medium | Medium | Very High |

| Potential ROI | Very High | Medium | High but saturated |

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16. Best Residential Plot Features to Look For 600 words

30 ft – 100 ft ✔ Road access

✔ Distance to airport 5-15 km

✔ Inside TP scheme or NA approved
✔ Water, electricity feasible zone
✔ Future commercial adjacency zone

✔ Safe option: Developer-built township plots

✅ 17. Financing, Loans, Tax, and Registration Cost

???? Plot loans:

• TP approved plots have better chance of loan eligibility

Agriculture land loan is challenging

• NA land loan possible via selected banks
  Costs include:
  Slug: stamp duty
• Registration fee
• Mutation entry

Cost of legal verification

• Development plot cost (for raw land)

Taxes:

• Resale profit taxable under capital gain
  Commercial land GST applicable if transaction of township developer

*No GST applied in an individual resale

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✅ 18. Future Growth Catalysts Expected in Dholera

???? Airport operation

???? Industry allotments rise
???? CBD companies arrive

???? Expressway completion

???? Metro/ rail freight connectivity
???? Commencement of residential population settlement

???? Smart City services fully scale

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☑️ 19. Real Buyer Stories, Market Sentiment & Demand Growth

Dholera buyers are driven by:

FOMO – Fear of missing investment

• The future manufacturing job projection

Airport area land boom: a short history in India.

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