The brief

Six times Shanghai's
footprint, being built
from zero.

The Dholera Special Investment Region is a greenfield city on 920 km² of the Gulf of Khambhat coast. Roads, drainage and power went in before a single resident arrived. That order — infrastructure first — is the whole investment thesis.

Total region920

km² notified under the SIR Act — roughly six times the built area of Shanghai's core.

Activation Area22.5

km² of Phase-1 land where trunk infrastructure is already laid and plots are transacting.

Expressway109

km six-lane access-controlled road linking Ahmedabad to Dholera, cutting the drive to about an hour.

Anchor investment₹91k Cr

committed to a semiconductor fabrication plant in the region — the single largest anchor tenant.

Order of build

What has landed,
and what is next

A greenfield city is a sequence, not an event. Where a parcel sits in this sequence is what its price is really tracking.

Done

Trunk infrastructure, Activation Area

Roads, ICT ducts, water, sewerage and drainage laid across the 22.5 km² Phase-1 zone. Plots here are the most liquid in the SIR.

Done

Ahmedabad–Dholera Expressway

Six-lane greenfield expressway operational, collapsing the drive from Ahmedabad. Land within 5 km of an interchange repriced first.

Building

Dholera International Airport

Under construction west of the Activation Area. Cargo-capable from day one, which is what the industrial tenants need.

Building

Semiconductor fabrication plant

The anchor. A fab pulls suppliers, housing demand and services with it — the second-order demand is the real story.

Next

TP schemes 3 through 6

Later town-planning schemes open new land at earlier-stage prices. Higher upside, longer hold, more paperwork risk.

Straight talk

And the risks,
said out loud

A greenfield city is a long-duration bet. Anyone promising you a quick flip is selling you something.

  • Timelines slip. Infrastructure milestones in Dholera have moved before and can move again. Budget for a hold, not a trade.
  • Title is the whole game. Agricultural land needs NA conversion. Some parcels sit under old tenure restrictions. Read the 7/12, every time.
  • Distance from the Activation Area matters more than the postcode. "Dholera" on a brochure can mean 40 km from anything being built.
  • Liquidity is thin outside Phase-1. You can buy easily. Selling in a hurry is harder.
Construction on open land

Want a parcel checked before you buy?

Send us the survey number. We'll pull the 7/12, check the TP scheme and tell you plainly what we find.

Ask us to check it