Research Before You Invest in Dholera
Independent Dholera land research & advisory
Ten years on the ground. Zone-by-zone price data, all 16 TP scheme plans, and an honest account of what is built versus what is promised.
We publish the risks we know about on our listings — including the ones that cost us the sale.
- On the ground in Dholera
- 10+ yrsOn the ground in Dholera
- TP scheme plans published
- 16TP scheme plans published
- Listings for enquiry
- 18Listings for enquiry
- Asking per sq yd, as listed
- ₹2k–21kAsking per sq yd, as listed
18 listings shown for enquiry Newest added 15 Sept Confirm current availabilityView
Start here
Where would you like to go?
Four sections, each a full area of the site. Pick the one that matches what you are actually trying to work out.
Invest
Listed parcels across Activation Area industrial, TP-scheme residential, outside-SIR corridors and Lothal bulk parcels, with starting rates. Availability and rates must be reconfirmed before you rely on them.
Open InvestDholera Insights
The 2012–2026 price trend, all sixteen TP scheme plans, the zone-by-zone rate card, and what has actually been delivered versus what is still a target date.
Open Dholera InsightsServices
Title verification, valuation, documentation and site visits — available whether or not you buy through us, on fixed fees rather than a cut of the deal.
Open ServicesAbout
Who you are dealing with, how we work, and what we will not do, including why we publish client feedback only with written consent.
Open AboutListed parcels
Recently listed
Availability and rates are as listed and must be reconfirmed before a visit or token.
Mundi — Activation Area Industrial
Mundi
₹21,000/sq yd
Asking rate · availability not reconfirmed
Why we flagged it: Activation Area industrial — ask us to reconfirm what is still unallotted
TP 4-B-2Bhangadh — TP 4-B-2 Residential
Bhangadh
₹9,500/sq yd
Asking rate · availability not reconfirmed
Why we flagged it: TP4 residential — fab catchment
TP 4-A / TP 6-AZankhi — Residential, 70 m Road
Zankhi
₹9,000/sq yd
Asking rate · availability not reconfirmed
Why we flagged it: 70 m frontage — scarce section width
2016 → 2026
Where prices have actually moved
Prime Dholera land — Activation Area, TP1 and TP2 — went from roughly ₹2,500 to ₹15,000 per square yard over ten years. Fringe land moved far less. That widening gap, not the headline multiple, is what should drive your decision.
Full price trend & 2026 matrix6.0×
Prime land, 2016–2026
5.9×
Entry-level, 2016–2026
+14.3%
Last 12 months, portal-reported
+77.8%
Last 5 years, portal-reported
Delivered
Not promises — things that have happened
Dholera has plenty of target dates. These are the milestones already behind us.
31 March 2026
Ahmedabad–Dholera Expressway inaugurated
Dedicated to the nation by the Prime Minister (Prime Minister’s Office, 31 March 2026). The Ministry of Road Transport & Highways puts the ~109 km expressway at ₹5,800 crore total project cost and Ahmedabad–Dholera at about 45 minutes, down from 2 hr 15 min (27 February 2026); the PIB release announcing the inauguration gives “over ₹5,100 crore”. The two official cost figures differ.
April 2026
Dholera SEZ notified
The SEZ of Tata Semiconductor Manufacturing at Dholera, 66.166 hectares, was notified on 9 April 2026 (Ministry of Commerce & Industry, PIB release, 16 April 2026).
14 July 2026
Airport progress review by the Civil Aviation Minister
The Ministry of Civil Aviation reported about 80% of overall construction complete: ATC tower, primary runway and taxiway at 100%, terminal building at 75%, and a 2,500 m² cargo terminal being built (Ministry of Civil Aviation, PIB release, 14 July 2026).
Proposed arrangements
Two proposed ways to invest
Targets, not guarantees. Several material terms of both plans are not yet published.
Land-Backed Secured Participation
Terms published; some not yet
Land-backed secured participation opportunity with a 12-month minimum tenure and a targeted economic outcome of up to 15% per annum, subject to applicable terms, transaction performance and legal documentation.
Group Land Ownership (Co-Investment)
Terms not yet published
Proposed: pool capital with other investors for an undivided share of a bulk parcel, recorded in the registered sale deed. Its terms (tenure, consent threshold, custody and fees) are not yet published.
Who you are dealing with
Meet Rahul Jain
Ten years working the Dholera region, from the 2016 plotted market through the expressway and the fab. The position is advisory, not transactional: matching a parcel to what an investor actually needs, and being direct about what is not yet built.
Two desks — Ahmedabad for on-ground operations and site visits, Greater Noida for North India and NRI investors.
Rahul Jain
Dholera Investment Consultant
Client feedback
What clients say
Published with each client’s written consent. Feedback is not proof; verify the parcel yourself.
I secured my land parcel with the help of DM and got all paperwork done smoothly.
I purchased one parcel in Mundi through DM. They managed proper end-to-end execution, hassle free.
I sold my land parcel in Rahatalav through DM. They provided the best rate in the market and the transaction completed with complete transparency.
Latest · Update
Dholera Infrastructure Status: Where Things Actually Stand
Dholera infrastructure in 2026, separated into delivered, under construction and targeted — with the source behind each claim.
29 August 2026 · 7 min read
Ready to look at actual parcels?
Tell us your budget, horizon and risk appetite. We will show you what genuinely fits — including when the honest answer is to wait.