Chronology of Dholera SIR Development Phases
Dholera SIR is the largest planned smart city in India. To manage infrastructure capital efficiently, GIDB (Gujarat Infrastructure Development Board) structured the city’s rollout into three distinct phases:
1. Phase 1: Activation Area & Core City (TP 1 & TP 2)
- Timeframe: Completed and active.
- Total Footprint: 154 square kilometers (including the 22.5 sq km Activation Area in TP1).
- Infrastructure Status: 100% complete. Features sub-grade roads, water treatment plants, sewage treatment plants, and smart electrical lines.
- Investment Case: High-density commercial High Access Corridor (HAC) plots and residential layouts ready for immediate construction.
2. Phase 2: Airport, Logistics & Mixed Use (TP 3 & TP 4)
- Timeframe: 2026 to 2030.
- Total Footprint: ~250 square kilometers.
- Key Milestones: The passenger/cargo runways of Dholera International Airport, the expressway link roads, and logistics parks bordering TP3.
- Investment Case: Offers a low entry price point with a high ROI ceiling as the airport and expressway projects reach completion.
3. Phase 3: Heavy Industrial & Manufacturing (TP 5 & TP 6)
- Timeframe: 2030 to 2040.
- Total Footprint: ~500 square kilometers.
- Key Milestones: Global engineering zones, solar parks, EV battery parks, and semiconductor fab expansions.
- Investment Case: Ideal for long-term institutional land banking.
Zoning & FSI Guidelines Across Phases
Floor Space Index (FSI) allocations depend on road width and planning zones established under DSIRDA Table 10-1 and 10-6 regulations:
| Development Phase | Town Planning Scheme | Road Width (ROW) | Allowed FSI Range | Target Real Estate Zone |
|---|---|---|---|---|
| Phase 1 (Active) | TP 1 & TP 2 | 12 to 30 meters | 1.0 to 2.0 | Residential townships, neighborhood retail |
| Phase 1 (Active) | TP 2 Expressway | 55 to 70 meters | up to 5.0 | High Access Corridor commercial offices |
| Phase 2 (2026-30) | TP 3 & TP 4 | 18 to 45 meters | 1.0 to 2.0 | Airport hospitality, sorting logistics |
| Phase 3 (2030-40) | TP 5 & TP 6 | 30 to 55 meters | 1.2 to 1.8 | Heavy industrial, fabrication yards |
Key Takeaways for Property Investors
- Trunk Infrastructure Advantage: Invest inside Phase 1 if you require immediate access to municipal potable water pipelines, Torrent Power dual-redundant lines, and centralized sewage systems.
- Follow the Transit Corridors: Phase 2 valuation is driven by the Ahmedabad-Dholera Expressway and Airport projects. Plots within 2 kilometers of these corridors are expected to appreciate rapidly.
- Verify Sanction Timeline: Always cross-reference the developer’s plot coordinates with the official DSIRDA zoning phase map to confirm the exact year utilities will be laid.
Frequently Asked Questions (FAQ)
Which TP schemes are included in Dholera Phase 1?
Dholera Phase 1 includes Town Planning Scheme 1 (TP1) and Town Planning Scheme 2 (TP2). These zones feature fully completed roads, water grids, and active electrical grids.
When will Dholera Phase 2 infrastructure be completed?
Trunk infrastructure for Phase 2 (TP3 and TP4) is currently under construction and is scheduled for completion in stages between 2026 and 2030, aligned with the passenger airport rollout.
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