Dholera Land Pricing: Why Square Yards Matter
For investors evaluating the Dholera Special Investment Region (DSIR), understanding how land is priced and measured in Gujarat is crucial.
In the local real estate market, properties are priced per square yard (abbreviated as sq. yd, and locally known as Gaj or Var). For quick reference, 1 square yard equals 9 square feet. For example, a standard 200 sq. yd plot is equivalent to 1,800 sq. ft.
Let us explore the current zone-wise rates, the factors affecting valuation, and how FSI (Floor Space Index) regulations influence the cost.
1. Dholera SIR TP-wise Price Grid (2026 Rates)
Plot prices in Dholera vary significantly across different Town Planning (TP) schemes. This variation is driven by physical infrastructure completion, distance to the expressway or cargo airport, and zoning classification.
Here is the master pricing comparison table:
| Town Planning (TP) Scheme | Zoning Type | Price per Square Yard (INR) | FSI Limits |
|---|---|---|---|
| TP 1 (Activation Area) | Residential / Commercial | ₹12,000 – ₹15,000 | 1.8 to 2.2 |
| TP 2 (Expressway Corridor) | Commercial High-Density | ₹9,000 – ₹12,000 | 3.0 to 5.0 |
| TP 2 (Industrial Border) | Industrial | ₹7,000 – ₹9,000 | 1.0 to 2.0 |
| TP 3 (Airport Zone) | Premium Residential | ₹8,000 – ₹11,000 | 1.5 to 2.0 |
| TP 4 (Logistics Hub) | Warehousing / Logistics | ₹7,500 – ₹10,000 | 1.5 to 2.5 |
| TP 5 & 6 (Buffer Zones) | Residential Expansion | ₹5,500 – ₹8,000 | 1.0 to 1.5 |
2. Key Factors Affecting Dholera Plot Prices
When comparing plot rates, ensure you are comparing similar land categories. A cheap plot option often carries hidden risks or lacks essential approvals:
- NA Clearance & Title: Non-Agricultural (NA) converted plots with a certified Title-Clear report command a 30% premium over agricultural land. Buying unconverted land is highly risky.
- DSIRDA Layout Approval: Plots within a private township must hold layout approval from the Dholera Special Investment Region Development Authority (DSIRDA).
- Road Width Access: Plots facing primary 55-meter or 30-meter boundary roads cost more per square yard than plots facing interior 12-meter access lanes.
3. The Impact of FSI on Land Valuation
Floor Space Index (FSI) represents the allowable built-up area on a plot. In Dholera, the government has allotted high FSI (up to 5.0) in high-density commercial zones along the expressway (TP 2).
This means that while the dholera plot price per square yard might seem higher in TP 2, the ability to build a taller structure (more vertical space) lowers the actual cost per buildable square foot, yielding higher long-term commercial rental ROI.
Frequently Asked Questions
What is the average plot price per square yard in Dholera SIR?
The average plot price per square yard in Dholera SIR ranges from ₹6,000 to ₹15,000. Land in the TP 1 Activation Area is priced between ₹12,000 and ₹15,000 per square yard due to completed utilities, while land in outer schemes like TP 5 and 6 is priced lower, between ₹5,500 and ₹8,000 per square yard.
Why does Dholera land pricing use square yards instead of square feet?
In Gujarat’s real estate market, land measurements are historically and legally calculated in square yards (called ‘Gaj’ or ‘Var’) rather than square feet. 1 square yard equals 9 square feet. For instance, a 200 sq. yd plot is equivalent to 1,800 sq. ft.
Is buying a plot in TP 1 more profitable than TP 2?
TP 1 is ideal for investors seeking low risk and immediate development, as roads and water grids are fully complete. TP 2 offers higher appreciation potential and higher density FSI (up to 5.0 along the expressway), making it more profitable for long-term commercial developments like high-rises or hotels.
Disclaimer: This article is published by the editorial team at Dholera Acres for informational purposes only. It does not constitute formal financial, legal, or investment advice. While every effort has been made to verify the town planning regulations, FSI rules, and infrastructure timelines with official DSIRDA and DICDL publications, land investments are subject to market risks. Readers are strongly advised to perform independent legal due diligence and consult certified property advisors before making any transaction in Dholera SIR.
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