> The Dholera SIR Project is a greenfield smart city project in Gujarat, spanning 920 square kilometers along the Delhi-Mumbai Industrial Corridor (DMIC). Governed under the Gujarat Special Investment Region Act of 2009, Dholera is managed by the Dholera Special Investment Region Development Authority (DSIRDA). The project features structured land-pooling town planning schemes (TP1 to TP6) with built-in utility grids and clean energy capacity, making it a major hub for high-technology manufacturing and industrial real estate.
Statutory Framework & Governance
Dholera SIR is distinct from typical municipal layouts, using a dedicated administrative authority to expedite planning and investor approvals:
- Gujarat SIR Act of 2009: Provides the statutory basis for declaring Dholera as a Special Investment Region, establishing autonomous planning, building approval, and taxation systems.
- DSIRDA Authority: Acts as the single-window planning body, eliminating the need to coordinate with multiple local government departments for construction and layout sanctions.
- Land Pooling Reconstitution: Owners receive reconstituted Final Plots (FP) matching municipal planning coordinates, preventing overlapping ownership issues.
Planning Scheme Layout & Area Statistics
The Dholera SIR project is split into six Town Planning (TP) schemes designed to segregate industrial, commercial, and residential uses:
| Town Planning Scheme | Total Designated Area | Core Zoning Focus | Primary Infrastructure Status | Investment Priority |
|---|---|---|---|---|
| TP 1 | ~51 Sq. Kilometers | Residential & Administrative | Utilities active, ABCD building open | High (Immediate Development) |
| TP 2 | ~102 Sq. Kilometers | Commercial & High Access Corridor | Expressway corridor laying | High (High-density Commercial) |
| TP 3 | ~68 Sq. Kilometers | Airport & Cargo Logistics | Runway test flight completed | Medium (Logistics & Warehouses) |
| TP 4 | ~60 Sq. Kilometers | Knowledge City & Institutional | Main access roads completed | Medium (Schools, Universities) |
| TP 5 & TP 6 | ~150 Sq. Kilometers | Heavy Industry & Residential Townships | Smart grids and solar park feeds | High (Industrial Manufacturing) |
Key Takeaways for Property Investors
- Focus on Reconstituted Plots: Ensure the plotted project has completed the land pooling reconstitution process. Reconstituted final plots have clear boundaries and verified coordinates on the DSIRDA plan.
- Verify RERA and NA Certifications: Verify that your plot has completed Non-Agricultural (NA) conversion and is registered under GujRERA guidelines to ensure secure title ownership.
- Leverage High FSI Zones: Commercial plots along the central corridor allow an FSI of up to 5.0, offering strong returns for high-density multi-story projects.
Frequently Asked Questions (FAQ)
What is the total size of the Dholera SIR project?
The Dholera Special Investment Region project spans 920 square kilometers, of which 422 sq. km falls under the core urban planning area.
Who governs planning and approvals in Dholera SIR?
Dholera SIR is governed by DSIRDA, a dedicated statutory authority that functions as a single-window planning and development body.
Free Investor Resource
Download Dholera SIR 2026 Investor’s Kit
Get instant access to the official planning documents: Dholera Investment Handbook (PDF), 2026 Land Price List, TP Zone & Village Map, and the NRI Buying Guide.
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