Dholera Smart City Plot Prices: Measurement & Market Rules
For investors evaluating properties within the Dholera Special Investment Region (DSIR) in Gujarat, understanding localized pricing metrics is essential.
In the regional real estate market, all land parcels and plots are traded and priced per square yard (abbreviated as sq. yd, and locally termed 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, development zones, and how FSI (Floor Space Index) regulations influence the total acquisition cost.
1. Dholera SIR Zone-Wise Plot Price Grid (June 2026)
Plot prices in Dholera vary across different Town Planning (TP) schemes. This variation is driven by trunk infrastructure completion, distance to the cargo airport, and zoning classification.
Here is the master pricing comparison table for 2026:
| Town Planning (TP) Scheme | Zoning Type | Price per Square Yard (INR) | Allowed 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 Valuation Drivers: NA NOC & FSI
When comparing plot rates, ensure you are evaluating similar land categories. A cheap plot option often carries hidden risks or lacks essential development 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.
The Impact of FSI on Plot Value
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 smart city plot price 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.
3. High-Yield Plotted Developments to Watch in 2026
Dholera Acres has mapped three key strategic listings that offer verified, title-clear opportunities:
- Sangasar-HAC (ID 2722): Located in TP 5C within the elite High Access Corridor (HAC) Zone. It features direct frontage on a 70-meter wide arterial road. The property spans 14,520 square yards and is Multipurpose NA Ready, ideal for corporate offices or high-rise mixed-use projects.
- Mahadevpura-HAC (ID 2719): Strategically situated in TP 4B2. It spans 6,000 square yards with 70-meter main road access. The plot is Multipurpose NA Ready, perfect for commercial office blocks or hotels.
- Navagam-Airport (ID 2703): Spanning 20,000 square yards bordering the upcoming Dholera International Airport boundary. Classified under the Near Airport Zone with NA Applied status, this plot offers a unique opportunity for airport-related logistics, warehousing, or cargo hospitality.
Frequently Asked Questions (FAQ)
What is the average plot price in Dholera Smart City?
The average plot price per square yard in Dholera Smart City ranges from ₹5,500 to ₹15,000. Plots in the TP 1 Activation Area are priced between ₹12,000 and ₹15,000 per square yard, while outer zones like TP 5 & 6 are priced lower, between ₹5,500 and ₹8,000 per square yard.
What is the difference between sq ft and sq yd in Dholera land pricing?
In Gujarat, land is legally traded in square yards (locally known as Gaj or Var). 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 better than TP 2?
TP 1 is ideal for immediate development due to fully completed utilities. 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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