Dholera Smart City Project Details 2026: Master Plan, Zones, & FSI Rules

The Master Plan Layout of Dholera SIR

Dholera Special Investment Region (DSIR) is India’s first greenfield industrial smart city. As a flagship node of the DMIC, Dholera integrates heavy manufacturing facilities with state-of-the-art urban infrastructure.

For investors researching the dholera smart city project, the city is planned as a self-sustaining ecosystem with advanced underground utilities (ICT, water, sewage, gas ducts) running parallel to every plot boundary. Below is the official master layout and zoning plan:

1. Zoning & Technical Details of Dholera SIR

The master plan allocates land to different developmental zones to ensure balanced urban growth.

Here are the key structural details of the Dholera Smart City project:

2. Floor Space Index (FSI) & Zoning Controls

All construction inside the smart city is strictly regulated by the DGDCR under the DSIRDA authority. FSI values dictate how much built-up area can be constructed on any given plot:

• High Access Corridor (HAC) Zone: This elite commercial zone faces arterial roads of 55 meters and 70 meters in width. HAC properties command a premium FSI of up to 5.0, enabling high-rise office towers, commercial malls, and high-density mixed-use complexes.
• Industrial Zones (TP 1, TP 2 & TP 4): Manufacturing zones are allocated a base FSI of 1.2 to 2.5, optimized for service sheds, precision engineering yards, and supply-chain logistics centers.
• Residential Plotted Zones: Neighborhood layouts feature an FSI of 1.2 to 1.8 with a maximum ground coverage of 40% to 50%, guaranteeing low-density, green living environments.

For a detailed comparative study of the first two town planning schemes, read our analysis on Dholera SIR TP1 vs TP2 Comparison.

3. High-Performance Property Inventories in Dholera

Investors looking to purchase land in Dholera should focus on certified, title-clear assets. We recommend reviewing these premium listings:

1. Sangasar-HAC (ID 2722): Spanning 14,520 square yards in TP Scheme 5C. Facing a 70-meter wide arterial road in the High Access Corridor, this Multipurpose NA Ready plot is optimized for high-rise commercial space.
2. Mahadevpura-HAC (ID 2719): Located in TP Scheme 4B2, this 6,000 square yard commercial land enjoys direct access from the 70-meter main road. It is Multipurpose NA Ready and perfect for office blocks or corporate hotels.
3. Navagam-Airport (ID 2703): Comprising 20,000 square yards bordering the Dholera International Airport boundary (TP6). This land has NA Applied status and represents an ideal location for aviation logistics and warehousing.

To review current market pricing across these micro-markets, consult our Dholera SIR Land Price Appreciation 2026 trend report.

4. Due Diligence Check for Dholera Plot Buyers

Before finalizing any land deal inside Dholera SIR, buyers must execute these verification checks:

• Collector NA Certification: Verify that the plot has received the official Non-Agricultural (NA) order under Section 65 of the Land Revenue Code.
• DSIRDA Layout Approval: Confirm that the developer’s sub-division layout has been approved by the DSIRDA planning committee.
• GujRERA Registration: All plotting schemes above 500 square meters or involving more than 8 plots must be registered with the Gujarat Real Estate Regulatory Authority.
• Title Clearance Report: Request a 30-year title search report from a registered legal advocate to ensure the land has zero bank mortgages or family disputes.

For a detailed checklist on title clearance verification, read our guide on How to Buy Plots in Dholera SIR Safely.

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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