Dholera Special Investment Region: Gujarat's 920 sq km Greenfield Industrial Smart City

Last verified 6 October 2026 · Capital Brix Research Desk · Capital Brix LLP is an authorised sales channel partner for Mirrikh Infratech Pvt. Ltd.

1. Dholera at a glance

Dholera is a planned industrial smart city in Ahmedabad district, Gujarat. It is officially called the Dholera Special Investment Region (Dholera SIR or DSIR). It covers 920 sq km, which is larger than Singapore, and is the largest city being built under the Delhi–Mumbai Industrial Corridor (DMIC). The first 22.5 sq km activation area already has roads, water, power and drainage. In 2026 the Ahmedabad–Dholera Expressway opened, the Tata–PSMC semiconductor fab site was notified as an SEZ, a semi-high-speed rail line was approved, and the first aircraft landed at Dholera International Airport.

On this page: Map & 360° tour · Dubai lesson · DMIC · Four transport modes · Master plan & timeline · Connectivity & ports · Sustainability · Industries · Social & tourism · Land & plots · Sanand lesson · FAQ · Next steps

2. Where Dholera is: map and 360° tour

Dholera sits on flat coastal land at the head of the Gulf of Khambhat, between Ahmedabad, Bhavnagar, Vadodara and Rajkot. The SIR boundary takes in 22 villages of Dholera taluka. The activation area (Town Planning Scheme 2) is at its centre and holds the ABCD administrative building, the fab site and the first trunk utilities. The airport is at Navagam, at the northern edge.

Explore it yourself: Open the full 360° Dholera virtual tour →

3. Why infrastructure comes first: the Dubai lesson

Dubai did not start with towers. It started with a port (Jebel Ali, 1979), a free zone (JAFZA, 1985), an airline and a highway. The skyline along Sheikh Zayed Road came last, after roughly three decades of infrastructure.

Dholera follows the same order: legal framework, then trunk utilities, then expressway, airport and anchor industry. The comparison helps explain how planned cities grow. It does not predict prices. Governance, capital, tax rules and demand drivers in India are very different from Dubai's.

Read the full comparison: Dholera vs Dubai: Why Infrastructure Comes First (and Where the Analogy Breaks)

4. Dholera and the Delhi–Mumbai Industrial Corridor (DMIC)

The DMIC is India's first planned industrial corridor. It began with an India–Japan understanding in December 2006, received in-principle Union Cabinet approval in August 2007, and gained its implementing company, DMICDC (now NICDC), on 7 January 2008. Dholera was approved as a DMIC node in May 2008.

Dholera is not on the Delhi–Mumbai Expressway itself. It connects through the dedicated Ahmedabad–Dholera Expressway and Gujarat's state highway network.

Read more: Delhi–Mumbai Industrial Corridor (DMIC) & Dholera: The Complete 2026 Guide

5. Why Dholera is DMIC's flagship node: road, rail, air and sea

The Dholera Awareness Program describes Dholera as the largest SIR planned with all four transport modes. The status of each mode today:

Few industrial cities in India combine all four modes, even on paper. Dholera's road link is already open, and the other three have formal approval or are in progress.

6. Legal framework and master plan

Dholera is a statutory city with its own law, authority and development company. Private layouts do not define it.

Land-use mix in the Development Plan includes industrial, residential, commercial, logistics, knowledge/IT, recreation and green zones, plus a dedicated city centre. Before buying, check which zone and TP scheme a plot falls in. That decides what can be built on it.

Dholera milestones, 2006–2026

Twenty years of verified milestones, from the India–Japan corridor idea to the expressway, the fab SEZ and the completed freight corridor. Scroll through them below.

Every card links to its official source (PIB, NICDC, DICDL, JICA or the company).

7. Connectivity: expressway, airport, rail and ports

Ahmedabad–Dholera Expressway (NE-8): open

• Opened: public trial use from 27 Feb 2026; inaugurated 31 Mar 2026
• Design: 4-lane access-controlled, expandable to 8 lanes; ~109 km total length
• Ahmedabad → Dholera: about 83 km, ~45 minutes (PIB)⁶

More detail: Ahmedabad–Dholera Expressway guide

Dholera International Airport: nearly ready

• Approved: CCEA, 14 Jun 2022, Phase-1 cost ₹1,305 Cr
• Developer: Dholera International Airport Company Ltd (AAI 51% · Gujarat 33% · NICDIT 16%)
• Site: ~1,426 ha at Navagam; Phase-1 runway 3,200 m⁷
• Progress: runway, taxiway and ATC complete; first calibration aircraft landed June 2026
• Operations: targeted late 2026, subject to DGCA licensing
• Why cargo matters: Gujarat handles about 40% of India's ocean cargo and 18–20% of its industrial output, so air freight has an established base to draw on

More detail: Dholera International Airport guide

Sarkhej–Dholera semi-high-speed rail: approved

• Approved: Union Cabinet, 13 May 2026
• Specs: 134 km including spurs · design speed 200 km/h · ₹20,667 Cr (PIB)⁸

Sea ports within reach

Distances are approximate road distances from the Dholera awareness materials. Actual route distance varies by origin point within the SIR.

### 📍 See it on the ground The expressway, the ABCD building, the fab site and the airport perimeter can all be seen in one morning from Ahmedabad. Our site visits show you what's built today alongside the plots we offer.

Book a guided site visit · WhatsApp "Send me the Dholera plot list"

8. Sustainability and underground utilities

The activation area was built with its utilities underground and its resource systems planned from the start.

Seven networks run underground: potable water · recycled water · wastewater · stormwater · effluent collection · ICT · power distribution.

Planned against global benchmarks (per Government of India data shown in the awareness program):

More detail: Dholera city highlights · ReNew and solar in Dholera

9. Industries: an ecosystem, not one factory

The Tata Electronics–PSMC semiconductor fab is Dholera's best-known anchor. Around it, gas suppliers, equipment partners, solar manufacturers and data-centre developers have made commitments. These range from operating plants to early-stage MoUs, and we label each one honestly.

Status key: 🟢 Operational · 🟡 Under construction / land allotted · 🔵 MoU / LoI / announced

Policy tailwind: Gujarat's first Data Centre Policy, launched 9 July 2026, names Dholera a priority hub.

Full roster, sources and footnotes: Dholera Industrial Ecosystem 2026: Every Company, ₹ Commitment & Status The fab in depth: Tata Semiconductor Plant Dholera: Facts & the Ecosystem Around It

An MoU shows intent. It is not a finished project. The strongest signals are land allotment, central approval and visible construction.

10. Social infrastructure and tourism

Living and working in Dholera

Tourism within an hour

11. Land and plots: how individuals invest in Dholera

Two different land markets:

1. 1Industrial land inside the SIR is allotted by DICDL, mainly to companies such as those listed above.
2. 2NA residential and commercial plots are sold by private developers in planned layouts in and around the SIR. This is how most individual investors take part.

Capital Brix's role: We are an authorised sales channel partner for Mirrikh Infratech Pvt. Ltd., a land developer active in Dholera since 2012. The projects are developed by Mirrikh Infratech Pvt. Ltd. and marketed by Capital Brix LLP. We provide buyer education, plot shortlisting, document review and site visits, from enquiry to registration.

Price guide (Mirrikh rate circular, 20 October 2026): under Mirrikh’s rate circular of 20 Oct 2026, residential plots start from ₹9,750 per sq yd and industrial plots from ₹8,950 per sq yd, with rates up to ₹15,000 per sq yd depending on the project. Rates vary with location, road frontage and distance to the expressway, airport and activation area. Typical extra costs on current Mirrikh projects include development charges (₹850/sq yd + GST), registration (about 5.9% of the consideration amount) and a sale-deed legal fee. Each project's cost sheet lists them in full. See current projects → · Dholera plot price 2026 explained →

Every plot we offer comes with its document file. This includes the NA order, a title search and the 7/12 extract, followed by sale-deed registration in your name. Review it yourself or with your lawyer before you pay a booking amount.

Five checks before you buy any Dholera plot

1. 1NA status: a non-agricultural conversion order for the exact survey number
2. 2Clear title: a title search covering at least 30 years, with no encumbrances
3. 3Zoning: the plot's land-use zone and whether it falls inside or outside a TP scheme
4. 4Location: actual road distance to the expressway, the airport and the activation area
5. 5Registration: a registered sale deed, not just an agreement or allotment letter

Full checklist: How to Verify a Dholera Plot: NA, NOC, Title · NRIs: NRI Guide to Buying Land in Dholera

📄 Get the Dholera Plot Buyer Checklist (one page, free) → Download

12. The Sanand lesson (case study)

When Tata Motors moved its car plant to Sanand, near Ahmedabad, in 2008 (about 1,100 acres), the area turned into an automotive and industrial cluster within a decade.

What this does and does not show: Sanand shows how an anchor factory can turn farmland into an industrial address. It is a historical illustration using figures from seminar materials. It is not a forecast for Dholera. Dholera is much larger, its plots vary widely in location, and land markets move in cycles. Judge any plot on its own location and paperwork.

For a balanced view of risks and upside, read Is Dholera a Good Investment? Honest Analysis.

Disclaimer: Figures from awareness materials and public announcements can change. Capex, project schedules and any appreciation examples are illustrative and are not guarantees of returns. Capital Brix does not promise or guarantee any return on investment. Verify plot-level NA/NOC/title and current DICDL / developer disclosures before booking.

13. Dholera FAQ

What is Dholera?

Dholera is a planned greenfield industrial smart city in Ahmedabad district, Gujarat, officially called the Dholera Special Investment Region (Dholera SIR). It covers 920 sq km and is the largest city being developed under the Delhi–Mumbai Industrial Corridor (DMIC).

Where is Dholera located?

Dholera is on the Gulf of Khambhat coast in Ahmedabad district, Gujarat, about 83 km (around 45 minutes) from Ahmedabad via the Ahmedabad–Dholera Expressway.

Is Dholera bigger than Singapore?

Yes. Dholera SIR covers 920 sq km. Singapore's land area is roughly 728–735 sq km.

Who is developing Dholera SIR?

The city's infrastructure is developed by Dholera Industrial City Development Ltd (DICDL), owned 51% by the Government of Gujarat and 49% by the Government of India. The Dholera Special Investment Region Development Authority (DSIRDA) is the regulator. Private developers build residential and commercial plotted projects in and around the SIR.

What is the Dholera activation area?

The activation area is the first developed zone of Dholera SIR, about 22.54 sq km in Town Planning Scheme 2. It has trunk roads, water treatment, effluent treatment, stormwater drains, power, ICT networks and the ABCD administrative building.

Is the Ahmedabad–Dholera Expressway open?

Yes. The Ahmedabad–Dholera Expressway opened to traffic in February 2026 and was inaugurated on 31 March 2026. The trip from Ahmedabad to Dholera takes about 45 minutes.

When will Dholera International Airport start operations?

The runway, taxiway and air traffic control are complete, and the first calibration aircraft landed in June 2026. Operations are targeted for late 2026, subject to DGCA licensing.

Is the Tata semiconductor plant in Dholera confirmed?

Yes. The Union Cabinet approved the Tata Electronics–PSMC fab on 29 February 2024 at ₹91,000 crore, and a 66.166-hectare SEZ for it was notified on 9 April 2026. Construction is under way in the activation area.

Which other companies are investing in Dholera?

Tata Power (300 MW solar) and ReNew (solar cell and module manufacturing) are operating. INOX Air Products and Linde are building gas facilities for the fab. L&T Vyoma, Jabil, Nextgen Hitech, Grew Energy and Adani–Embraer have signed MoUs, and India and the UAE signed a Letter of Intent for Dholera in January 2026.

Is there a railway to Dholera?

The Union Cabinet approved the 134 km Sarkhej–Dholera semi-high-speed rail line on 13 May 2026, at a cost of ₹20,667 crore and a design speed of 200 km/h.

Can individuals buy land in Dholera?

Yes. Individuals usually buy non-agricultural (NA) residential or commercial plots from private developers in and around the SIR. Industrial land inside the SIR is allotted by DICDL, mainly to companies.

What is the price of a plot in Dholera?

Prices depend on location, road frontage and distance to the expressway, airport and activation area. Under Mirrikh’s rate circular of 20 Oct 2026, residential plots start from ₹9,750 per sq yd and industrial plots from ₹8,950 per sq yd, with rates up to ₹15,000 per sq yd depending on the project, plus development, registration and legal charges.

Can NRIs buy plots in Dholera?

Yes. Under FEMA rules, NRIs and OCIs can buy residential and commercial non-agricultural plots in India. They cannot buy agricultural land, farmhouses or plantation property. Payment must come through normal banking channels, such as NRE, NRO or FCNR accounts.

What documents should I check before buying a Dholera plot?

Check the NA order for the survey number, a title search with no encumbrances and the 7/12 extract, and make sure the purchase is completed by a registered sale deed.

Is investing in Dholera guaranteed to give returns?

No. Infrastructure progress in Dholera is real and verifiable, but land prices depend on location, market cycles and project execution. No investment is guaranteed. Verify each plot's documents and choose a holding period that suits your goals.

14. See Dholera for yourself

Whether you are researching or ready to shortlist, start with what's real on the ground today.

Keep exploring: About Dholera SIR · Dholera overview & master plan · City highlights · Virtual tour · All Dholera guides

Sources and notes

How we verify: This page draws on the Dholera Awareness Program (the seminar presented by Mirrikh Infratech). We check each figure against official records (PIB, NICDC, DICDL/DSIRDA, JICA, MoRTH) and company releases. Where the awareness materials and official records differ, we use the official figure and note the difference below.

Deck vs official figures

1. 1DMIC funding: The awareness deck says "74% Government of India via DMIC Trust / 26% Japan". In NICDC's shareholding, the 74% is the combined total of Indian public holders (GoI 49%, HUDCO 19.9%, IIFCL 4.1%, LIC 1%), and JBIC holds 26%.
2. 2Western DFC: The deck says "operational 31 March 2026". The final sections were dedicated on 8 September 2026 (JICA), completing the ~1,506 km corridor. The deck gives 1,504 km.
3. 3Delhi–Mumbai Expressway: The deck says 1,480 km with 1,169 km (~78%) operational. MoRTH told Parliament in March 2026 that the main alignment is 1,386 km (1,445 km with spurs), with 929 km open. More may have opened since.
4. 4DMIC nodes: The deck's "11 industrial nodes" refers to the 11 Investment Regions out of 24 planned nodes.
5. 5Dholera taluka: The deck dates the taluka to 26 January 2015. Gujarat announced the new taluka in September 2013, and 2015 may be when it became functional.
6. 6Expressway distance: The deck says 71 km. PIB gives a total expressway length of ~109 km and an Ahmedabad–Dholera trip of 83 km / ~45 min. We use PIB.
7. 7Airport runway: The deck says 4,000 m. The Phase-1 runway is 3,200 m (CAPA). 4,000 m matches the long-term master plan. The deck's operations date has been brought forward to late 2026 (target).
8. 8Semi-HSR: The deck adds a ~48-minute journey and 284 villages connected. PIB's approval gives 134 km, 200 km/h and ₹20,667 Cr, which are the figures we use.
9. 9Solar park: The deck says 4,400 MW, and some websites quote other figures. GPCL's official plan is 5,000 MW (1,000 MW + 4,000 MW).
10. 10Fab jobs and output: The deck says 26,000 direct + 1 lakh indirect jobs and 300 crore chips/year. PIB's SEZ notification lists ~21,000 jobs. We found no official source for the chip count. The deck's production date has since been revised by MeitY; see our Tata fab guide for the latest official guidance.

Primary sources: PIB (DMIC 2007; activation-area trunk infrastructure 29 May 2015; airport 14 Jun 2022; Tata fab 29 Feb 2024; UAE LoI 19 Jan 2026; expressway 27 Feb 2026; fab SEZ 16 Apr 2026; semi-HSR 13 May 2026) · NICDC (Our Journey; corporate profile) · DICDL / DSIRDA (dholera.gujarat.gov.in; RTI proactive disclosure) · JICA (8 Sep 2026) · MoRTH Lok Sabha reply (Mar 2026) · GPCL Dholera Solar Park · Tata Power · Tata Electronics · INOX Air Products · DD India (NMHC, Sep 2026) · Gujarat Data Centre Policy GR (Jul 2026).

Figures were checked on 6 October 2026 (IST). Dholera changes quickly, and we update this page when official milestones move.

Disclaimer: Capital Brix is an authorised sales channel partner for Mirrikh Infratech Pvt. Ltd.. This page is for information only and is not financial advice. Investment figures, project schedules and examples come from public announcements and awareness materials and can change. No return on any investment is promised or guaranteed. Verify plot-level NA/NOC/title and current DICDL / developer disclosures before booking.