Dholera Special Investment Region (Dholera SIR) is a greenfield industrial city about 100 km south-west of Ahmedabad, planned jointly by the Government of India and the Government of Gujarat. This page explains what has been built, what is under construction and what is still on paper, so you can judge the area for yourself.
Dholera SIR covers about 920 sq. km, of which roughly 422 sq. km is developable. It is planned and managed by Dholera Industrial City Development Ltd (DICDL), a company formed in January 2016 that is 51% owned by the Gujarat government and 49% by the central government.
Development happens in Town Planning (TP) schemes. The first phase, the 22.54 sq. km Activation Area under TP 2A and 4A, has its core infrastructure in place.
"Dholera Smart City" is the popular name for the SIR. The plan provides plug-and-play infrastructure – underground utilities, ICT ducts, wide roads – before industries and residents arrive, rather than building it afterwards.
It is important to know that the name "Dholera" is also used for land outside the SIR boundary. Projects near the boundary are often marketed as Dholera Smart City even though they are outside the planned area, and Dholera's official website warns buyers about this.
Every item carries the month its status was last checked and a source link.
Including Dholera International Airport and the Ahmedabad–Dholera Expressway.
The first 22.54 sq. km phase of Dholera SIR (TP 2A and 4A) has its trunk infrastructure in place: about 72 km of internal roads, underground utility corridors, power from two distribution companies, water treatment, sewage and wastewater lines, and ICT ducts.
The 109 km access-controlled expressway, built under Bharatmala, opened to the public on a trial basis in February 2026, with a formal inauguration scheduled for 31 March 2026. It cuts the drive from Ahmedabad to roughly 45 minutes and runs past the airport site at Navagam.
The central government notified a Special Economic Zone for the Tata–PSMC semiconductor project at Dholera in April 2026.
A greenfield airport at Navagam with a 3,200 m first runway. The Union Aviation Minister reported about 80% completion in July 2026, a calibration flight has landed, and in October 2026 the Gujarat Chief Minister said it would be operational by the end of the year. Treat as under construction until scheduled flights begin.
In February 2026 DICDL invited operators to run a multi-specialty hospital, a school and a food court built inside the Activation Area – a step from pure infrastructure towards a liveable city.
Dholera SIR covers 920 sq. km, of which about 422 sq. km is developable under Town Planning Schemes. Development beyond the Activation Area is phased over many years.
The Activation Area offers land parcels from 1 acre to 330 acres for industry. Target sectors include semiconductors and their suppliers, electronics manufacturing, renewable-energy equipment, aerospace and defence. The industry list below shows which companies have committed and how far each project has progressed.
India's first commercial chip fab, a ₹91,000 crore project with a planned capacity of 50,000 wafers a month. Government statements targeted first chips around end-2026; a July 2026 Bloomberg report said commercial production is now expected in mid-2028, starting with 90 nm before 28 nm.
Equipment and materials makers have tied up with Tata Electronics for the Dholera fab: Tokyo Electron (MoU, 2024) for chipmaking equipment and training, Merck (MoU, 2025) for semiconductor materials, and ASML, which began India operations in October 2026.
In May 2026 the Union Cabinet approved Crystal Matrix Limited's compound-semiconductor (GaN) facility in Dholera to make Mini and Micro-LED display modules, under the India Semiconductor Mission.
Gujarat signed an MoU with L&T Vyoma in February 2026 for a proposed ₹25,000 crore, 250 MW green AI data centre at Dholera SIR. The MoU starts with a feasibility study; construction depends on its outcome.
Tillman Global has announced a proposed US$10 billion data centre investment in Dholera. Proposed investments can change before they are built.
Launched on 9 July 2026, the state policy names Dholera SIR as a major hub and offers an extra 2.5% capital subsidy for data-centre projects in the Dholera region.
In June 2026 Adani Group and Embraer identified Dholera as the proposed site for a final assembly line for regional aircraft.
INOX Air Products agreed to build an air separation unit to supply ultra-high-purity nitrogen to ReNew Photovoltaics' upcoming TOPCon solar cell factory in Dholera.
Most private plotted projects lie in villages around the SIR – Rojka, Ganf, Kasindra, Valinda, Fedra, Anandpur and others. They are priced lower than land inside the Activation Area, but they also depend on the region's growth to gain value.
No guaranteed returns: land prices depend on how fast industry and residents actually arrive, and project timelines can slip.
Fresh inventory is sold directly from a project's available stock at its current rate. Resale plots are owned by earlier buyers who now want to sell; the price depends on the owner and the transfer involves the seller, the buyer and usually the developer's office.
Most private plotted projects, including the ones listed here, are in villages near the Dholera SIR boundary rather than inside it. Each project page shows the developer's stated distance to the SIR boundary. Inside or outside makes a real difference to infrastructure timelines, so ask us if you are unsure.
As of November 2026 the airport is under construction. Officials reported about 80% completion in July 2026 and the Gujarat Chief Minister said in October 2026 that it would be operational by the end of the year.
Yes. The 109 km expressway opened to traffic in early 2026 and takes roughly 45 minutes from Ahmedabad to Dholera.
At minimum: the GujRERA registration, the NA order, the 7/12 land record, the title documents and, for plots inside the SIR, the TP scheme and final plot number. We can walk you through each one.
Some banks lend for plots in approved, NA-converted projects, usually with a higher down payment than for a flat. Loan eligibility depends on the project and your profile – check with your bank.
No one can guarantee that. Infrastructure progress has been real, but land prices depend on how quickly industry and people actually arrive. Buy only what you can hold for the long term.
Yes. Call or WhatsApp us with your preferred date and we will plan the visit.
Not sure which project or plot suits you? Talk to us before you decide. We will explain fresh vs resale options, the documents to check, and arrange a site visit so you can see the location yourself.