← Back to Knowledge

People ask me about Dholera all the time. At the office, on WhatsApp, during site visits. The same questions come up again and again. So I have put together this FAQ with honest answers based on what we have seen on the ground.

1. Is Dholera a real project or just talk?

It is real. I know there is a lot of skepticism because India has many announced projects that never materialize. But Dholera is different. You can drive there right now and see roads, a water treatment plant, a sewage treatment plant, power substations, and the ABCD Building with the City Integrated Operations Centre. The Ahmedabad-Dholera Expressway opened in March 2026. The Tata semiconductor fab is under construction with visible progress on site.

I have visited multiple times. The infrastructure is there. It is not a concept on paper.

2. How much does a plot actually cost?

It depends on where you buy and from whom. The government has set base rates of Rs 6,000 per sq. meter for residential land and Rs 4,000 per sq. meter for industrial land. But private market rates vary quite a bit.

In the Activation Area (22.5 sq km with completed infrastructure), you will find plots ranging from Rs 1,500 to Rs 2,000 per sq. yard. In the airport and expressway corridor, prices go up to Rs 2,800 per sq. yard. Outside the Activation Area, land parcels range from Rs 900-1,200 per sq. yard.

For a 100 sq. yard residential plot in the Activation Area, expect to pay around Rs 1.5-2 lakh total including stamp duty and registration.

3. Is Dholera a good investment?

Yes, for the right person. Dholera is one of those rare opportunities where government backing, industrial investment, and infrastructure development all come together. The Tata semiconductor fab alone is a Rs 91,000 crore investment. The expressway is open. The airport is operational. The government has allocated Rs 610 crore in the 2026-27 budget.

The best time to invest in Dholera is now, while prices are still accessible and the city is in its growth phase. Prices have already appreciated significantly from 2020 to 2026, and the trajectory is upward as more milestones are achieved.

4. What returns can I realistically expect?

From 2020 to 2025, the city-wide average appreciation was about 19% CAGR. Plots that cost Rs 1,000 per sq. yard in 2020 were selling for Rs 2,400 per sq. yard in 2025. That is roughly 2.4x in five years.

Plots near the airport and expressway interchanges have done better, roughly 2x appreciation. The Tata semiconductor announcement in 2024 and the expressway opening in 2026 were the two biggest drivers.

For the next 5-10 years, appreciation will depend on the location you invest in. Plots in activated zones with completed infrastructure will appreciate steadily. Land parcels in zones that are not yet activated have higher potential but also higher risk. The key is to match your investment with your timeline and risk appetite.

5. Can NRIs buy property in Dholera?

Yes. NRIs and OCI holders can buy residential and commercial property in Dholera without any special permission. The only restriction is agricultural land, plantation land, and farmhouses, which NRIs cannot buy anywhere in India.

The payment must come through proper banking channels: NRE account, NRO account, FCNR account, or inward remittance. Do not pay cash. Keep a clear paper trail of every rupee.

One thing NRIs should watch out for: power of attorney abuse. If you are giving someone power of attorney to sign documents on your behalf, make sure it is a specific POA limited to the particular transaction, not a general POA.

6. What documents should I check before buying?

The full list is in our detailed article, but here are the non-negotiables:

Hire an independent lawyer who has done Dholera transactions before. This costs Rs 10,000-25,000 and is the best money you will spend.

7. What is the difference between a plot and a land parcel?

This is important to understand because it affects your RERA protection.

A plot is in an activated zone where the trunk infrastructure (roads, water, power, sewage) is complete. These zones have RERA registration. You can start building immediately. The developer has committed to specific timelines and deliverables under RERA.

A land parcel is in a zone that is not yet activated. The infrastructure is planned but not yet built. These zones do not have RERA registration because the developer cannot commit to timelines when the trunk infrastructure is still being built by the authority. You are buying land in a zone that will be developed in the future.

Both are legitimate investment options. Land parcels are typically cheaper than plots, which makes them attractive for investors with a longer horizon. The key is to understand what you are buying and at what price. Ask the developer whether the zone is activated and whether the project has RERA registration.

8. When will Dholera be a place where people actually live?

The infrastructure backbone is there: roads, water, power, sewage, gas, broadband. The government is building a multi-speciality hospital, an integrated school, and worker accommodation. These are under construction.

Real livability, where you could move your family and live a normal life, is probably 5-10 years away. But that is exactly why prices are where they are today. If you wait until the city is fully liveable, you will be paying significantly more for the same plot.

9. What is the Tata semiconductor fab exactly?

Tata Electronics is building a Rs 91,000 crore semiconductor fabrication plant in Dholera. This is one of the largest private investments in Indian manufacturing history.

The fab will manufacture chips at 28nm to 110nm process nodes. These are the chips that go into cars, industrial equipment, telecommunications gear, and defense systems. Think of the chips that control your car's engine, your washing machine, or a 5G tower.

Tata has partnered with Taiwan's PSMC for the technology. First commercial chips are expected by late 2026, with full capacity reached over the next few years. When fully operational, the fab is expected to create 20,000+ direct and indirect jobs.

10. How far is Dholera from Ahmedabad?

109 km via the Ahmedabad-Dholera Expressway. Before the expressway opened in March 2026, the drive took 2.5-3 hours on village roads. Now it takes about 40 minutes.

That is closer than many parts of Ahmedabad during rush hour. You can visit Dholera and return the same day without any hassle.

11. Is there an airport?

Yes. Dholera International Airport has a 3,200m runway, which is long enough for wide-body aircraft like Boeing 777s. The airport is operational for Phase 1 with a passenger terminal and cargo facilities.

A dedicated 9.56 km spur road connects the airport directly to the expressway. Phase 2 expansion will add a larger terminal and international operations as demand grows.

12. Can I get a home loan for a Dholera plot?

Some banks offer loans for Dholera plots, especially for plots in approved TP schemes with RERA registration and clear titles. Loan-to-value ratios are typically lower for land than for built-up property. Expect 50-60% LTV at best.

Check with your bank before committing. Some banks have a list of approved localities, and Dholera may or may not be on it.

13. What is the difference between Activation Area and outer zones?

The Activation Area is 22.5 sq km with completed infrastructure: roads, water, power, sewage, gas, and broadband. Plots here are more expensive (Rs 1,500-2,000 per sq. yard) but you get actual infrastructure that exists today.

Outer zones have planned infrastructure that is being built in phases. Land parcels here are cheaper (Rs 900-1,200 per sq. yard) and offer higher potential returns, but the timeline is longer. As zones get activated and infrastructure comes online, prices in these areas will catch up with the Activation Area.

14. What is a TP scheme?

TP stands for Town Planning. A TP scheme is a government-approved development plan that defines land use, zoning, road networks, and utility infrastructure for a specific area. It is like a detailed blueprint that the government has approved.

When you buy in an approved TP scheme, you know exactly what you are getting: the zoning is set, the road layout is defined, and the infrastructure commitments are documented.

15. Is Dholera safe from flooding?

Dholera has one of the most advanced flood management systems of any new city in India. The city has stormwater drainage, an artificial river for flood control, and a 6.5 km canal front designed to channel stormwater away from residential and industrial areas.

The city is also designed with Zero Liquid Discharge (ZLD), meaning all wastewater is treated and reused. This is a greenfield city, which means the flood management was designed from scratch, not retrofitted onto existing infrastructure.

16. What industries are coming to Dholera?

The major ones:

These are real companies with real investments. These are companies with physical operations or construction happening in Dholera.

17. How do I sell my Dholera plot if I need money?

The resale market exists. There are brokers who deal in Dholera resale plots, and online platforms like MagicBricks and 99acres have Dholera listings. The market is growing as more people learn about Dholera.

That said, real estate is not like selling stocks. It can take time to find the right buyer at the right price. This is true for any real estate investment, not just Dholera. Plan for a 5-10 year holding period for the best returns.

18. What is DICDL?

Dholera Industrial City Development Ltd. It is the joint venture between the central government (through DMICDC Trust) and the Gujarat state government. DICDL is responsible for developing the trunk infrastructure in Dholera: roads, water supply, sewage, power, and the ABCD Building.

DICDL was established in 2016 under the Companies Act. It is a government entity specifically created to build Dholera.

19. What is the SIR Act?

The Gujarat Special Investment Region Act, 2009. This is the legislation that created Dholera SIR. It provides the legal framework for land acquisition, development, and governance of the special investment region.

The SIR Act gives the government the power to acquire land for development, approve town planning schemes, and regulate land use within the SIR boundary.

20. Do I need to visit Dholera before buying?

A site visit is always helpful. You can see the infrastructure, check the plot location, and meet the developer in person. If you can make the trip, it is worth the half day.

But if you cannot visit due to distance, work, or other commitments, that should not stop you from investing. In Gujarat, there is no requirement for the buyer to be physically present to complete a property transaction. If the builder is genuine and has a track record, and you have done your legal verification, you can proceed remotely.

The golden period for Dholera investment is right now. Prices are still accessible, infrastructure is operational, and the industrial story is strong. Do not let the inability to visit hold you back from what could be a very rewarding investment.

Dholera is real. The infrastructure is built. The industries are coming. Prices are moving up. This is the time to act, not to wait.

Have a question not covered here? Contact our team and we will answer it honestly.