Dholera SIR plot prices have risen sharply over the past three years. This post covers the current rate per square yard, what zones command different prices, why the appreciation has been so strong, and what we expect going into 2026–27.
| Zone | Rate / Sq Yard | 100 Sq Yd Plot | 150 Sq Yd Plot |
|---|---|---|---|
| Inside SIR | ~₹4,500 | ₹10.84 Lakh | ₹16.25 Lakh |
| Outside SIR (influence zone) | ₹3,700–4,000 | ₹8.5 Lakh | ₹12–13 Lakh |
Prices indicative as of March 2026. Call Saurabh for current cost sheet — prices update frequently.
What Has Driven the 4× Appreciation?
Between 2022 and 2025, inside SIR plots roughly quadrupled in price. This isn't speculation — it is driven by verifiable government infrastructure milestones:
- Dholera International Airport: Construction underway. Phase 1 expected to be operational by 2026–27. The airport alone is transforming Dholera from a "future city" into an imminent one.
- Delhi-Mumbai Industrial Corridor (DMIC): Dholera is an anchor node on DMIC. Central government investment exceeds ₹20,000 crore. Roads, power grid, water supply, and utilities are actively being built.
- Semiconductor and industrial investment: Tata Electronics has announced a semiconductor fab near Dholera. Ancillary units, housing demand, and employment — all pull land prices up.
- Scarcity mechanics: Government-allotted SIR land has fixed supply. As each infrastructure milestone is met, remaining land becomes more valuable. Buyers who waited for "proof" paid 4× more than early buyers.
Inside SIR vs Outside — What Is the Difference?
| Factor | Inside SIR | Outside SIR (Influence Zone) |
|---|---|---|
| Government planning | Master-planned zone | Buffer/influence zone |
| Infrastructure timeline | Earlier, more certain | Phase 2–3 development |
| Price | Higher | Lower entry, higher upside potential |
| Appreciation history | 4× in 3 years | 2–3× in 3 years |
| For whom | Lower risk, established corridor | Budget buyers, higher risk/reward |
Will Prices Rise Further?
We don't make guarantees — no one can. But the demand drivers are structural, not speculative:
- Airport opening (expected 2026–27) will trigger the next leg of price discovery
- Semiconductor manufacturing creates permanent high-income employment nearby
- Gujarat government is actively marketing Dholera to global investors
- Fixed land supply inside SIR — no new allotments in primary zones
The investors who bought in 2022 at ₹1,100–1,200/sq yd are now sitting on 4× returns. The investors who buy today at ₹4,500 are betting on the airport, semiconductor fab, and DMIC Phase 2 to drive the next leg. A reasonable thesis — but do your own diligence.
Is There a RERA Registration?
Dholera SIR land is government-demarcated under Gujarat's Special Investment Region Act — not a private builder project. However, some builder projects within the zone are separately RERA registered. Saurabh will share full documentation — allotment letters, land records, and builder credentials — before any booking.
Can I Get a Loan for a Dholera Plot?
Yes, plot loans are available from select banks (SBI, HDFC, ICICI) for Dholera projects. LTV typically 70–75% of plot value. Saurabh can connect you with financing options once you have reviewed the documentation.
Payment Plan (Typical)
- 10% at booking
- 20–30% within 30–60 days
- Balance in quarterly instalments over 12–24 months
Exact terms vary by project. Call Saurabh for the current payment schedule.
How to Book a Site Visit
Most investors fly to Ahmedabad and drive to Dholera (~2 hours). Saurabh organises group weekend visits when multiple investors travel together — this reduces individual cost and allows investors to speak to each other on site. WhatsApp Saurabh to join the next group visit or arrange an individual visit on your preferred date.
Current availability is limited. Inside SIR plots at ₹4,500/sq yd are releasing in small batches. Call or WhatsApp Saurabh at +91 99113 32635 to get the current cost sheet and available inventory before prices move again.
