The Dholera Special Investment Region (SIR), situated approximately 100 km from Ahmedabad, has become a significant attraction for real estate investments. Developed together by the Government of India and the Government of Gujarat via the special purpose vehicle Dholera Industrial City Development Ltd. (DICDL), the area constantly attracts Rs. 2,000 to 3,000 crore each year in land and plot investments, mainly from North Indian investors looking for early-stage returns.
Why do North Indian Investors Invest More?
Lalit Parihar, founder of the Ahmedabad-based Aaiji group, says this increase is motivated by investors from Haryana, Delhi, Punjab, Gurugram, and Noida, who view Dholera as a promising location for substantial returns. The initial phase of infrastructure is approaching completion, leading early buyers to expect considerable increases in plot values, which in turn boosts investor confidence.
This interest is supported by an amazing tenfold rise in land prices over the last ten years. The price per square yard in the various Town Planning (TP) schemes has gone from Rs. 700 to 3,000 – 10,000. As of May 2025, Lalit Parihar says that some schemes have gone between Rs. 7,000 and Rs. 10,000 per sq. yard, while some are priced at Rs. 3,000 – Rs. 7,000.
The rise in price means there is more infrastructures, and investors are becoming more comfortable, and they feed off of each other, adding even more growth.
Infrastructure Journey
The transformation of Dholera is being driven by a network of significant infrastructure projects:
The Ahmedabad–Dholera Expressway is a four-lane, 109-km access-controlled corridor connecting Ahmedabad to Bhavnagar through Dholera. The expressway is anticipated to be fully developed by the end of 2024, significantly improving regional connectivity.
Dholera International Airport is a greenfield international cargo airport being developed near Navagam, anticipated to operate around December 2025/2026, further adding to the strategic value of the region.
The Bhimnath–Dholera Railway Line and Vande Metro are new railway and metro projects that add to a larger plan of enhancing passenger and freight movement, thus enhancing Dholera’s connectivity.
The advancements in infrastructure is significantly contributing to the rise in land prices, with the expressway and airport identified as essential keys to growth.
Technological and Industrial Development
The area is attracting major strategic industrial investment — not just real estate. In June, Tata Electronics inked a deal with Synopsys, a leader in semiconductor design, to work together on its planned US$10.9 billion chip fab in Dholera. An essential part of India’s semiconductor strategy, this program further bolsters Dholera’s reputation as an innovation hub.
Besides, over 100 firms, including Tata Electronics and Tata Chemicals, among others, have already committed investments. This includes a proposed Tata‑PSMC semiconductor fab worth Rs. 91,000 crore, battery plants, and electronics factories.
Real Estate Development in Action
Local developers are now capitalizing on that momentum. Aaiji Group has already completed two residential projects—Aaiji Airport Villa and Aaiji Residency—and is working on two more to satisfy investor demand. They note that 95% of the first phase of infrastructure is completed, allowing for more real estate expansion.
Covering an area of 920 sq km, Dholera SIR was set up under the Special Investment Region Act in 2009. The Delhi‑Mumbai Industrial Corridor (DMIC) is a must with monitoring of both central and state governments. Dholera is evolving from a planned industrial town to a greenfield smart city, which is integrating industrial properties with housing realty organically.
Assessments by developers reflect an annual inflow of Rs. 2,000-3,000 crore, signifying growing investor confidence. Between them, land values are rising as investment beats a new cycle, nudged on by connectivity, major industrial projects, and a determination not to be left behind by the world’s smartest cities.
Conclusion
Dholera SIR is increasingly changing its character from an ambitious industrial township to a seamlessly connected, smart industrial city. Propelled with an annual land investment funnel of Rs. 2,000–3,000 crore, a tenfold surge in plot prices, cutting-edge infrastructure, and mega corporate investment– especially in the vicinity of the roughly 52,000-acre semiconductor cluster– it is an attractive address today for realty and industrial investors for whom the forthcoming round of India’s urban growth is a matter of keen interest.
Source By:- https://www.news18.com/business/economy/dholera-sir-attracting-rs-2000-3000-crore-investment-annually-in-land-and-plots-says-developer-9042413.html
