How the trick works
A common chart runs a single line from a 2006 agricultural rate of around ₹15,000 per bigha to a 2026 plotted rate of around ₹15,000 per square yard, and presents the result as extraordinary growth.
One bigha in the local Dholera standard is 7,920 square yards. So the chart is comparing a per-bigha figure with a per-square-yard figure — units that differ by nearly four orders of magnitude — as though they were the same measure.
Two different assets
Even correcting the units, the comparison fails. Raw agricultural land bought in bulk and a serviced final plot inside a sanctioned town planning scheme are not the same asset.
Between them sits the scheme deduction of 40 to 50 per cent, the cost of trunk infrastructure, the developer's margin, and years of holding cost. That gap is not appreciation. It is the cost of converting one thing into another.
What the honest numbers look like
Measured consistently within the plotted market: prime land — Activation Area, TP1 and TP2 — rose from roughly ₹2,500 per square yard in 2016 to roughly ₹15,000 in 2026. That is about six times over a decade.
Entry-level fringe land over the same period went from about ₹800 to about ₹4,700, roughly 5.9 times. Portal-reported figures put the last twelve months at around 14 per cent and the last five years at around 78 per cent.
Those are strong returns. They do not need exaggerating, and exaggerating them damages the credibility of the underlying case.
What the charts leave out
Almost every Dholera chart begins in 2016. The SIR was announced in 2007, and between roughly 2008 and 2013 prices moved very little while early buyers waited far longer than they had been led to expect.
A chart that starts after a plateau has chosen its start date. Ask to see the period before the one being shown.