2012 → 2026
Growth Journey & 2026 Price Matrix
Where Dholera prices have actually moved over fourteen years, what drove each leg, and what is scheduled next. Every figure carries its source and its caveat.
Rates last reviewed: . Figures on this page are indicative market observations, not audited transaction data.
How much have Dholera land prices increased since 2012?
Prime Dholera land — Activation Area, TP1 and TP2 — rose from about ₹2,500 per sq yd in 2016 to about ₹15,000 in 2026, roughly 6×. Entry-level fringe land rose from ₹800 to ₹4,700 over the same period. Before 2016 the market traded raw agricultural land per bigha, a different asset that should not be spliced into the same curve.
What is the current Dholera plot price per square yard in 2026?
As of September 2026, Dholera plot rates run from about ₹2,000 to ₹21,000 per sq yd depending on zoning, town planning scheme and infrastructure status. Outside-SIR fringe plotting starts near ₹2,000, inside-SIR residential near ₹9,000, and Activation Area industrial near ₹21,000. Lothal bulk agricultural land is quoted per acre, starting around ₹1 crore.
Why is Activation Area land more expensive than other Dholera land?
Because its trunk infrastructure is commissioned rather than planned. Roads, drainage, water and the power backbone are live in the Activation Area, so construction can begin immediately. Comparably zoned industrial land at Sodhi starts near ₹6,000 per sq yd against ₹21,000 in the Activation Area. The premium prices delivered services, not planning documents.
Last 1 year
+14.3%
Portal-reported (99acres); secondary market data
Last 3 years
+45.5%
Portal-reported (99acres); secondary market data
Last 5 years
+77.8%
Portal-reported (99acres); secondary market data
2016 → 2026, entry-level
≈5.9×
₹800 → ₹4,700 per sq yd
2016 → 2026, prime
≈6.0×
₹2,500 → ₹15,000 per sq yd
2021 → 2025, prime
≈75%
₹6,000 → ₹10,500 per sq yd
The price trend
Two lines, not one. Prime land — Activation Area, TP1 and TP2 — re-priced as trunk infrastructure was commissioned. Fringe land, where nothing has been built yet, did not keep pace. The widening gap is the single most useful thing on this page.
Plotted land rates, 2016–2026
Indicative ₹ per square yard. The widening gap between the two lines is the story — prime land re-priced on delivered infrastructure while fringe land did not.
Indicative market rates compiled from industry presentations, property portal data and our own transaction observation. Not audited transaction records. Registered deed values are typically lower than actual consideration and are not used here.
Why you will see bigger numbers elsewhere
Era one: bulk agricultural land, 2012–2015
Before the plotted market existed, the region traded raw agricultural land by the bigha. Converted here to a per-square-yard equivalent for comparison only — this is not the same asset as a serviced plot.
| Year | Per bigha | ≈ per sq yd | Context |
|---|---|---|---|
| 2012 | ₹4.05 lakh | ₹209 | Post-announcement plateau |
| 2013 | ₹4.25 lakh | ₹220 | Gradual appreciation |
| 2014 | ₹5.31 lakh | ₹274 | DP notification momentum |
| 2015 | ₹6.64 lakh | ₹343 | NA-conversion phase begins |
Converted at 1 bigha = 1,936 sq yd gross (0.4 acre). Net area after NA/TP deduction is roughly half, about 968 sq yd, and varies by parcel, so the cost per usable square yard was higher. Always confirm which bigha, and whether gross or net, a seller means. Area converter →
Era two: plotted market, 2016–2026
From 2016 the market traded developed plots per square yard. This is the series that matters if you are buying today.
| Year | Entry (₹/sq yd) | Prime (₹/sq yd) | Spread | What moved the market |
|---|---|---|---|---|
| 2016 | ₹800 | ₹2,500 | 3.1× | Per-sq-yd plotted market begins |
| 2017 | ₹1,100 | ₹3,000 | 2.7× | Activation Area works start |
| 2018 | ₹1,300 | ₹3,400 | 2.6× | Trunk infrastructure tendered |
| 2019 | ₹1,600 | ₹4,000 | 2.5× | Expressway alignment finalised |
| 2020 | ₹1,800 | ₹4,500 | 2.5× | COVID pause, then recovery |
| 2021 | ₹2,300 | ₹6,000 | 2.6× | Airport and fab news breaks |
| 2022 | ₹2,800 | ₹7,000 | 2.5× | Expressway construction visible |
| 2023 | ₹3,300 | ₹8,000 | 2.4× | Tata–PSMC fab confirmed |
| 2024 | ₹3,600 | ₹9,000 | 2.5× | Fab construction begins |
| 2025 | ₹4,100 | ₹10,500 | 2.6× | Airport civil works complete |
| 2026 | ₹4,700 | ₹15,000 | 3.2× | Expressway inaugurated; airport in final testing |
Entry-level, 2016 → 2026
₹800 → ₹4,700
About 5.9× over ten years
Prime, 2016 → 2026
₹2,500 → ₹15,000
About 6.0× over ten years
Prime-to-entry spread
3.1× → 3.2×
Infrastructure delivery, not planning, drove the divergence
See how Dholera land compares with an Ahmedabad flat: Dholera vs Ahmedabad: rent vs appreciation.
Where prices sit today
Our own live inventory, September 2026. This is the most honest current price evidence we can give you — it is what we are actually transacting at, across the full range from fringe plotting to Activation Area industrial.
| Parcel | Village | Zoning | TP scheme | Starts from |
|---|---|---|---|---|
| Mundi — Activation Area Industrial | Mundi | Industrial | TP 2-A | ₹21,000/sq yd |
| HAC Parcel — Sangasar | Sangasar | High Access Corridor | TP 5C | ₹14,500 / Sq. Yd. |
| Bhangadh — TP 4-B-2 Residential | Bhangadh | Residential | TP 4-B-2 | ₹9,500/sq yd |
| Bavaliyari — Residential | Bavaliyari | Residential | TP 5-A / TP 6-A | ₹9,000/sq yd |
| Zankhi — Residential, 70 m Road | Zankhi | Residential | TP 4-A / TP 6-A | ₹9,000/sq yd |
| Ambli Linear | Ambli | Industrial | TP 1A-1 | ₹9,000 / Sq. Yd. |
| Aambli — Premium Industrial Land | Aambli | Industrial | TP 1A3 | ₹9,000 / Sq. Yd. |
| Bavaliyari — Residential Land | Bavaliyari | Residential | TP 5C-2 | ₹8,500 / Sq. Yd. |
| Sodhi — Industrial | Sodhi | Industrial | TP 3-A / TP 5-A | ₹6,000/sq yd |
| Pipli–Fedra Road — Plotting Scheme | Pipli / Fedra | Residential | Outside SIR | ₹6,000/sq yd |
| Prime Commercial Land — Rahtalav | Rahtalav | Recreation & Sports | TP-2 East | ₹4,800 / Sq. Yd. |
| Zankhi — Recreation & Sports Zone | Zankhi | Recreation & Sports | TP 4-A / TP 6-A | ₹4,000/sq yd |
| Adhelai — Plotting Scheme | Adhelai | Residential | Outside SIR | ₹4,000/sq yd |
| Akru — Plotting Scheme | Akru | Residential | Outside SIR | ₹2,000/sq yd |
| Lothal Region — Bulk Agricultural Parcels | Lothal / Saragwala belt | Agricultural | Outside SIR | ₹1 crore/acre |
| Zankhi — Residential Land | Zankhi | Residential | Outside SIR | ₹85 Lakh / Vigha |
| Hebatpur — Premium Residential Land | Hebatpur | Residential | Outside SIR | ₹82 Lakh / Vigha |
| Sargwala – Lothal — HAC Land | Sargwala – Lothal | High Access Corridor | Outside SIR | ₹2.30 Cr / Acre |
Inside SIR — 2026 market
- activation area
- ₹6,500–₹15,000/sq yd (TP1 from ~₹11,000/sq yd)
- overall plotted range
- ₹5,500–₹15,000/sq yd
- outer tp schemes
- ₹4,000–₹9,000/sq yd (≈ ₹1.9–₹4.4 crore/acre)
- commercial
- ~₹18,000/sq yd
- bulk village land
- ₹60–₹85 lakh/bigha
Outside SIR — 2026 market
- periphery near boundary
- ₹8,000–₹9,000/sq yd
- farther from s i r
- ~₹5,000/sq yd (higher risk, no smart-city infrastructure)
DICDL allotment card
Authority allotment rates, quoted per square metre. The open market trades above these.
- Industry & Physical Infrastructure₹4,000/sq m
- Residential₹6,000/sq m
- High Access Corridor (HAC)₹6,000/sq m
- CBD / City Centre₹8,000/sq m
What has actually been delivered
Milestones that have happened, with the date each one occurred. These are the events behind every step-change in the chart above.
- Policy
Gujarat SIR Act enacted
Legal framework established for the Special Investment Region, creating DSIRDA as the planning authority for the 920 sq km area.
- Planning
Development plan and TP schemes notified
The DSIR development plan and the first town planning schemes were prepared and notified, converting agricultural survey numbers into planned final plots.
- Industry
Tata–PSMC semiconductor fab approved
Union Cabinet approved India’s first commercial semiconductor fabrication plant at Dholera — a ~₹91,000 crore Tata Electronics investment with Taiwan’s PSMC, located in the TP4 zone.
- Aviation
Airport Phase 1 civil works completed
Runway, taxiways and the air traffic control tower completed at Dholera International Airport, developed by DIACL (AAI, Government of Gujarat and NICDIT joint venture).
- ConnectivityMajor
Ahmedabad–Dholera Expressway inaugurated
Dedicated to the nation by the Prime Minister (Prime Minister’s Office, 31 March 2026). The Ministry of Road Transport & Highways puts the ~109 km expressway at ₹5,800 crore total project cost and Ahmedabad–Dholera at about 45 minutes, down from 2 hr 15 min (27 February 2026); the PIB release announcing the inauguration gives “over ₹5,100 crore”. The two official cost figures differ.
- PolicyMajor
Dholera SEZ notified
The SEZ of Tata Semiconductor Manufacturing at Dholera, 66.166 hectares, was notified on 9 April 2026 (Ministry of Commerce & Industry, PIB release, 16 April 2026).
- Connectivity
Ahmedabad–Dholera semi-high-speed rail corridor approved
Approximately ₹20,667 crore Ahmedabad (Sarkhej)–Dholera semi high-speed double line approved, about 134 km, completion up to 2030-31, connecting Ahmedabad, Dholera SIR, the upcoming airport and Lothal (Ministry of Railways, PIB release, 13 May 2026). In July 2026 the Civil Aviation Minister said its station would sit directly adjacent to the airport terminal. It is a rail corridor, not a metro — the two are different systems with different service patterns, and conflating them overstates how local the connectivity will be.
- Aviation
Trial aircraft landing reported
Press reports, a secondary source, describe an Airports Authority of India aircraft making a trial landing at Dholera International Airport and date it 5 June 2026. No official AAI or Ministry record of it has been located, so the date is not confirmed. A trial landing is not an operating licence.
- Infrastructure
Activation Area trunk infrastructure “almost completed”
NICDC describes the 22.54 sq km Activation Area as “almost completed with trunk infrastructure in place” (NICDC project page, updated 5 August 2025). Industrial allotments to companies including ReNew Power, Tata Power Solar, Torrent Gas and Hitachi Hi-Rel have been reported; no official allotment record has been located.
- AviationMajor
Airport progress review by the Civil Aviation Minister
The Ministry of Civil Aviation reported about 80% of overall construction complete: ATC tower, primary runway and taxiway at 100%, terminal building at 75%, and a 2,500 m² cargo terminal being built (Ministry of Civil Aviation, PIB release, 14 July 2026).
What is scheduled next
Every date below is a target published by a developer, an authority or the press — not a commitment, and not something we guarantee. Several Dholera dates have moved before.
Read these as targets, not as facts
- Aviation
Airport operations targeted
On 14 July 2026 the Ministry of Civil Aviation set a target of completing on-site work by September and securing DGCA licensing within three months, aiming to operationalise the airport by September or October 2026. The passenger terminal is designed for 20 lakh (2 million) passengers a year (Ministry of Civil Aviation, PIB release, 14 July 2026).
Status: A ministry target; the window has passed without a published DGCA licence (checked 12 November 2026)
- Industry
Tata–PSMC first chip output
First wafer output targeted from the Dholera fab. Structural work is complete and cleanroom fit-out with machinery installation is underway.
Status: Structure complete, equipment arriving; reported progress varies by source
- Tourism
NMHC Lothal Phase 1A opening
First phase of the ₹4,500 crore National Maritime Heritage Complex at Saragwala, with 10+ international country pavilions signed.
Status: Phased delivery under the Sagarmala programme
- Industry
Fab capacity scale-up
Production expected to stabilise and scale toward the planned capacity of approximately 50,000 wafers per month.
Status: Dependent on first output landing on schedule
- Industry
Tata–PSMC commercial operations
Electronics and IT Minister Ashwini Vaishnaw said in July 2026 that the Dholera fab is now expected to begin commercial operations in mid-2028, as reported by Bloomberg via Angel One (a secondary press report; no official text of the statement has been located).
Status: Ministerial statement; later than earlier published targets
- Industry
Aircraft final assembly line
Embraer and Adani Aviation Systems have signed an MoU to establish a final assembly line for a civilian aircraft programme at Dholera airport.
Status: MoU stage — not yet under construction
- Connectivity
Semi-high-speed rail completion target
The Cabinet Committee on Economic Affairs approved the Ahmedabad (Sarkhej)–Dholera semi-high-speed double line on 13 May 2026 (about 134 km, about ₹20,667 crore), with completion planned up to 2030-31 (Ministry of Railways, PIB release, 13 May 2026). Approval is not construction: the line has not been built or commissioned. A Sarkhej–Dholera run of around 34 minutes has been reported elsewhere; that figure is not in the Cabinet release.
Status: Approved; construction and commissioning still ahead
- Planning
Full SIR build-out
The DSIR masterplan runs to 2040 across the full 920 sq km. Everything delivered so far represents a small fraction of the planned area.
Status: Long-range masterplan horizon
How to read all of this
Past appreciation does not predict future appreciation
The 2008–2013 plateau is part of the record
These are indicative rates, not an index
Sources
- Ahmedabad–Dholera Expressway: length, cost, structures, travel times and public-testing status — Ministry of Road Transport & Highways (PIB), 27 February 2026
- Dholera International Airport: construction progress and operations target — Ministry of Civil Aviation (PIB), 14 July 2026
- Ahmedabad (Sarkhej)–Dholera semi-high-speed rail: Cabinet approval — Ministry of Railways (PIB), 13 May 2026
- Tata semiconductor fab SEZ notification at Dholera — Ministry of Commerce & Industry (PIB), 16 April 2026
- Official land record verification portal — Government of Gujarat — AnyRoR
- Dholera Special Investment Region: project page (DICDL is the SPV) — NICDC, Government of India — page last updated 5 August 2025
- Dholera property rate trends (1/3/5-year change): portal-reported market dataSecondary source — 99acres, a commercial property portal. Market context only; not evidence of project status, boundaries, land use or legal position
Page data reviewed September 2026.
Past movement is not a forecast
Seen a change on the ground?
If a TP scheme, final plot, road alignment, layout or project status on this page has changed, tell us. Send the page, what is different, and any document that shows it: a scheme notification, a revenue record or a dated site photo. If we agree, we correct the page and record it in our corrections log.
Want to know where a specific parcel sits on this curve?
Send us the survey number. We will tell you which line it belongs on and what that means for your horizon.