Four anchor projects carry most of the region's investment case. Each is at a different stage. Here is what is commissioned, what is in testing, and what remains a target date.
SIR area
920 sq km
India's first greenfield smart city
Expressway
~109 km
Open for public testing
Fab investment
₹91,000 cr
Tata Electronics with PSMC
Airport
~80% done
Operations targeted late 2026
Project by project
Status labels here mean what they say. 'Testing' is not 'delivered', and 'in progress' is not 'operational'.
Ahmedabad–Dholera Expressway
Dedicated to the nation by the Prime Minister on 31 March 2026
Over ₹5,100 crore, per the PIB release announcing the inauguration (30 March 2026). This differs from the ₹5,800 crore total project cost given by MoRTH; neither release explains the difference (PIB (Prime Minister’s visit release), 30 March 2026)
Our read: Delivered. Inaugurated by the Prime Minister on 31 March 2026, this is the one anchor project that is finished rather than promised. Travel time from Ahmedabad has genuinely collapsed from over two hours to about 45 minutes, and that has already changed which micro-markets make sense.
The September–October 2026 target has passed. As at 12 November 2026 no DGCA aerodrome licence, airport operator appointment or airline schedule had been published
Trial aircraft landing reported in early June 2026 (press reports, a secondary source, date it 5 June; no official AAI or Ministry record has been located)
Ministry target: on-site work complete by September and DGCA licensing within three months, aiming to operationalise the airport by September or October 2026 (as at 14 July 2026) (Ministry of Civil Aviation, 14 July 2026)
Area
~1,426 hectares (reported)
Developer
DIACL (AAI, Government of Gujarat, NICDIT JV)
Our read: Runway, taxiways and ATC tower are finished (Ministry of Civil Aviation, 14 July 2026) and a trial landing has been reported in the press, which is real progress. The Ministry’s September–October 2026 operations target has passed without a published DGCA licence, and an operator is still being procured through a PPP process. Indian greenfield airport dates have slipped before.
First chip output reported as targeted around December 2026 (no official record located)
Commercial operations
Commercial operations now expected in mid-2028, according to Electronics and IT Minister Ashwini Vaishnaw (July 2026), as reported by Bloomberg; a secondary press report, as no official text of the statement has been located
Caveat
Reported progress and capacity figures vary between sources — treat dates as targets
Our read: The officially recorded facts are the announced investment, the planned capacity, the fiscal-support agreement and the SEZ notification. Construction progress has been reported in the press but not in an official record we have located, and reported figures vary between sources, so treat the specifics with caution.
Lothal NMHC
Phased delivery under the Sagarmala programme
In progress
Investment
₹4,500 crore
Area
~400 acres
Programme
Sagarmala Programme (Ministry of Ports, Shipping & Waterways)
Phase 1A target
Phase 1A reported ~82% complete; revised target 31 October 2026
International MoUs
10+ country pavilions signed
Our read: A tourism and heritage driver, not an industrial one. It underwrites the Lothal corridor thesis specifically and has little bearing on inside-SIR industrial land.
Evidence here, verdict elsewhere
This page sets out what exists and what is still targeted, without telling you what to do about it. For the judgement call — is Dholera a good investment, and for whom — we set out our actual view, including who should stay away.
Geography
The four anchors, mapped
Every argument about Dholera land value references one of these four points. Their coordinates are published so you can measure any distance claim yourself.
Schematic map drawn from published coordinates — every anchor, corridor and parcel sits at its stated latitude and longitude. The SIR outline and coastline are indicative, not surveyed boundaries. For the authoritative extent see the development plan and for parcel detail the inventory.
Delivered milestones
What has actually happened, with the date it happened. This is the track record the region is entitled to be judged on.
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).
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).
Upcoming timeline
Targets published by developers, authorities and the press — not commitments, and not guaranteed by us.
Targets, not promises
Dholera dates have moved before. If your purchase only works out when a date below lands on schedule, you are taking more timeline risk than you probably intend.
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
The case against, stated fairly
Dholera has disappointed before
The SIR was announced in 2007. Between roughly 2008 and 2013 prices moved very little and early buyers waited far longer than they had been led to expect. Anyone presenting Dholera as a one-way appreciation story is not showing you the whole record.
Concentration risk is high
A large share of the region’s value rests on a small number of anchor projects proceeding roughly as planned. If the fab timeline slips materially or the airport licensing drags, the demand thesis weakens across every micro-market at once.
Land is illiquid
There is no exchange for a plot in TP6. Exit depends on finding a specific buyer for a specific parcel, and in outer schemes that can take a long time. Invest capital you can leave alone for years.
Target dates are not commitments
Every forward-looking date on this page — airport operations, first chip output, Phase 1A opening — is a target published by a developer or authority. Some will move.
Sources
Every figure on this page traces to a public source. Official records come first; anything from a press report or property portal is labelled secondary. Check them yourself, and tell us if you find something we have got wrong.
99acres, a commercial property portal. Market context only; not evidence of project status, boundaries, land use or legal position
Page content reviewed September 2026. Infrastructure status changes — if you are reading this much later, verify current status before relying on it.
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.
