Land use guide

Know Your Zone

Zoning is the single most misunderstood variable in Dholera pricing. A low rate usually reflects a narrower permitted-use set — not a bargain on equivalent land.

The mistake this page exists to prevent

Buyers compare a ₹4,000/sq yd sports-zoned plot against a ₹9,000/sq yd residential plot and conclude the first is better value. It is not the same asset. Sports zoning permits sports and recreation uses. Rezoning is an administrative decision nobody has promised, and pricing a plot on the assumption it will happen is speculation, not analysis.

The zones

Land-use classes under the DSIR development plan, with the August 2026 DICDL allotment reference rate for each. The plan itself is published in full on the master plan page.

High Access Corridor (HAC)

Frontage bands along the widest arterial sections. Highest visibility land in the SIR, with mixed commercial and residential rights and the most generous frontage treatment.

Allotment reference

₹6,000/sq m

Characteristics

Frontage on 45–70 m arterial sections
Mixed commercial and residential permissions
Highest visibility and signage value
Prices at a premium to interior residential

Typical TP schemes

TP 1-A-1TP 1-A-2TP 2-A

Connectivity

Direct arterial frontage, Central Spine and expressway access

Best suited to

Commercial developers, retail and showroom end-users

CBD / City Centre (CBD)

The planned commercial core of Dholera. Highest permitted density and the highest allotment rate on the DICDL card, alongside Tourism & Hospitality.

Allotment reference

₹8,000/sq m

Characteristics

Highest permitted FSI in the development plan
Office, retail and hospitality concentration
Smallest land bank of any zone
Longest realisation horizon — depends on population arrival

Typical TP schemes

TP 1-A-1TP 2-A

Connectivity

City centre grid, planned rail interface

Best suited to

Institutional buyers and long-horizon commercial developers

Residential (R)

The largest zone class by area. Housing plots across every TP scheme, with delivery quality tracking the scheme number — TP1 and TP2 serviced, outer schemes phased.

Allotment reference

₹6,000/sq m

Characteristics

Widest availability and the deepest resale market
Rate varies roughly 2× between Activation Area and outer schemes
Road section width is the main intra-zone price driver
Employment-led demand from the fab and Activation Area industry

Typical TP schemes

TP 1-A-1TP 2-B-1TP 4-B-2TP 5-ATP 6-A

Connectivity

TP road network, phased by scheme

Best suited to

Individual investors and end-users

Industry & Physical Infrastructure (I)

Manufacturing and logistics land. Includes the Activation Area industrial belt and the TP4 pocket hosting the Tata–PSMC semiconductor fab.

Allotment reference

₹4,000/sq m

Characteristics

Anchor tenant is the ₹91,000 crore Tata–PSMC fab in TP4
Activation Area parcels carry a large premium for live infrastructure
Largest contiguous parcel sizes available
Semiconductor supply chain is the dominant demand driver

Typical TP schemes

TP 2-ATP 3-ATP 4-ATP 5-A

Connectivity

Central Spine Road, expressway freight access, planned rail

Best suited to

Manufacturers, ancillary units, logistics operators

Knowledge & IT (K)

Land reserved for education, research and IT campuses — the zone intended to supply the skills base for the semiconductor and advanced-manufacturing cluster.

Allotment reference

₹4,000/sq m

Characteristics

Institutional and campus development permissions
Same allotment reference as industrial at ₹4,000/sq m
Demand tied to fab hiring and skills-pipeline policy
Thin resale market — few comparable transactions

Typical TP schemes

TP 2-B-2TP 3-B

Connectivity

Internal grid with arterial access

Best suited to

Education groups, IT campus developers

Tourism & Hospitality (TH)

Hotel and visitor-economy land, priced at the top of the DICDL card alongside CBD. Relevance is strongest along the Lothal–NMHC axis.

Allotment reference

₹8,000/sq m

Characteristics

Highest allotment reference rate at ₹8,000/sq m
Demand anchored to NMHC visitor projections
Airport opening is the key catalyst
Narrow permitted-use set

Typical TP schemes

TP 1-A-2Lothal Draft TP

Connectivity

Lothal corridor, airport approach

Best suited to

Hospitality operators and tourism developers

Recreation & Sports (RS)

Sports facilities, parks and allied recreation. Low allotment rate reflects a genuinely restricted permitted-use set, not a discount on equivalent land.

Allotment reference

₹4,000/sq m

Characteristics

Among the lowest entry rates inside the SIR
Permitted uses restricted to sports and recreation
Rezoning to residential should not be assumed
Suits purpose-built facilities or long land banking

Typical TP schemes

TP 4-ATP 6-A

Connectivity

TP road network

Best suited to

Sports facility operators, long-horizon land bankers

Solar Energy Park (SE)

Dedicated solar generation land supporting the SIR power backbone. Priced an order of magnitude below every other zone because the use case is single-purpose.

Allotment reference

₹400/sq m

Characteristics

Lowest rate on the DICDL card at ₹400/sq m
Single permitted use — utility-scale generation
Not a residential or commercial proxy in any sense
Relevant only to energy developers

Typical TP schemes

TP 5-B

Connectivity

Grid interconnection, service roads

Best suited to

Renewable energy developers

DICDL allotment rate card

Official Dholera Industrial City Development Ltd allotment rates, August 2026. These are authority allotment rates for direct land allotment — the open market trades at different, generally higher, levels.

Zone	Allotment rate
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
Knowledge & IT	₹4,000/sq m
Tourism & Hospitality	₹8,000/sq m
Recreation & Sports	₹4,000/sq m
Solar Energy Park	₹400/sq m

Note the units: the DICDL card quotes per square metre, while the open market quotes per square yard. One square yard is about 0.836 square metres — use the converter before comparing.

How our inventory maps to these zones

Every parcel we list, grouped by its land-use class.

Mundi — Activation Area Industrial

TP 2-A · Mundi

₹21,000/sq yd

Bhangadh — TP 4-B-2 Residential

TP 4-B-2 · Bhangadh

₹9,500/sq yd

Bavaliyari — Residential

TP 5-A / TP 6-A · Bavaliyari

₹9,000/sq yd

Zankhi — Residential, 70 m Road

TP 4-A / TP 6-A · Zankhi

₹9,000/sq yd

Sodhi — Industrial

TP 3-A / TP 5-A · Sodhi

₹6,000/sq yd

Zankhi — Recreation & Sports Zone

TP 4-A / TP 6-A · Zankhi

₹4,000/sq yd

Pipli–Fedra Road — Plotting Scheme

Outside SIR · Pipli / Fedra

₹6,000/sq yd

Adhelai — Plotting Scheme

Outside SIR · Adhelai

₹4,000/sq yd

Akru — Plotting Scheme

Outside SIR · Akru

₹2,000/sq yd

Lothal Region — Bulk Agricultural Parcels

Outside SIR · Lothal / Saragwala belt

₹1 crore/acre

HAC Parcel — Sangasar

TP 5C · Sangasar

₹16,000/sq yd

Prime Commercial Land — Rahtalav

TP-2 East · Rahtalav

₹4,800/sq yd

Ambli Linear

TP 1A-1 · Ambli

₹9,500/sq yd

Zankhi — Residential Land

Outside SIR · Zankhi

₹85 lakh/bigha

Aambli — Premium Industrial Land

TP 1A3 · Aambli

₹9,500/sq yd

Hebatpur — Premium Residential Land

Outside SIR · Hebatpur

₹82 lakh/bigha

Bavaliyari — Residential Land

TP 5C-2 · Bavaliyari

₹8,500/sq yd

Sargwala – Lothal — HAC Land

Outside SIR · Sargwala – Lothal

₹2.4 crore/acre

Not sure which zone fits your goal?

Tell us what you want the land to do — build on it, hold it, develop it, or park capital — and we will tell you which zoning actually serves that.

Get a zone-fit assessment Browse inside-SIR plots