DholeraMaster

For developers, funds & groups

Bulk Land Parcels in Dholera

Larger contiguous holdings where the economics work differently — you buy at a lower per-unit rate, but you carry aggregation, conversion and holding costs the retail buyer never sees.

Bulk land in Dholera means large land parcels, typically from about 2,000 sq yd or 1 acre upward, bought for development, aggregation or long holding. Parcels are quoted per acre or bigha rather than per sq yd. They sit inside Dholera SIR (zoned under TP schemes) and outside it in the Lothal belt, where most land is agricultural and needs NA conversion. Current listings start at ₹1 crore/acre, ₹82 lakh/bigha, ₹6,000/sq yd (15 September 2026).

1 bigha = 1,936 sq yd gross (0.4 acre); net after NA/TP deduction is roughly half (about 968 sq yd) and varies by parcel.

Listings last updated 15 September 2026. Rates are sellers’ asking rates; availability is not reconfirmed.

Bulk parcels at a glance

Bulk land parcels in Dholera SIR and Lothal, as of 15 September 2026
LocationInside/outside SIRZoneTP/FPSizeRate (as listed)NA statusListed
SodhiInside SIRIndustrialTP 3-A / TP 5-A2,000–20,000 sq ydFrom ₹6,000/sq ydNA (as stated by seller)2026-08-18
Lothal / Saragwala beltOutside SIRAgriculturalNot stated1–25 acresFrom ₹1 crore/acreAgricultural (as stated)2026-08-24
ZankhiNot statedResidentialNot stated4.25 bigha₹85 Lakh / bighaNot stated2026-09-15
HebatpurNot statedResidentialNot stated40 bigha₹82 Lakh / bighaDone2026-09-15
Sargwala – LothalNot statedHigh Access Corridor (HAC)Not stated4 Acres₹2.30 Cr / AcreNot stated2026-09-15

Dholera SIR at a glance

  • Area: about 920 sq km.
  • Notified as a Special Investment Region under the Gujarat Special Investment Region Act, 2009.
  • Planning authority: Dholera Special Investment Region Development Authority (DSIRDA).
  • Development company: Dholera Industrial City Development Limited (DICDL).
  • A node on the Delhi–Mumbai Industrial Corridor (NICDC).
  • Location: about 100 km south-west of Ahmedabad.

Source: DSIRDA, dholera.gujarat.gov.in (accessed 27 October 2026).

How is bulk land in Dholera priced?

Bulk land is quoted per bigha or per acre rather than per square yard, and its per-unit rate is usually lower than for retail plots. That discount compensates the buyer for costs a retail buyer does not carry: aggregating several owners, NA conversion and a longer holding period. Convert the units and add those costs before comparing a bulk rate with plot rates.

Bulk rate vs. per-sq-yd equivalent

ParcelListed ratePer sq ydBasis
Lothal / Saragwala beltFrom ₹1 crore/acre≈ ₹2,0661 acre = 4,840 sq yd
Zankhi₹85 Lakh / bigha≈ ₹4,390 (gross)1 bigha = 1,936 sq yd gross
Hebatpur₹82 Lakh / bigha≈ ₹4,236 (gross)1 bigha = 1,936 sq yd gross
Sargwala – Lothal₹2.30 Cr / Acre≈ ₹4,7521 acre = 4,840 sq yd

Agricultural rates exclude NA conversion, aggregation and holding costs. Bigha rates are converted on the gross area; usable area after NA/TP deduction is roughly half and varies by parcel, so the cost per usable square yard is higher.

What drives bulk land prices

  • Zone and permitted use. Industrial, residential, tourism and HAC land price differently, because the zone fixes what can be built.
  • Inside or outside SIR. Inside-SIR land follows TP schemes. Outside-SIR land is usually agricultural and priced before conversion costs.
  • TP scheme stage. Land in a sanctioned scheme has defined final plots. Draft-scheme land can still change shape or face deductions.
  • Distance to the Activation Area and main roads. Closer, better-connected parcels are quoted higher.
  • Road frontage and parcel shape. Wide frontage and regular, contiguous shapes are easier to plan and sell.
  • NA status. Converted land is quoted higher than land still awaiting NA.
  • Ownership structure. Single-owner parcels close faster than land that needs several co-owners to sign.

Available bulk parcels

Sizes and rates are negotiable on bulk. What is listed is the starting position.

Sodhi

22.1908°N, 72.1743°E

No site photograph on file yet. We publish our own, or none.

Sodhi — Industrial

Industrial · TP 3-A / TP 5-A

From₹6,000/sq yd
Availability unconfirmed
Location
Sodhi · Inside SIR
Area
2,000–20,000 sq yd
Road access
TP road network, industrial access sections
Title or NA status
NA order (as stated by seller)

Listed 18 August 2026

Industrial land in the Sodhi pocket across TP3 and TP5. The entry rate sits at roughly a quarter of Activation Area industrial for a straightforward reason: the zoning is the same, the infrastructure is not. This is the trade a buyer is actually making — pay a quarter of the price, carry the delivery timeline risk on trunk services.

  • Industrial zoning at a steep discount to Activation Area
  • Larger contiguous parcels available than in TP2
  • Trunk infrastructure phased — not yet commissioned
  • Suits patient capital with a long build horizon
Enquire on WhatsApp

Lothal / Saragwala belt

22.5229°N, 72.2494°E

No site photograph on file yet. We publish our own, or none.

Hot
From₹1 crore/acre
Availability unconfirmed
Location
Lothal / Saragwala belt · Outside SIR
Area
1–25 acres
Road access
Lothal approach road, Vataman–Dholka connectivity
Title or NA status
Agricultural (as stated by seller)

Listed 24 August 2026

Bulk agricultural parcels in the Lothal belt, anchored to the ₹4,500 crore National Maritime Heritage Complex at Saragwala. This is a tourism-corridor thesis, not a smart-city one: the driver is visitor footfall and hospitality demand around an ISRO-era archaeological site on the UNESCO tentative list. Parcels are agricultural — NA conversion is a separate process with its own timeline and cost.

  • Anchored to the ₹4,500 crore NMHC project at Saragwala
  • Tourism and hospitality thesis, distinct from SIR industrial
  • Agricultural title — NA conversion required before development
  • Gujarat agricultural land purchase rules apply to the buyer
Enquire on WhatsApp

Zankhi

No site photograph on file yet. We publish our own, or none.

From₹85 lakh/bigha
Availability unconfirmed
Location
Zankhi · SIR status not provided
Area
4.25 bigha
Road access
Not provided
Title or NA status
Not provided
Token
Token ₹51 Lakh

Listed 15 September 2026

Residential-zoned land at Zankhi, survey 190, measuring 4.25 bigha. Area is retained in bigha as supplied rather than converted. No TP scheme reference was provided.

  • Survey 190 at Zankhi
  • 4.25 bigha in a single holding
  • Residential zoning as supplied
Enquire on WhatsApp

Hebatpur

No site photograph on file yet. We publish our own, or none.

From₹82 lakh/bigha
Availability unconfirmed
Location
Hebatpur · SIR status not provided
Area
40 bigha
Road access
Not provided
Title or NA status
NA: Done

Listed 15 September 2026

Residential-zoned land at Hebatpur, survey 629, measuring 40 bigha. NA status supplied as done. Area is retained in bigha as supplied rather than converted.

  • Large 40 bigha holding
  • Survey 629 at Hebatpur
  • NA status supplied as done
  • Seller states direct contact with the landowner
Enquire on WhatsApp

Sargwala – Lothal

No site photograph on file yet. We publish our own, or none.

From₹2.3 crore/acre
Availability unconfirmed
Location
Sargwala – Lothal · SIR status not provided
Area
4 Acres
Road access
Not provided
Title or NA status
Not provided
Token
Token ₹31 Lakh

Listed 15 September 2026

Four acres at Sargwala – Lothal, survey 316, classified by the seller as HAC property. NA expenses are stated as the buyer’s responsibility.

  • Survey 316, 4 acres
  • Classified by the seller as HAC property
  • Near the Lothal / NMHC corridor
Enquire on WhatsApp

Off-list inventory

Bulk parcels frequently transact before they reach a public listing, and some sellers ask us not to publish. If you have a defined size, zone and budget, tell us and we will look against what is currently available rather than what is on this page.

Zones where bulk land is sold

ZoneTypical bulk buyerCheck first
IndustrialManufacturers, industrial developersTP scheme, final plot, road width
Logistics / warehousingWarehousing and logistics operatorsAccess road and permitted use
ResidentialDevelopers planning plotted or group housingSanctioned scheme, deductions
Commercial / mixed useDevelopers, long-term holdersPermitted FSI and use mix
High Access Corridor (HAC)Developers along main roadsFrontage, NA status
Tourism / recreationResort, leisure and sports operatorsPermitted use, NA status
Agricultural (outside SIR, e.g. Lothal belt)Eligible buyers holding before conversionBuyer eligibility, NA feasibility

Zone names and permitted uses are set by DSIRDA’s development plan and TP schemes. Confirm the zone for the exact survey or FP number: Dholera land use zones.

How to buy bulk land in Dholera: 7 steps

  1. Define end use and size. Industrial, residential, tourism or holding decides the zone and TP scheme.
  2. Confirm inside or outside SIR. How to check which side of the boundary a parcel is on.
  3. Check zone and TP scheme status. Draft or sanctioned, and any reservation on the parcel. See draft vs sanctioned TP schemes and Dholera zones.
  4. Verify title across every survey number. 7/12, mutation entries, full chain, every co-owner (check records on AnyRoR, anyror.gujarat.gov.in). See how to verify a survey number or commission a title check.
  5. Check NA status and buyer eligibility. Agricultural land needs NA conversion before development, and only eligible buyers can purchase it under Gujarat agricultural land rules. Get both in writing before any payment.
  6. Confirm contiguity and road access on the ground. Check legal access for the whole parcel, and look for tenancy, cultivation rights or encroachment.
  7. Structure payment against aggregation. Stage payments until every co-owner has signed, then register. See documentation support.

Aggregation risk is the real risk

Most failed bulk deals in this region fail on aggregation, not on price — one co-owner in a chain of twelve declines to sign, and the parcel that made commercial sense as a whole is worthless in pieces. Structure your payments so you are not fully committed before the chain is closed.

Who should buy bulk land in Dholera?

Developers, funds and co-investment groups with the capital and time horizon to carry conversion and holding costs. Much of the bulk land in the Lothal belt is agricultural, which restricts who may buy it, so confirm the land category and NA status before committing.

Why bulk prices per unit look better

And what that discount is actually compensating you for.

What you gain

  • Lower per-square-yard or per-acre entry than equivalent retail plots
  • Control of a contiguous holding — layout and phasing are yours to decide
  • Room to subdivide and exit in tranches rather than in one transaction
  • Direct negotiation on price, payment schedule and possession terms

What you take on

  • Multi-owner aggregation — every co-owner on the record must be party to the sale
  • NA conversion time and cost where the parcel is agricultural
  • Larger absolute capital locked up for a longer holding period
  • A thinner buyer pool at exit; bulk resale takes longer than plot resale

Risks to weigh

  • Liquidity. Large parcels have fewer buyers and can take a long time to sell.
  • Timelines. Infrastructure in a planned region is built in phases, and dates can move.
  • Title. Agricultural land often has several co-owners and long title chains, and disputes surface late.
  • Holding cost. Vacant land earns no income while it’s held.
  • Plan changes. Zoning, TP schemes and reservations can be revised before or after sanction.
  • Conversion. NA approval is not guaranteed, and it takes time and money.

Infrastructure near Dholera's bulk land zones

What counts as bulk land in Dholera?

Any parcel large enough to be bought for development or aggregation rather than as a single plot, usually from about 2,000 sq yd or 1 acre upward. It's quoted per acre or bigha and sold both inside Dholera SIR and in the Lothal belt outside it.

What is the price of bulk land in Dholera?

Current listings range from ₹1 crore/acre to ₹2.3 crore/acre; ₹82 lakh/bigha to ₹85 lakh/bigha; ₹6,000/sq yd (15 September 2026), depending on zone, inside or outside SIR, NA status and road access. Agricultural rates exclude NA conversion and holding costs, so add those before comparing with plot prices.

Is bulk land inside Dholera SIR or outside it?

Both. Inside SIR, land falls under DSIRDA's TP schemes and zones. Outside SIR, mostly in the Lothal belt, land is usually agricultural and needs NA conversion. Check the survey number's location before paying a token.

Do I need NA conversion for bulk land in Dholera?

Yes, if the land is agricultural and you plan non-agricultural use. NA status varies by parcel. Get the NA order, or a written feasibility and timeline, before committing.

Can NRIs buy bulk land in Dholera?

NRIs and OCIs generally cannot buy agricultural land under FEMA. Non-agricultural land is possible, subject to legal advice on the specific parcel. Confirm the land category before any payment.

What should I check before buying a bulk land parcel?

The title chain across every survey number, every co-owner, contiguity on the ground, legal road access, NA status, zone and TP reservation, tenancy or encroachment, and your entity's eligibility. Most failed bulk deals fail on co-owner aggregation, not price.

For NRI rules in detail, see the NRI investment desk.

Tell us your mandate

Size, zone, budget and timeline. We will come back with what genuinely matches — including when nothing does.

  • We work off a written mandate, not a general enquiry
  • Title verification runs before we bring you a shortlist
  • You get survey numbers and scheme references to verify independently
  • No parcel is presented without its risk disclosure

Bulk land enquiry

Fill this in and it goes straight to Rahul’s WhatsApp on +91 98733 36467. Usually answered the same working day.

Send by email instead

Sending opens WhatsApp with your enquiry ready to go — your details travel through your own WhatsApp or email app and are never stored on this website. An enquiry is a request for information, not a booking or commitment. See the privacy policy.

For a smaller ticket, see the proposed group co-ownership arrangement on the investment plans page; its terms are not yet published.

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