Outside the notified boundary

Outside-SIR Growth Corridors

Land on the approaches to Dholera — priced on connectivity rather than smart-city planning. Lower entry, different risk, and a distinction nobody should blur for you.

Is it safe to buy land in Dholera outside the SIR corridors?

Outside-SIR land carries higher variance. It has no town planning scheme, no final plot number and no authority obligation to deliver roads, water or power. Its value rests on connectivity — the expressway and airport approach — rather than smart-city planning. Prime Activation Area land rose from about ₹2,500 to ₹15,000 per sq yd over ten years, while fringe land moved far less.

What is the difference between inside SIR and outside SIR land in Dholera?

Inside the notified boundary, land is governed by DSIRDA, sits in a town planning scheme, carries a final plot number and a designated land use. Outside it, none of that applies — you own ordinary revenue land under Gujarat land law. Inside-SIR residential starts near ₹9,000 per sq yd; outside-SIR plotting starts near ₹2,000.

Be clear about what you are buying

Outside-SIR land is not part of Dholera SIR. There is no Town Planning scheme, no final plot number, no designated development-plan zoning, and no authority obligation to bring roads, water or power to your parcel. Anyone showing you the SIR masterplan alongside an outside-SIR plotting layout is misleading you. Compare inside and outside Dholera SIR →

So why buy here at all?

Because the expressway and the airport are real, and they are outside the SIR boundary too. A connectivity thesis is a legitimate thesis — it is just a different one.

Entry price

Akru starts at ₹2,000/sq yd against ₹9,000 for inside-SIR residential. For a first allocation to the region, the ticket size is genuinely accessible.

Highway frontage

Pipli–Fedra has highway-touch frontage near the Airport Diamond Circle. Commercial logic on a main approach road does not depend on DSIRDA delivering anything.

No deduction

TP schemes deduct roughly 40–50% of original land for roads and amenities. Outside the SIR there is no pooling, so you keep the whole parcel — and get none of the services.

The corridors

Where each micro-market sits and what drives it.

Navagam

Airport-adjacent micro-market

22.3697, 72.2800

Pipli–Fedra Road Corridor

Highway-touch, near Airport Diamond Circle

22.4284, 72.1999

Fedra

Northern gateway on Ahmedabad–Dholera approach

22.4530, 72.1579

Vataman

Expressway interchange, turn-off to Lothal

22.5281, 72.4155

Bhadiyad

SIR-fringe village, established plotting belt

22.2807, 72.1675

Adhelai

Southern expressway terminus toward Bhavnagar

22.0507, 72.1105

Lothal–NMHC

Tourism corridor, UNESCO tentative list

22.5229, 72.2494

Available corridor parcels

Plotting schemes on the approaches. All NOC-stage title, all outside the notified boundary.

Pipli / Fedra

22.4284°N, 72.1999°E

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

Hot

Pipli–Fedra Road — Plotting Scheme

Residential · Outside SIR

From₹6,000/sq yd

Availability unconfirmed

Location: Pipli / Fedra · Outside SIR
Area: 200–2,000 sq yd
Road access: Pipli–Fedra road frontage, highway touch
Title or NA status: NOC stage (as stated by seller)

Listed 27 August 2026

Developed plotting on the Pipli–Fedra corridor, outside the notified SIR boundary but on the main approach from Ahmedabad and close to the Airport Diamond Circle. Outside-SIR land is not governed by DSIRDA town planning — there is no TP scheme, no final plot number, and no guaranteed civic trunk delivery. What it offers instead is highway-touch frontage at a fraction of inside-SIR residential.

Highway-touch frontage on the Ahmedabad approach
Near the Airport Diamond Circle junction
Outside SIR — no TP scheme, no DSIRDA infrastructure guarantee
NOC-stage title, plotting layout approved

Enquire on WhatsApp

Adhelai

22.0507°N, 72.1105°E

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

Adhelai — Plotting Scheme

Residential · Outside SIR

From₹4,000/sq yd

Availability unconfirmed

Location: Adhelai · Outside SIR
Area: 200–2,000 sq yd
Road access: Expressway terminus proximity
Title or NA status: NOC stage (as stated by seller)

Listed 15 August 2026

Plotting at the southern end of the Ahmedabad–Dholera Expressway, where the corridor lands on the approach toward Bhavnagar. The expressway opened to public testing traffic in late 2025, which is what put this micro-market on the map. It remains an outside-SIR, connectivity-led play rather than a smart-city one.

At the southern expressway terminus toward Bhavnagar
Connectivity-led rather than SIR-infrastructure-led
Outside SIR — no TP scheme or DSIRDA civic commitment
Lower entry point for first-time Dholera-region buyers

Enquire on WhatsApp

Akru

22.2688°N, 71.9921°E

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

Akru — Plotting Scheme

Residential · Outside SIR

From₹2,000/sq yd

Availability unconfirmed

Location: Akru · Outside SIR
Area: 200–2,000 sq yd
Road access: Village approach road
Title or NA status: NOC stage (as stated by seller)

Listed 12 August 2026

The lowest entry point in our inventory. Akru is an SIR-fringe plotting belt outside the notified boundary, well away from both the Activation Area and the expressway interchanges. At ₹2,000/sq yd the price is doing exactly what it should — compensating for distance from every committed piece of infrastructure. Honest framing: this is speculative land banking.

Lowest ticket size we hold — genuine entry-level land banking
Outside SIR, away from committed infrastructure
Highest risk-to-reward ratio in the inventory
Suits small, diversified, long-horizon allocations only

Enquire on WhatsApp

Honest risk summary

Akru is speculative

At ₹2,000/sq yd, Akru is well away from every committed piece of infrastructure. The price is doing its job. Treat it as a small, diversified, long-horizon allocation — not a core holding, and not money you need back on a schedule.

RERA may not apply

Many plotting schemes fall outside RERA registration entirely. Do not assume statutory protection. Check registration status for the specific project before you pay anything.

Before you shortlist a village: where the outside-SIR villages actually are, with measured road distances.

Comparing a corridor plot against an inside-SIR plot?

They are not competing versions of the same thing. We will lay out both honestly and let you decide.

Compare with inside-SIR Talk to Rahul