Shaping the New Era of Dholera

From open land

The plan came first.

Roads before buildings.

Now a city is rising.

To the next growth destination.

Witness the transformation of Dholera.

Explore Dholera Talk to us

Visualisation of the planned city. Not current site footage.

Shaping the New Era of Dholera

From open land to the next growth destination.

Witness the transformation of Dholera.

Explore Dholera Talk to us

Visualisation of the planned city. Not current site footage.

02 / Our projects

A new era is rising.

Four plotted developments in and around Dholera SIR, residential and commercial. Each one has its own page with the layout, the distances, the approvals and the part most brochures leave out.

SEC 02
Artist impression of the entrance at AeroVista, a gated residential plot project on the Dholera airport road Almost sold out

Residential plots

AeroVista

Gated community at Pipli village, 2.5 km from the Dholera airport site, on a 40 metre approach road. 207 plots, possession December 2026.

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Artist impression of the entrance at MoneyPlant, a gated township on the Dhandhuka state highway Booking fast

Residential and commercial plots

MoneyPlant

89 residential plots and 16 commercial shops in one gated township, with direct frontage on the Dhandhuka state highway. 6.2 acres.

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Artist impression of the gated entrance at Palacio Prime, a residential land parcel community inside Dholera SIR Pre-launch

Residential land parcels

Palacio Prime

32 land parcels of 393 square yards each, inside the Dholera SIR region. One gated entrance, 30 residential and 2 common.

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Aerial artist impression of Flavour Town, a commercial hub of 16 large format units in Dholera SIR Open

Commercial plots

Flavour Town

16 large format commercial units in the Dholera SIR region, arranged around a central plaza for restaurants, retail and brands.

View project

Project images are artist impressions of planned developments, not photographs of completed work. Status labels are current as of September 2026 and availability changes. Two of these sit inside the SIR boundary and two sit outside it, which is the first thing each project page tells you.

A new era
is rising.

Nextera

Shaping the New Era of Dholera

See all projects

03 / The place

What is Dholera?

Dholera is a greenfield city being built from zero on the Gulf of Khambhat, about 100 km south west of Ahmedabad. It is not a suburb that grew outward. It is a region that was surveyed, zoned and serviced before anyone moved in.

Map of Gujarat showing Ahmedabad and Dholera, about 100 km apart
Ahmedabad to Dholera, about 100 km
Explore the plan
Region
Dholera Special Investment Region, known as Dholera SIR
Total area
920 sq km, which is larger than Singapore at 728 sq km
Developable
422.42 sq km, sanctioned across six town planning schemes in October 2013
Distance
About 100 km south west of Ahmedabad
Villages
22, brought into a single planning framework
Planned for
A resident population of about 2 million
Land split
Around 60% green and open space, 40% urban development
First phase
The Activation Area, 22.5 sq km, roughly 5,600 acres
Master planner
Halcrow, appointed in 2009, with core engineering design by AECOM
Authority
DSIRDA, with DICDL as the development company, Gujarat 51% and the Government of India 49%
Corridor
A node on the Delhi Mumbai Industrial Corridor

04 / The case

Why this place, and why now.

SEC 04

0sq km

The whole region. Larger than Singapore, which covers 728 sq km.

Dholera SIR

0sq km developable

The part that is actually zoned for development, split across six town planning schemes.

Sanctioned October 2013

0sq km

The Activation Area, about 5,600 acres. Built first, and the part with infrastructure in the ground.

Phase 1

0km expressway

Ahmedabad to Dholera, four lanes and access controlled. Open to traffic since March 2026.

Sarkhej to Adhelai

₹0crore

Committed to a single semiconductor fab by Tata Electronics with Taiwan's PSMC.

India's first commercial fab

0million people

The resident population the region is planned to hold, with 8 to 10 lakh jobs projected.

Planning target, not a forecast

05 / The plan

Read the plan before you read a price.

Where a plot sits inside the plan matters more than almost anything else about it. These are the sanctioned plans for the region. Pick a scheme to read what it is.

Map of Dholera Special Investment Region showing six town planning schemes coloured separately, the 22 villages named across them, the Activation Area at the centre, and the proposed Dholera International Airport on the north east edge
Town planning schemes and the 22 villages of Dholera SIR. Highlights are indicative. Confirm any plot against the official scheme document.
SEC 05
The sanctioned land use plan for Dholera SIR, colour coded by zone across the whole region
The sanctioned land use plan for the region

What the colours mean

Every plot in Dholera carries a land use from this plan. It decides what can be built on it, and it is the single fact that most changes what a plot is worth. It is also the one people check last.

  • Industrial
  • Knowledge and IT
  • Public facilities
  • Residential
  • High access corridor
  • Logistics
  • City centre
  • Agriculture
  • Tourism and resort
  • Green space
  • Coastal regulation zone
  • Recreation, sports and entertainment

Around 60% of the region is planned as green and open space and 40% as urban development. Ask for the land use of the exact survey number you are shown, not the zone of the area around it.

06 / On the ground

What is actually built.

The first question every buyer asks is whether Dholera is still empty land. This is the honest answer: what stands there today, and what is still a drawing.

Aerial photograph of the ABCD command and control building in Dholera, with open land stretching away beside it
The ABCD building The command and control centre for the region, running since 2019. It monitors power, water, waste and traffic, and it houses the single window clearance desk. The open land beside it in this photograph is the rest of Dholera.
Photograph of the part built riverfront canal in Dholera with walkways and shade pavilions
The riverfront The canal, walkways and shade pavilions, part built and part still a site. Completion of the full riverfront is expected around 2027 to 2028. We are showing it as it is rather than as a render.

Utilities in the ground

Dholera was built services first. These plants and corridors were contracted, constructed and commissioned before the buildings they serve.

Water treatment
50 MLD capacity, built by SPML at a construction cost of around ₹90 crore
Effluent treatment
20 MLD common effluent plant, built by T&D at around ₹145 crore
Sewage treatment
10 MLD capacity, built by L&T at around ₹54 crore
Roads and utilities
Trunk roads, drainage, power, gas and fibre laid underground across 22.54 sq km
On site since
January 2017, when L&T began physical work in the Activation Area

How it got here

Seventeen years from an act of the Gujarat assembly to an expressway carrying traffic. The dates matter, because they show the pace this project actually moves at.

  1. 2009

    Gujarat passes the Special Investment Region Act and notifies Dholera SIR. Halcrow is appointed master planner.

  2. 2012

    The development plan and the development control regulations are sanctioned for the full 920 sq km.

  3. 2013

    All six town planning schemes are sanctioned, covering 422.42 sq km.

  4. 2014

    Environmental clearance granted by the Ministry of Environment and Forests.

  5. 2016

    DICDL is formed. The contract for roads, services and the command building is awarded.

  6. 2017

    L&T begins physical work inside the Activation Area.

  7. 2019

    The ABCD command centre becomes operational.

  8. 2021

    Around 90 percent of core infrastructure in the Activation Area is reported complete.

  9. 2022

    Trunk infrastructure is operational across 22.5 sq km and land allotment opens to industry.

  10. 2023

    Construction starts on Dholera International Airport.

  11. 2024

    Phase 2 land allotment launches. The first pilot housing projects are announced.

  12. 2026

    The Ahmedabad to Dholera expressway opens to traffic.

Everything on this page is inside or serving the 22.5 sq km Activation Area. The other 400 sq km of the developable region is at earlier stages, and parts of it have not started.

07 / Getting there

Five links into the same 920 sq km.

A road, an airport, a metro, a port and a freight corridor. One of them carries traffic today. The rest are at very different stages, and that difference is the whole point.

SEC 07

Ahmedabad Dholera expressway

109 km from the Sardar Patel Ring Road at Sarkhej to Adhelai in Bhavnagar district, running straight through the region. Four lanes, access controlled, built to widen to eight, designed for 120 km/h. Approved by NHAI in 2019 at roughly ₹3,200 to ₹4,000 crore.

Open

Dholera International Airport

A greenfield airport on 1,426 hectares near Navagam, about 3 km from the region and roughly 70 km from Ahmedabad. Budget of ₹5,083 crore, phase one approved in June 2022. Designed to start at 1.5 million passengers a year. Construction is reported at around 80 percent complete.

Building

Ahmedabad Dholera metro

A 100 km elevated line planned in two phases, 61.55 km then 38.45 km. Approved by the central government in 2021 at an estimated ₹12,500 to ₹13,000 crore, with operation targeted for 2027. Nothing is built yet.

Approved

Dedicated freight corridor

The region sits inside the Delhi Mumbai Industrial Corridor and within the influence area of the Dedicated Freight Corridor, implemented by DFCCIL with a sanctioned budget of about ₹466 crore for the Dholera link.

In progress

Dholera sea port

Planned on the Gulf of Khambhat, sanctioned by the Gujarat Maritime Board in June 2020 with an approved budget of around ₹110 crore. Full operation is expected between 2027 and 2028. Kandla is 334 km away and Mundra 376 km.

Planned

Status as of September 2026. Approved and planned are not the same thing as built, and we label them separately on purpose. Sources are listed in the footer.

08 / Who is coming

The industries drawing the map.

These are the sectors the region is zoned and serviced for. Underneath, the honest split between what is being built and what has only been talked about.

Semiconductor and electronics

Design and hi tech manufacturing under the ESDM banner. Tata Electronics, with Taiwan's PSMC, is building India's first commercial chip fab here at an investment of up to ₹91,000 crore.

Solar and renewable energy

A solar park planned at up to 5,000 MW, with the first 1,000 MW awarded and 300 MW commissioned and running. Photovoltaic cell and solar pump manufacturing are both target activities.

Aerospace and defence

Communication systems and equipment manufacturing, one of the sectors the region's industrial zoning was written for.

Heavy engineering

Steel, pressure vessels, heat exchangers and reactor internals. The kind of plant that needs serviced land, power and a port in the same place.

Auto and auto ancillaries

Auto parts, automotive electronics and components. Dholera has also been named in India's electric vehicle policy focus.

IT, ITES and data centres

Cloud computing, data analytics and data centre capacity. Gujarat's 2026 data centre policy named Dholera a primary hub for the state.

Pharmaceuticals

Contract research, drug manufacturing and nutra cosmetics, listed among the region's prospective industrial sectors.

Agro and food processing

Processed and packaged food and agricultural products, drawing on the farmland that surrounds the region.

Being built now

The Tata and PSMC semiconductor fab. Civil work passed the halfway mark in 2026 and cleanroom fit out has started.
The solar park. 1,000 MW awarded to Tata Power Solar, ReNew Power, Vena Energy, SJVN and TEQ Green Power, with 300 MW already running.
Warehousing projects, which began under the phase 2 land allotment in 2024.

Talked about, not signed

Mahindra Lifespaces has an MOU for an industrial township of around 3,000 acres. An MOU is an intention, not a spade in the ground.
Adani, Siemens, Schneider Electric, Suzlon, Polycab, Avaada and Cubic PV have all been reported as considering land here, at stages from exploring to allotted.
Some announced projects have since changed or fallen away. Vedanta's semiconductor plan is the best known example.

A sector named in a policy document is a zoning decision. A company named in a press release is an intention. Neither is a factory. Ask which one you are being sold.

09 / The opportunity

Understand the opportunity.

What people are actually buying here, and what they are actually taking on.

Why people look at Dholera

Pricing that still reflects an early stage region.
Infrastructure that is committed and, in places, already built.
A published plan you can read before you buy.
Industrial anchors large enough to pull jobs and housing demand.
A long horizon, which suits money that does not need to move.

What you are taking on

A five to ten year horizon. This is not a quick flip market.
Thin liquidity. Selling early can mean accepting a discount.
Distance matters. A plot far from the Activation Area is a different asset to one inside it.
Title and zoning need checking every single time, on every single plot.
Timelines move. Announced dates have slipped here before and can again.

Before you buy anything

  1. Confirm the survey number and which town planning scheme it falls in.
  2. Check the land use zoning for that exact plot, not for the region.
  3. Ask for the title chain and get an independent legal opinion on it.
  4. Confirm whether the plot sits inside or outside the Activation Area.
  5. Ask what infrastructure physically reaches the plot today.
  6. Compare the price against recent registered transactions nearby.

No one can promise you a return here, and anyone who does is telling you something they cannot know.

Explore investment opportunities

10 / What we work with

Land and plots.

Residential plots

For buyers who plan to build, or to hold inside the residential zones.

Commercial plots

Frontage and retail use, inside land zoned for commercial development.

Industrial land

Serviced parcels zoned for manufacturing, warehousing and logistics.

Land parcels

Larger parcels, usually outside the serviced core, bought on a longer view.

We do not publish live inventory here yet. Tell us the budget and the size you have in mind and we will send what currently fits it.

View plot types

11 / The partner

Why Nextera.

01

Dholera focus

We work on one region. That is the whole business.

02

Transparent information

You get the plan, the current status and the risks before you get a price.

03

Location understanding

Where a plot sits inside the plan, and what is actually built around it today.

04

Investment guidance

We help you judge an option against your budget and your horizon, not ours.

05

Site visits

Come and stand on it. Nothing on a screen replaces that.

12 / Insights

Dholera, explained.

Plain answers to the questions people actually type into a search box.

01

Dholera 101

What Dholera SIR is, who runs it and how the region is put together.

 02

Investment guides

How to judge a plot, what to check and what to ignore.

 03

Infrastructure

The expressway, the airport and what is actually in the ground.

 04

Master plan

How the 920 sq km is divided and why it matters to one plot.

 05

TP and zoning

Town planning schemes, land use and reading a zoning map.

 06

Industries

Who is building here, what is signed and what is announced.

 07

Property

Plot types, sizes and what each one suits.

 08

News and updates

What changed in the region, with a source for each item.

13 / Updates

What changed recently.

SEC 13
March 2026

The 109 km Ahmedabad to Dholera expressway opened to traffic.

2026

The Tata and PSMC chip fab passed the halfway mark on civil work. Cleanroom fit out is under way.

2026

Dholera International Airport reported at around 80 percent complete, with operations targeted for later in the year.

July 2026

Gujarat's data centre policy named Dholera a primary hub for the state.

Ongoing

300 MW of the planned 4,400 MW solar park is commissioned and running.

Updated September 2026. We publish an update only when we can point at a source for it.

14 / Projects

Nextera projects.

Our own projects will be listed here. Until then we work across the region and send you what fits what you asked for.

LocationMaster planPlot sizesGallery AmenitiesDocumentsPricingSite visit

Every project we publish will carry all eight, on the page, before you are asked for anything.

15 / Straight answers

The questions people actually ask us.

Parts of it are, and that is the honest answer. The Activation Area has roads, power, water and drainage in the ground. Outside it, a lot of the region is still open land with a plan over it. Which of those two you are buying changes everything, and it is the first thing we will tell you about any plot.

Plenty of people are, and it is a reasonable position. Waiting costs you the early pricing and buys you certainty. Only you can price that trade. What we will not do is tell you the date is guaranteed.

Used loosely, often very little. What matters is the survey number, the town planning scheme it sits in, the zoning on that specific plot and a clean title chain. Ask for those four things by name, from anyone, including us.

You get an independent lawyer to tell you, not the seller. We will hand over the documents for any plot we show you and we expect you to have them checked.

Assume years, not months. Buyers here are fewer than in a city market, so an early exit usually means discounting. Treat it as money you do not need back quickly.

We will not give you a number. Anyone who does is guessing and dressing it up as a forecast. What we can show you is what has been built, what is committed, what is still only announced, and where the plot sits relative to all of it.

Yes, more than almost anything else. Inside it, infrastructure exists now. Outside it, you are buying the plan and the timeline that comes with it. Both can be reasonable. They are not the same purchase.

16 / Talk to us

Ready to explore Dholera?

Tell us what you are looking for and we will send options that actually fit. No spam, no pressure, no daily calls.

We use your details to answer this enquiry. Nothing else.

WhatsAppSend us what you are looking for CallTalk to someone about a plot Book a site visitCome and stand on the land