About Dholera SIR
The Future of Urban Development
in India
Dholera Special Investment Region is India's most ambitious smart city project — a 920 sq km greenfield development with world-class infrastructure, semiconductor manufacturing, and an international airport. Updated September 2026.
India's First Greenfield Smart City
Dholera Special Investment Region (SIR) is a greenfield smart city being developed across 920 square kilometres in Gujarat, approximately 50 km southwest of Ahmedabad. It is a joint venture between the Government of India and the Government of Gujarat.
Unlike brownfield smart city projects that retrofit existing urban areas, Dholera is being built from scratch on largely agricultural land. This allows for comprehensive master planning, modern infrastructure, and sustainable urban design without the constraints of existing development.
The project is structured in phases, with the first 22.5 sq km — called the Activation City or Activation Area — receiving priority infrastructure investment. This zone has operational roads, power, water, drainage, and the iconic ABCD Building (Advanced Business and City Development).
Strategic Location
Dholera sits on the Delhi-Mumbai Industrial Corridor (DMIC), one of the world's largest infrastructure projects. It connects India's political capital (Delhi) with its financial capital (Mumbai) through a 1,500 km industrial corridor.
3.5× Price Appreciation
Plot prices in Activation City moved from ₹300/sqft (2021) to ₹1,050/sqft (2024) post-expressway.
Government Backed
Joint venture: AAI 51%, Gujarat Government 33%, NICDC 16%. Strong institutional commitment.
2 Lakh+ High-Tech Jobs
Gujarat targeting 200,000+ jobs through semiconductor, AI, data centers, and deep-tech investments.
First Chip Dec 2026
Tata's semiconductor fab targeting test production by December 2026, commercial scale 2027-28.
Current Infrastructure Projects
Verified status of major infrastructure projects as of September 2026. No speculation — only confirmed developments.
Dholera International Airport
Runway, taxiway and ATC tower complete. Terminal at 75% completion. Commercial operations targeted for December 2026.
Ahmedabad-Dholera Expressway
109 km, 6-lane access-controlled expressway from Sarkhej to Adhelai. Opened March 31, 2026.
Tata Semiconductor Fab
₹91,000 Cr investment. India's largest private manufacturing project. First chip production expected December 2026.
Western Freight Corridor
Dedicated freight rail corridor completed March 2026. Connects Dadri to JNPT, serving Dholera industrial zone.
Micron Chip Assembly
$825M semiconductor assembly and test plant. Adds to the growing semiconductor ecosystem in Dholera.
Semi High-Speed Rail
₹20,667 Cr, 134 km rail corridor from Sarkhej to Dholera. Construction tender opened August 2026.
Dholera Solar Park
300 MW solar power commissioned and generating. Provides clean energy for the region's development.
Lothal Maritime Complex
National Maritime Heritage Complex Phase 1 opened July 2026. Tourism anchor 36 km from Dholera.
What Changed This Year
A busy year for Dholera — most major developments landed in the first half of 2026.
Western Dedicated Freight Corridor completed
Ahmedabad-Dholera Expressway opened (109 km)
Semiconductor SEZ notified at Dholera
CCEA approved Sarkhej-Dholera semi high-speed rail
Airport construction reaches 80%, runway complete
Ahmedabad Metro Phase 3 cleared Public Investment Board
Fujifilm invests ₹800 Cr in semiconductor materials plant
Land Use Zones
Dholera SIR is master-planned with distinct zones for residential, commercial, industrial, and recreational development.
City Centre Zone
Central business district with commercial towers, retail spaces, and mixed-use developments.
Industrial Zone
Manufacturing and logistics hub with semiconductor fabs, automotive, and engineering industries.
Knowledge & IT Zone
Technology parks, research institutions, and IT/ITES campuses driving innovation.
Residential Zone
Planned residential sectors with modern amenities, green spaces, and smart infrastructure.
Green Belt
Extensive green cover and environmental buffers ensuring sustainable urban development.
Tourism & Resorts
Hospitality and leisure developments near Lothal heritage complex and natural attractions.
Price Evolution & Market Dynamics
2021–2024: The Expressway Cycle
When the Dholera SIR Expressway was confirmed and opened, prices in the Activation City moved from ₹300/sqft (2021) to ₹1,050/sqft (2024) — a 3.5× gain. Investors who bought in 2021–22 are sitting on 3–4× returns.
2024–2026: Post-Expressway Stabilisation
After the expressway-driven run, prices stabilised and consolidated. Current prices inside the Activation City are ₹3,000–₹9,000/sqft depending on sector, road-facing, and proximity to the airport and Tata fab.
2026–2028: The Airport + Semiconductor Cycle
The two upcoming catalysts — commercial airport (Dec 2026) and Tata first chip (Dec 2026–early 2027) — are the next expected step-changes. Historical pattern: Dholera price jumps have been triggered by confirmed infrastructure milestones.
Key Investment Drivers
- Airport runway complete — removes major uncertainty, commercial ops Dec 2026
- ₹91,000 Cr anchor industry — Tata fab physically under construction, not just announced
- Expressway operational — 109 km road access from Ahmedabad since March 2026
- Freight corridor complete — Western DFC operational, enabling industrial logistics
- Power secured — 300 MW solar park generating, no energy uncertainty
- 2 lakh+ jobs pipeline — semiconductor, AI, data centers, deep-tech investments
Important: Target dates are targets, and several have already moved once. The rail corridor is funded and approved, but construction has not begun. Metro connectivity to Dholera is a proposal, not an approved line.
The 22.5 Sq. Km Priority Zone
The Activation City (also called Activation Area or Activation Zone) is the 22.54 sq km priority zone inside Dholera SIR where the government has already delivered Phase 1 infrastructure.
This zone has live roads, water supply, power distribution, fibre optic networks, and the ABCD Building. It is where Tata's semiconductor fab is being constructed, and where the airport is located.
Why this matters: Buyers who purchase inside the Activation City are buying land with existing infrastructure on the ground. Buyers outside it are buying land expecting future infrastructure. These are fundamentally different investments — different risk, different timeline, different price.
Current Activation City Prices
₹3,000–₹9,000 per sqft depending on sector, road-facing status, and proximity to the airport and Tata fab. This range reflects the airport and semiconductor expectation already being priced in — but not yet triggered.
What's Built in Activation City
- Trunk infrastructure (roads, drainage, utilities)
- ABCD Building (inaugurated by PM Modi)
- Dedicated power substation operational
- Water supply from Narmada Canal
- Fibre optic network
- Tata Semiconductor Fab (under construction)
- Airport (runway complete, terminal 75% done)
- TP Scheme Final Plots demarcated
Note: The wider 920 sq km region is still designed on paper in a draft plan. Only the Activation Area has physical infrastructure on the ground right now.
Explore Investment Opportunities in Dholera
Speak with our team to learn more about verified projects in the Activation City, current pricing, and legal documentation.