TL;DR: Dholera residential plots are housing plots inside the Dholera Special Investment Region (SIR) or in NA-approved villages around it. Before buying, confirm the land status (TP scheme plot or NA plot), verify the 7/12, 8A and Form 6 records, get a lawyer’s title search, and check RERA registration where it applies. Infrastructure such as the new expressway and the upcoming airport is real, but resale timelines in a greenfield city can be long.
What are Dholera residential plots?
Dholera residential plots are plots zoned or approved for housing in and around the Dholera SIR, a greenfield industrial city planned by the Gujarat government. The SIR covers more than 920 sq km in Ahmedabad district, about 100 km south-west of Ahmedabad. It is planned and managed by the Dholera Special Investment Region Development Authority (DSIRDA) under the Gujarat Special Investment Region Act, 2009.
In practice, however, buyers see two kinds of plots:
- Plots inside the SIR town planning (TP) schemes. These carry a final plot number and a land-use zone under the development plan.
- NA plots in surrounding villages. These sit outside the TP schemes, usually along the Ahmedabad Dholera Expressway, and need a valid non-agricultural (NA) conversion order and an approved layout.
Both can be sound purchases, provided the paperwork is clean. However, the paperwork you check is different for each, so it helps to know which one you are looking at before you visit.
Why are buyers looking at Dholera in 2026?
Interest in Dholera has picked up because several large projects have moved from announcement to construction. For example:
- Ahmedabad Dholera Expressway: the 109 km, four-lane access-controlled expressway from Sarkhej to Adhelai was inaugurated on 31 March 2026. Read our guide to the expressway and land near it.
- Dholera International Airport: under construction about 80 km from Ahmedabad, with operations targeted for December 2026.
- Tata Electronics semiconductor fab: a reported ₹91,000 crore fab built with Taiwan’s PSMC, planned for 50,000 wafer starts a month at full scale.
- Data centres and solar: Gujarat’s Data Centre Policy 2026 to 2029 names Dholera as its primary hub, and a 4,400 MW solar park is planned in the region. See our note on Dholera data centre investments.
That said, infrastructure on its own does not set the value of one particular plot. Distance to the expressway, road access, approvals and local demand matter just as much.
Where are residential plots available around Dholera?
At present, most residential plot supply falls into three broad areas:
- Inside the SIR TP schemes: DSIRDA has six proposed TP schemes. TP Scheme 5 covers about 75 sq km and TP Scheme 6 about 67 sq km. Plots here follow the development plan zoning.
- Villages along the expressway: villages near the southern end of the expressway, such as Adhelai, have seen new plotted layouts because of direct road access.
- Villages close to the SIR boundary: for example, Landbitt’s Shyam Vihar project in Village Aakru offers NA-ready residential plots near the SIR.
In addition, compare each location on road access, distance to the expressway and the activation area, water and power connections, and how close it is to existing villages and schools.
How do you verify a residential plot in Dholera?
Above all, due diligence is the step that protects you most. Therefore, work through this checklist with a local property lawyer before you pay any token amount.
| Check | What to look for | Where to find it |
|---|---|---|
| Land record (7/12 and 8A) | Seller’s name, area, survey number, any loans or disputes | AnyROR Gujarat |
| Mutation history (Village Form 6) | A clean chain of past transfers | AnyROR or the village talati office |
| NA order and layout approval | Valid non-agricultural use for residential purpose | Collector or district panchayat order, approved layout plan |
| TP scheme status | Final plot number and zone, if inside the SIR | DSIRDA records |
| Title search report | 30 years of ownership history with no gaps | Your property lawyer |
| RERA registration | Registration number for plotted projects above the RERA threshold | Gujarat RERA portal |
Moreover, avoid agricultural land unless you are a registered farmer. In Gujarat, agricultural land can generally be bought only by farmers, and NRIs cannot buy agricultural land at all. A residential plot should therefore have a clear NA order or sit inside an approved scheme.
What does it cost to buy a plot in Dholera?
First of all, plot prices in Dholera vary widely by location, approvals and plot size, so treat any single “Dholera rate” with caution. Beyond the plot price, budget for these costs:
- Stamp duty: about 4.9% in Gujarat at present, on the agreement value or the jantri (government ready reckoner) rate, whichever is higher.
- Registration fee: about 1% of the property value.
- Development charges: many plotted layouts charge separately for roads, water lines and other common works.
- Legal fees: for the title search and document review.
Meanwhile, for current rates on Landbitt’s Dholera plots, contact the Landbitt team directly. Rates change with each phase, so we do not publish fixed prices.
How do you buy a residential plot in Dholera, step by step?
- Shortlist plots by location, approvals and budget.
- Visit the site to check road access, surroundings and boundary markings.
- Run due diligence using the checklist above, with a lawyer.
- Sign an agreement and pay a token amount by bank transfer only.
- Pay the balance and stamp duty, then register the sale deed at the sub-registrar office.
- Apply for mutation so the land records show your name.
Our step-by-step guide to investing in land in India covers each stage in more detail.
What are the risks of buying Dholera residential plots?
Of course, every land purchase carries risk, and a greenfield city adds a few of its own:
- Long timelines: large planned cities take years to fill up, so resale can be slow.
- Approval gaps: some layouts are marketed before the NA order or RERA registration is in place.
- Location spread: “near Dholera” can mean very different distances from the actual development.
- Liquidity: land is harder to sell quickly than listed assets.
As a result, buy only with money you can leave invested for the long term, and read our complete Dholera SIR investment guide before you decide.
Full plot or fractional: which suits you?
Finally, Landbitt runs two separate options in the Dholera region. A full plot gives you direct ownership through a registered sale deed, and you handle the plot yourself. Alternatively, fractional participation lets you take part in a land asset with a smaller amount, starting at 1 sq. ft. or ₹20,000, whichever is higher. In that case you hold profit rights in an SPV, recorded as a blockchain-backed NFT certificate, not registered title. Neither option guarantees returns, so choose the one that fits your budget, time horizon and need for control.
Frequently Asked Questions
What are Dholera residential plots?
Dholera residential plots are plots meant for housing in and around the Dholera Special Investment Region (SIR) in Gujarat. They are either final plots inside the SIR town planning schemes or non-agricultural (NA) plots in nearby villages, often along the Ahmedabad Dholera Expressway.
Can an NRI buy a residential plot in Dholera?
Yes. An NRI can buy a residential NA plot in Dholera through Indian banking channels. However, NRIs cannot buy agricultural land, plantation property or farmhouses in India, so the plot must have a valid NA order or sit inside an approved scheme.
What documents should I check before buying a plot in Dholera?
Check the 7/12 and 8A land record extracts, the mutation entries in Village Form 6, the NA order or layout approval, a 30-year title search report from a lawyer, and RERA registration if the plotted project crosses the RERA threshold.
What is the stamp duty on a plot in Dholera?
Gujarat currently charges about 4.9% stamp duty and a 1% registration fee on property purchases, calculated on the agreement value or the jantri rate, whichever is higher. Confirm the current rates with your lawyer before registration.
Does Landbitt sell full residential plots in Dholera?
Yes. Landbitt sells full plots in the Dholera region with direct ownership through a registered sale deed, for example at Shyam Vihar in Village Aakru. Landbitt also offers fractional participation, which is a separate product with a different structure.
The Bottom Line
Dholera residential plots can suit patient buyers who verify every document and choose locations with real road access. Start with the land status, check the records yourself, and keep a long time horizon in mind.
