Industrial plot prices in Dholera SIR in 2026 range from approximately ₹62 lakhs for smaller activation-zone plots to ₹1.35 crore+ for large plots on 70-metre primary roads. Logistics plots in TP-3A start from ₹11,000 per sq yd. This guide covers current zone-wise rates, factors driving price differences, and a realistic 5-year appreciation scenario based on confirmed infrastructure milestones.

 

Why Dholera Industrial Plot Prices Are Rising in 2026

Dholera SIR industrial land has gone through three distinct pricing phases since the project's inception:

• Phase 1 (2013–2019): Planning and announcement phase. Raw prices in outer areas were ₹300–600 per sq yd. Very few buyers.
• Phase 2 (2020–2024): Infrastructure confirmation phase. Prices in activation zone rose to ₹1,000–2,400 per sq yd as Expressway and airport construction began. Serious investors entered.
• Phase 3 (2025–2026): Delivery phase. Major milestones confirmed: Airport Phase 1 complete (Dec 2025), Tata semiconductor fab construction underway, Expressway 98% done, Gujarat Budget 2026 allocating ₹610 crore for trunk infrastructure. Prices are now in the ₹3,000–8,000+ per sq yd range in the activation zone — and still rising.

 

The key insight: you are now buying in Phase 3 — infrastructure is real, risks are dramatically lower than Phase 1 or 2, and the price-to-value ratio is still significantly better than mature industrial zones like Sanand or Dahej.

Current Price List: Omana Projects Industrial Plots (April 2026)

Plot / Scheme	Location	Size	Road Frontage	Starting Price	Best Suited For
Samridhi 621 Panchi	Panchi Village, TP4 B1/B2	1318, 1865, 1882 sq yd	40m road	₹85 Lakhs onward	Manufacturing, light industrial, semiconductor ancillary
Samridhi 365	Sandida Village, TP4/B1	On enquiry	HAC adjacent + 18m	₹63 Lakhs onward	Supply chain, assembly, export-oriented manufacturing
Samridhi 872/2	TP4/B2	1250–7000 sq yd	70m + 48m road	₹1.35 Crore	Large manufacturing, anchor industry, high-visibility industrial
Sandhida 191 Logistic	Sandida Village, TP-3A	~9,000–10,000 sq yd	55m road	₹11,000/sq yd	Warehousing, cold storage, distribution, logistics hub

 

Zone-Wise Price Analysis: TP3 vs TP4

Location within Dholera SIR significantly impacts pricing. The two primary industrial zones with current availability are TP3-A and TP4 (B1 and B2):

TP4 B1 and B2 — Activation Zone Pricing

TP4 is Dholera's primary activation zone—the area receiving infrastructure first and already attracting the Tata semiconductor fab and related industries. Plots here are priced at a premium, reflecting the following:

• Operational trunk infrastructure (roads, power, water drainage in progress)
• Direct proximity to the Tata Electronics semiconductor plant (~1 km for Samridhi 365)
• HAC adjacency (for Samridhi 365) and 70m road frontage (for Samridhi 872/2)
• Fastest appreciation trajectory as industrial activity materialises

Current range: ₹63 lakhs to ₹1.35 crore depending on plot size, road frontage, and exact position within TP4.

TP3-A — Logistics Zone Pricing

TP3-A suits large-format logistics and warehousing operations. The Sandhida 191 plot at ~9,000–10,000 sq yd on a 55m road in TP3-A is priced at ₹11,000 per sq yd — reflecting:

• Larger plot sizes (better for warehousing and distribution footprint)
• 55m road access (freight-truck friendly)
• NA approval applied – conversion from agricultural to non-agricultural use in process
• Proximity to DFC corridor connections — ideal for bulk freight movement

At ₹11,000/sq yd, a 9,000 sq yd logistics plot totals approximately ₹99 lakhs — making it one of the most cost-efficient large-format industrial land options in Gujarat's DMIC corridor.

Price Comparison: Dholera vs Competing Industrial Zones in Gujarat

Industrial Zone	Current Price Range (per sq yd)	Infrastructure Status	Government Backing
Dholera SIR TP4 (Activation)	₹3,000–8,000+	Under active development — trunk infra operational	DMIC + Central + State — maximum backing
Sanand GIDC, Ahmedabad	₹12,000–25,000+	Fully developed — most plots SOLD OUT	State GIDC
Dahej SEZ, Bharuch	₹8,000–18,000	Developed for chemical/petrochemical — limited space	State + SEZ
Mundra Industrial Area	₹5,000–12,000	Port-dependent — good for import/export manufacturing	Adani + State
Rajkot GIDC	₹6,000–14,000	Developed — limited large plots	State GIDC
Dholera TP3-A (Logistics)	₹9,000–13,000	Infrastructure rollout phase — large plots available	DMIC + Central + State

 

Sanand — Gujarat's most popular industrial zone — is now largely sold out. Dahej is chemical-industry specific. Mundra depends on port traffic. Dholera TP4 offers the best combination of available land, government backing, infrastructure quality, and price-to-value ratio in 2026. It is the last large-format affordable industrial land in DMIC Gujarat.

What Drives Price Differences Within Dholera SIR

Not all Dholera industrial plots are equal. Here are the five factors that determine pricing within the SIR:

1. Road Frontage Width: A 70m road plot commands a 40–60% premium over an equivalent 18m road plot. Road width determines visibility, truck access, and commercial zoning permissions.
2. Proximity to Activation Zone: Plots within 500m–2km of the ABCD Building and Tata fab site are priced highest. Distance from the activated core increases as you move toward outer TP zones.
3. HAC Adjacency: As detailed in Blog 1, HAC-adjacent plots carry the highest strategic premium due to multi-corridor connectivity.
4. Plot Size: Smaller plots (under 2,000 sq yd) tend to have a higher per-sq-yd rate. Larger logistics plots (7,000–10,000 sq yd) are priced on bulk rates.
5. NA Status: Plots with completed Non-Agricultural order command a 10–15% premium over plots where NA is still applied for, as it reduces regulatory risk for the buyer.

5-Year Price Appreciation Forecast (2026–2031)

Scenario	Key Assumptions	Projected Price (TP4, per sq yd)	Implied Return on ₹85L Plot
Conservative	Airport delayed to 2028, there is a slower fab ramp-up, and there is 1 new industry entrant	₹12,000–16,000	2x–2.5x (100–150%)
Base Case	Airport cargo ops by late 2026, fab operational, metro survey complete	₹18,000–25,000	3x–4x (200–300%)
Growth Case	Airport passenger ops, 2nd semiconductor anchor, DFC fully operational	₹28,000–40,000+	5x–6x (400–500%)

 

These projections are based on comparable infrastructure-led industrial corridor development in India (Sanand post-Tata Nano: 300–500% in 5 years; Hyderabad Fab City post-semiconductor cluster: 4–7x in 7 years). Dholera's advantage over both is the scale of government backing and the diversity of anchor investments (semiconductor + aerospace + logistics + renewable energy simultaneously).

How to Calculate Your Actual Cost of Ownership

When budgeting for a Dholera industrial plot purchase, factor in these components beyond the plot price:

• Stamp duty and registration: Typically 4.9% of property value in Gujarat for industrial land
• GST: 18% on under-construction plots from developer; check status with specific project
• Legal verification costs: ₹25,000–75,000 for title search, TP approval verification, and encumbrance certificate
• Development charges (if applicable): Some projects charge for internal road, compound wall, or utility connections separately — always clarify upfront
• Construction cost (when ready to build): Industrial shed or factory construction in Gujarat typically costs ₹800–1,500 per sq ft depending on structure type

At Omana Projects, there are no hidden charges. All documentation, legal verification, and site visit support is provided at no extra cost. Payment plans are available for qualifying buyers.

Frequently Asked Questions

Q: What is the current price of industrial plots in Dholera SIR in 2026?

A: Industrial plot prices in Dholera SIR in 2026 range from ₹63 lakhs (Samridhi 365, TP4/B1 HAC-adjacent) to ₹1.35 crore (Samridhi 872/2, TP4/B2, 70m road). Logistics plots in TP-3A (Sandhida 191) are priced at ₹11,000 per sq yd for ~9,000–10,000 sq yd plots. Prices are rising as infrastructure milestones are delivered.

 

Q: Why are Dholera industrial plots cheaper than Sanand or Dahej?

A: Dholera is still in the delivery phase of development — infrastructure is operational in the activation zone but the city is not yet fully occupied by industries. This gives buyers the opportunity to enter at pre-operational prices, similar to how Sanand was priced in 2008–2010 before Tata Nano arrived. Sanand is now largely sold out at 5–10x those early prices.

 

Q: Is the Sandhida 191 logistic plot suitable for a warehouse or cold storage facility?

A: Yes. Sandhida 191 is specifically zoned for logistics and industrial use in TP-3A. The listing explicitly permits warehouses, distribution centres, cold storage, and temperature-controlled facilities. At ~9,000–10,000 sq yd on a 55m road, it is one of the largest-format logistics plots available in Dholera SIR right now. NA approval is applied for.

 

Q: Will Dholera industrial plot prices increase significantly before 2027?

A: Based on confirmed infrastructure milestones — airport cargo operations expected in 2026, Tata semiconductor first chip by December 2026, Expressway now fully operational — demand for industrial land in the activation zone is expected to accelerate sharply. The window of pre-operational pricing is narrowing. Most comparable Indian industrial corridor stories show their sharpest price movements 6–18 months before full operations commence.

 

Q: Can NRIs invest in industrial plots in Dholera SIR?

A: Yes. NRIs can purchase industrial land in Dholera SIR under FEMA guidelines. Payment can be made from NRE, NRO, or FCNR accounts. Power of attorney can be granted to a trusted representative for documentation and registration if the NRI cannot be physically present. Repatriation of proceeds from sale is governed by RBI/FEMA guidelines.

 

View current industrial plots in Dholera SIR — TP4 and TP3 options available. Free guided site visits from Ahmedabad. Call: +91 92171 04219 | dholeraindustrialplot.com