Official rates, and what they do not cover
Dholera land price and plot rates.
There are two prices in Dholera and people confuse them constantly. One is the official allotment rate published by the development company. The other is what a private seller asks you for a plot. This page separates them.
Two different numbers
Allotment rate is not plot price.
The number below is what the development company charges to allot land inside the region, on lease. It is not what a private plot in a gated layout costs, and quoting one as the other is the most common piece of misdirection in this market.
The official allotment rate
The private plot price
If a seller quotes you the official rate to justify a private plot price, they are comparing a leasehold industrial parcel to a freehold residential plot. Those are not the same product.
Illustrative image, not a photograph of a specific site
The official table
DICDL land allotment rates.
Published rates per square metre by land use. These are the rates the development company applies when it allots land inside Dholera Industrial City.
Solar energy park
An order of magnitude below everything else, because it is a single restricted use on land that suits nothing else. Not a general purpose plot.
₹400 / sq mIndustry and physical infrastructure
The rate for manufacturing and utility parcels. This is the one the region was designed around and the one most allotments fall under.
₹4,000 / sq mKnowledge and IT
Offices, data and education uses, priced level with industry rather than with commercial.
₹4,000 / sq mRecreation and sports
Sports and recreation zones, which the plan sets aside deliberately rather than leaving as residue.
₹4,000 / sq mResidential
Half again the industrial rate. Worth remembering when a residential plot is being justified against an industrial comparison.
₹6,000 / sq mHigh access corridor
The frontage band along the main arterials, where the hotel and apartment projects are going up.
₹6,000 / sq mCentral business district and city centre
The highest rate in the region, for the planned commercial core.
₹8,000 / sq mTourism and hospitality
Priced with the city centre, reflecting the frontage and visibility these uses need.
₹8,000 / sq mSource: the published land pricing policy of Dholera Industrial City Development Limited. Rates are revised from time to time, so confirm the current figure before you rely on it.
What the rate excludes
- GST, registration fees and stamp duty, all payable on top.
- Land filling cost, which on this terrain is not a small line item.
- Any construction, boundary or servicing you do yourself.
- The land is allotted on an as is, where is basis.
- The lease runs 99 years. You are buying a long lease, not freehold title.
- Floor space index and what you may build come from the development control regulations for that land use, not from the rate.
Working it out
How to sanity check a quoted price.
Four steps that take ten minutes and save a great deal more than that.
Convert to the same unit
Official rates are per square metre. Private plots are usually quoted per square yard. One square yard is about 0.836 square metres, so a per square yard price is roughly 20 percent lower than the same money per square metre. Convert before you compare anything.
Check the land use
A residential rate and an industrial rate differ by half. Ask which land use applies to that exact survey number in the sanctioned plan, then compare against the right row.
Ask leasehold or freehold
Land allotted by the development company is a 99 year lease. Much of what is sold privately, especially outside the boundary, is freehold. The two do not carry the same rights and should not carry the same price.
Compare to registered transactions
Ask what nearby plots have actually registered at recently, not what they are listed at. Listing prices are an opinion. Registered prices are a fact.
We do not publish plot prices on this site. They move, and a number that is three months stale helps nobody. Tell us the budget and we will send what it actually buys today.
Questions
What people ask about Dholera prices.
There is no single number. It depends on the land use, whether the plot is inside or outside the SIR boundary, how far it is from the Activation Area, and whether you are buying leasehold from the development company or freehold from a private seller. Anyone quoting one figure for all of Dholera is not describing a real market.
Because they are different products. The official rate is for a serviced parcel allotted on a 99 year lease, usually at industrial scale, before taxes and before land filling. A private plot price includes the developer's roads, gating, approvals and margin, and it is usually freehold.
Relative to an established city, yes, and that is the point and the risk in one sentence. You are paying less because the city is not finished. Whether that discount is worth the wait is the only question that matters and it depends entirely on your horizon.
Solar energy park land is allotted at ₹400 per square metre, an order of magnitude below the others, because it is a specific use with specific restrictions. It is not a general purpose plot and cannot be treated as one.
Yes. The published rate is exclusive of GST, registration fees and stamp duty, and exclusive of land filling cost. Budget for all of it.
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