Why Dholera’s Connectivity Makes It a Top Real Estate Destination
1. Introduction
Dholera’s connectivity has made it a prime real estate and investment hub. Spanning 920 sq.km, it is the largest smart city project undertaken by the government today, offering some of the highest potential returns on land investments in India.
Dholera Smart City Project is India’s first greenfield smart city project located in the heart of Gujarat. Dholera smart city is a key part of the Delhi-Mumbai Industrial Corridor (DMIC) - the most significant corridor being built by the Indian government across western India to boost industrial activities and accelerate growth in the regions it passes through
Connectivity plays a critical role in boosting property values and development. Ease of access is among the top factors in land purchase decisions. According to a report cited by BSNL Housing Society, land prices near national highways are said to increase by 60-80% in the short term. Intercity connectivity as well as intracity connectivity, both affect the development of an area. Intercity connectivity (railways, airports, highways, and sea ports) and intracity connectivity (well-built roads, smart bus facilities, and metro rail networks) together shape the development of an area. A 2024 study on the factors affecting land value in the western part of India revealed that the proximity of a plot to major district roads holds a significant impact on its land value.
Dholera’s connectivity is seamless, both internally and externally. The project will feature a six-lane expressway connecting it to Ahmedabad, an international airport, a metro network, black-top roads, a railway station, and more.
2. Dholera International Airport: Enhancing Global and Domestic Connectivity
Dholera International Airport is one of the main components of Dholera connectivity. Located merely 20 kilometres from the Dholera main city, the Dholera International Airport enhances accessibility on a global scale. The Dholera International Airport will have two runways with a total capacity of 50 million passengers. A dedicated cargo corridor has also been planned near the Dholera Airport to facilitate trade and logistics.
The first runway is nearing completion, and the airport is set to be fully operational by December 2026. The Dholera International Airport is being developed to reduce the load on the Ahmedabad Airport. A considerable portion of the international and domestic traffic will be redirected to the Dholera International Airport.
With the development of such a huge international airport in the vicinity, trade in the Dholera region will flourish making it a prime spot for investors and businesses. With increasing trade, the region will see improved infrastructure, better amenities, and a surge in tourism.
With a Dedicated Freight Corridor (DFC), the Dholera Smart City Project is set to become a leading global trade and logistics hub.
3. Seamless Road Network and Expressways
The Central Spine Road is a special 109-km expressway built by the government to connect Dholera to Ahmedabad, expected to be functional by mid-2025. The Spine Road starts near Sarkhej, Ahmedabad and ends after the Dholera Special Investment Region (DSIR). The expressway will reduce travel time from Ahmedabad to Dholera from approximately 2 hours 15 minutes to merely 40-45 minutes. A railway line runs parallel to the expressway and development along this corridor is progressing rapidly.
The Ahmedabad Express Highway connects Dholera to major cities such as Bhavnagar, Gandhinagar, and more, further enhancing regional accessibility.
4. Railway Connectivity: Dholera Railway Station
The Dholera Railway Station is planned in the heart of the Dholera Special Investment Region (DSIR) to ensure good connectivity to all industrial, residential, and commercial zones.
From enhancing travel convenience to boosting the local economy, Dholera Railway Station promises to redefine transportation and development in the region.
The Dholera Railway Station will be complete by 2027. The Dholera-Bhimnath broad gauge railway line project is a 23.33 kilometer project that will integrateDholera with the DMIC, ensuring smooth freight and passenger movement. The central government has approved INR 466 crores for this.
The Dholera Railway Station is part of a broader vision to revolutionize transportation in Gujarat. The government plans to align the station with the Mumbai Ahmedabad bullet train project to enhance last-mile connectivity. The station will integrate bus and metro services, offering a seamless travel experience. Dedicated freight lines (DFC) aim to improve supply chains, supporting the logistics needs of industries. The Dholera Railway Station will connect Dholera SIR to major cities like Ahmedabad, Bhavnagar, and Gandhinagar.
Alongside improved connectivity, the Dholera Railway Station will also have advanced and smart infrastructure. With AI-powered assistance, automated ticketing systems, and robust security, the station will be a benchmark in railway infrastructure.
5. Delhi-Mumbai Industrial Corridor (DMIC)
Dholera is strategically situated on the Delhi-Mumbai Industrial Corridor (DMIC). The Delhi-Mumbai Industrial Corridor runs alongside the Dedicated Freight Corridor stretching from Delhi to Mumbai, impacting the regions of Uttar Pradesh, Delhi NCR, Haryana, Rajasthan, Gujarat, and Maharashtra. With 38% of this corridor lying in Gujarat, Dholera SIR is one of its prime beneficiaries. Regions along the DMIC are expected to see exponential growth, Dholera SIR being one of them.
With a dedicated focus on freight and logistics, DMIC is driving industrial expansion, attracting large-scale investments and infrastructure projects. Regions along this corridor have witnessed significant land price appreciation, making them top investment hotspots. With special focus from the government, the Dholera SIR region is expected to be the one with the highest return on investment.
6. Dholera to Ahmedabad and Bhavnagar: Convenient Access
The special highway from Ahmedabad to Dholera called the Central Spine Road, is one of the finest black-top roads in the country. The expressway is expected to reduce the travel time from Ahmedabad to Dholera from approximately 2 hours 15 minutes to just 40-45 minutes.
Dholera is set to be connected to Bhavnagar city via a railway network which will cut travel time from 1 hour 15 minutes to a shorter, more efficient commute.
The seamless connectivity between Dholera and other cities like Bhavnagar will ensure easy travel of persons and transport of freight, boosting the region’s urban and industrial development.
7. Connectivity Driving Industrial and Commercial Growth
Improved connectivity accelerates urbanization, enhances infrastructure, and facilitates easy freight transport and tourism. All these are interlinked and indicate growth. Good civic amenities and global-level infrastructure attract industries and commercial setups.
Dholera Smart City Project is a well-planned smart city with world-class infrastructure and top-tier civic amenities like underground waterlines, a systematic drainage system, and more. Dholera SIR has dedicated zones for residential, commercial, and industrial plots. With beaming potential, Indian titans like TATA and Vedanta have already set up a base in Dholera. TATA is leading the semiconductor project in Dholera which is said to become one of the world’s biggest semiconductor hubs. With such great interest and Foreign Direct Investment (FDI) pouring in, Dholera is projected to generate over 8 lakh jobs.
8. Residential Real Estate Boom
With seamless intracity and intercity connectivity, there is a significant rise in demand for Dholera property. Dholera Railway Station, the Central Spine Road, Dholera Metro Rail, Dholera International Airport, black-top roads, and smart buses are just a few of the many transport networks that the government is building in the Dholera region.
As Dholera is still in its early development stages, residential plots are currently available at highly competitive rates, making it an ideal investment opportunity - both for affordable and premium residential plots. Early investment is likely to yield higher returns in the future.Between November 2022 and March 2024, residential plot prices tripled—a trend expected to continue.
9. Social Infrastructure Development & Future Expansion Plans
Dholera Smart City is designed with essential public amenities like schools, hospitals, malls, and recreational spaces near the riverbed. These will be seamlessly connected by concrete roads and a metro network, driving urban growth and expanding facilities to the city's outskirts.
Dholera Smart City is designed to be self-sustaining, featuring schools, hospitals, malls, and recreational areas. A 5,000 MW solar park is also under development, expected to power Dholera and its neighboring regions. A dedicated governance and administration building called the ABCD Building is already fully functional. Plans are in place for widespread Wi-Fi coverage and a centralized cooling system across the city as a part of infrastructural development for the citizens.
The government is actively planning more rail networks and expressways to further connect Dholera city to other cities around the country.
As amenities continue to grow, demand for rental properties is set to rise, leading to a substantial increase in property values. The ROI for early-on investors is expected to be multifold, now being the best time to invest in the Dholera region.
10. Investment Opportunities in Dholera
Dholera Special Investment Region (SIR) is the most lucrative real estate investment opportunity in India today. With a strategic location, well-planned layout, seamless connectivity, and world-class infrastructure, it is the chief example of a modern Indian city. More than 1000 projects are ongoing in Dholera - residential, commercial, and industrial.
With Dholera’s connectivity posing as its biggest strength, Dholera’s development is expected to see a steep curve in the near future. Dholera’s connectivity to nearby cities, all major Indian cities, as well as global countries, has made it a top real estate destination.
But are you confused about where to start? How to choose investment plots suitable for you? Don’t worry! Contact Dholera Times! Dholera Times is your trusted real estate partner. We, at Dholera Times, provide end-to-end assistance—from identifying the right plots to handling legal formalities and registrations.
Dholera Times has already sold out three residential projects in Dholera and the next two are in line - Paradise 2 and Orchid Township. To check out our projects, click here. To contact us for consultation, call us +91 9958939549
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