A Pioneer Realtor
in Dholera SIR

Dholera SIR is being developed as a global/smart city due to its strategic location, world-class infrastructure, and immense potential for growth. It is part of the Delhi-Mumbai Industrial Corridor (DMIC) and has been envisioned as a smart city with a focus on sustainable development. Its planned industries, high-tech infrastructure, global connectivity, and excellent transportation facilities make it a hub for international business and trade.

Dholera is being developed as a Special Investment Region (SIR) because of its vast potential for industrial development, proximity to major cities and ports, and its role in the Delhi-Mumbai Industrial Corridor. The region is designed to offer a business-friendly environment with world-class infrastructure, policies encouraging foreign direct investment (FDI), and easy access to transportation networks. The goal is to make Dholera a global hub for emerging industries.

Dholera was selected for development as a Special Investment Region (SIR) due to its strategic geographical positioning in Gujarat, proximity to key industrial hubs, and accessibility to the Delhi-Mumbai Industrial Corridor (DMIC). The area spans 920 square kilometres and offers ample space for industrial, residential, and commercial development. The region is well-connected via sea ports, making it feasible to deliver goods across nations and has plans for road, rail, and air transport connectivity. Moreover, Gujarat has a business-friendly environment and policies that encourage foreign and domestic investment.

Dholera SIR stands out from other smart cities due to its greenfield development approach, which means it is being built from the ground up without the constraints of existing infrastructure. This allows the city to adopt cutting-edge technologies for smart infrastructure and urban planning. Unlike many smart city projects that focus on retrofitting, Dholera is designed to be fully integrated with smart governance systems, sustainable energy management, high-tech public services, and efficient transportation systems, making it more scalable and adaptable. The city’s special designation as a Special Investment Region and its integration into the DMIC also provide it with significant economic advantages.

Yes, this is considered a good time to invest in Dholera-SIR. The city is still in its early stages of development, and property prices are relatively competitive. As the infrastructure, industries, and population grow, property values are expected to rise significantly. Investors and businesses seeking long-term returns will find Dholera-SIR an attractive option, especially with strong government backing and a clear growth trajectory.

• Dholera is a very time-consuming project

Major infrastructure projects like Dholera SIR, which cover vast areas and aim to create a full-scale smart city from scratch, are naturally time-intensive. As a greenfield smart city project, Dholera is being developed on land where nothing has ever been built before, making it a more complex and time-consuming process compared to retrofitting existing cities. However, significant progress has already been made in key phases such as road construction, utility corridors, and the proposed airport, which is set to be completed by 2026. While delays are typical for projects of this scale, the long-term benefits and the transformative potential of Dholera SIR are expected to far outweigh the initial time investment.

• Dholera is in the Khaar path area of Gujarat

While Dholera SIR is located in a coastal region, extensive studies were conducted to ensure it is free from major environmental risks. If one looks at the official map of Dholera SIR, it is clear that the Khaar path (salted bed) area has been designated as a coastal zone by the government and is not intended for any construction.

• Previous smart cities didn’t work out, why will Dholera succeed?

Dholera SIR is different from other smart city projects because it has the backing of both the central and state government, strong public-private partnerships, and international investment. It is being developed under the DMIC, which links it to an industrial corridor that will create demand for businesses, housing, and services, making it full of resources. Unlike other smart cities, Dholera has a well-defined long-term vision, is free from existing urban congestion, and is receiving focused attention for its industrial and infrastructural growth.

• Why haven’t we seen much development since 2014?

Large-scale urban development projects, especially those aimed at creating entire cities, take time to build foundational infrastructure, including roads, utilities, and transportation networks. A significant portion of the work on these projects often happens below the surface – literally and figuratively – before visible results are apparent. In Dholera’s case, the first phase has already seen substantial progress, with land development, road construction, and essential utilities like electricity and water distribution being laid down. The activation area is now approximately 97% complete, marking a major milestone toward making Dholera a fully operational smart city.

• Dholera is Modi Ji’s project; what if the central government changes during the 30-year development period?

While Dholera has been supported by the current government, the project is backed by both the central and state governments, making it a robust and strategically significant initiative. The development is rooted in long-term economic planning and international investment, ensuring its continuity beyond any one political source. The Delhi-Mumbai Industrial Corridor (DMIC), a core driver of Dholera’s growth, is a national initiative, and the importance of industrial and infrastructure development transcends political cycles. In contrast to earlier smart city projects, where certain challenges emerged, Dholera SIR has addressed these through meticulous planning, establishing it as a sustainable and resilient project that will continue to attract investors, irrespective of political changes.

India is one of the fastest-growing economies in the world, offering immense potential for both domestic and international investors. The country’s young and growing workforce, increasing urbanisation, and focus on technology and infrastructure development make it an attractive market. In addition, India has a high budget for infrastructure development, supporting projects like the DMIC and smart cities such as Dholera SIR, which are key to driving industrial growth. With a large consumer base, India presents an appealing domain for global companies and industries looking to set up operations. Government reforms, such as the liberalisation of foreign direct investment (FDI) policies, ease of doing business initiatives, and infrastructure advancements, create a highly favourable climate for long-term investment.

India needs Dholera SIR as part of its broader strategy to become a global manufacturing and industrial hub. As urban centres become crowded and saturated, new regions like Dholera provide space for industrial expansion, smart urban living, and sustainable development. Dholera is also crucial for India’s goal of achieving economic self-sufficiency, attracting foreign investment, and generating employment. It will serve as a model for future smart city developments across the country.

GAP Group is a trusted realtor within Dholera SIR. While many realtors offer properties marketed as ‘Dholera,’ some of these projects are actually located outside the official boundaries of the Special Investment Region. GAP Group offers assets within the designated development zone. This ensures that investments made through GAP Group align with the long-term vision for Dholera SIR’s growth, maximising value and minimising risk.