Dholera’s Second Growth Phase: How 2025–2027 Will Shape the Real Estate Market

The term "Dholera Smart City" once evoked visions of a future-ready metropolis a 920 sq. km Greenfield industrial city under the Delhi–Mumbai Industrial Corridor (DMIC). Skepticism dominated in 2020: Dholera was a distant dream for investors, often seen as speculative. By 2026, this narrative had changed dramatically. Dholera SIR has moved from “under construction” to operational reality, marking the official start of its “Second Wave” - a phase defined by real demand, functional infrastructure, and industrial activity.

For investors considering Dholera land investment, the question is no longer whether the city will develop, but how soon you can secure a stake in one of India’s most promising industrial and residential hubs.

Ground Zero: Infrastructure Now Functional

The difference between the speculative market of 2020 and today’s functional market is tangible. The Activation Area - a meticulously planned 22.5 sq. km zone - is now over 95% operational, with fully functional water systems, power networks, and smart grids.

The ABCD Building in Dholera, the city’s digital command and control center, ensures centralized governance, streamlines approvals, and manages IoT-enabled utilities. This robust foundation reduces risk, giving investors confidence in the long-term potential of plots in Dholera Smart City.

3 Major Reasons Driving Dholera’s Second Wave

While Dholera’s growth is multi-faceted, three developments are central to its rapid evolution:

1. Ahmedabad–Dholera Expressway: Connectivity Catalyst

The six-lane Ahmedabad-Dholera expressway is complete and fully functional, with its official inauguration expected in 2026. This vital corridor reduces travel time between Ahmedabad and Dholera SIR to just 45 minutes, integrating the city into Gujarat’s primary economic network.

The expressway is already the main artery for regional transport, supporting the movement of goods, workforce, and industry. Investors often ask, “Is Dholera a good investment?”—connectivity like this ensures the answer is increasingly affirmative.

2. The Semiconductor Effect: Industrial Engine

Real estate demand is no longer speculation-driven. The real power of Dholera’s Second Wave comes from industry:

• Tata Electronics' semiconductor facility, in partnership with Powerchip Semiconductor Manufacturing Corp., is expected to roll out its first chip by late 2026
• Global validation comes from Tokyo Electron, which has set up offices in Dholera to support semiconductor operations
• ROHM Semiconductor India adds high-tech expertise, completing a robust industrial ecosystem

These industrial investments are creating genuine demand for workforce housing. Residential and commercial plots in Dholera Smart City are becoming highly sought-after, ensuring strong ROI potential backed by real economic activity.

3. Dholera International Airport: Regional Integration

Phase 1 of the Dholera International Airport was completed by late 2025. Initial operations began in early 2026, with commercial passenger and cargo services planned to expand throughout the year. The airport strengthens the city’s industrial and residential ecosystem by enabling faster logistics, trade, and workforce mobility.

Together, the expressway, semiconductor industry, and airport form a triad of functional infrastructure, positioning Dholera as a derisked investment opportunity and one of the best cities to invest in India.

Why 2026–2027 Is the Inflection Point

The transition from vision to functional city means early low-entry price points are vanishing. The period 2025–2027 marks the phase when Dholera becomes a mature, government-backed investment destination. Key developments include:

• Shift in investor profile: Individual speculative buyers are giving way to strategic institutional and international interest
• Price Growth Phase: Land prices (approx. ₹6,000-12,000 per sq. yd. in 2025) are projected to reach ₹20,000-25,000 per sq. yd. by 2035 as the city reaches full industrial capacity. Historically, the strongest price growth occurs roughly six months after infrastructure becomes operational.
• Sustainability: The Dholera Solar Park ensures clean, reliable energy for residents and industry
• Derisked assets: Government-approved Town Planning (TP) schemes and clear titles enhance investment security
• National significance: As part of India’s broader investment landscape, Dholera is emerging as a top city for real estate investment

Long-Term Investment Outlook

Dholera’s next growth phase is grounded in real-world execution rather than speculation. Investors can now evaluate investment in Dholera Smart City based on functional infrastructure, industrial activity, and actual housing demand.

For long-term land buyers, the approach is straightforward: enter early and allow value to develop over time. Those who align with Dholera’s functional growth phase are participating in the early development of a planned industrial city, ensuring sustained ROI and exposure to one of the most promising urban investment hubs in India.