Close Menu
    Friday, May 22
    Blog

    Best Plot in Dholera – By Anirudh Singh

    Finding the best piece of land in Dholera is a bit like hunting for a golden ticket. I have spent more than five years kicking the dirt across Gujarat looking at land. I still remember when this entire project was just a dusty map on a government desk. Now it is turning into a massive Smart City

    People always ask me where they should park their savings safely. The fear of losing your hard earned money on a bad piece of land is very real. I completely understand that anxiety. I once saw a family lose a lot of money simply because they forgot to check one single government stamp. Putting your life savings into an empty field is terrifying. You want to see that money grow into something big for your kids. So let us walk through this data together, just like friends sitting at a kitchen table.

    Dholera is not a normal town. The government is building it completely from scratch. This means it will have the best roads, the fastest internet, and the cleanest water pipes. Because it is so new, smart buyers want to get their foot in the door early.

    Before reading this blog, I had already shortlisted some of the best builders in Dholera. Please check it once. 

    Important Real Estate Words to Know

    • Freehold Ownership: You own the land forever. Nobody can easily take it away from you or your children.

    • Clear NA: This stands for Non Agricultural. You cannot build a house on farm land. The government has to change the rules for that specific piece of dirt first. This is the most important paper to check.

    • NOC: This stands for No Objection Certificate. It is a letter from the local office saying they have no problems with your building plans.

    • Town Planning: The city is divided into zones called Town Planning Schemes, or TP for short. Being inside a TP zone is like sitting in the VIP section of a concert. The government builds the best stuff right next to your land first.

    • ABCD Building: This is the main administrative brain of the whole city. Buying a plot near this building is always a very smart move.

    Now let us look at the builders and see what they are actually selling.

    Nestoria Group Projects

    The Nestoria Group has some very interesting spots. They focus heavily on clean paperwork, which is exactly what I like to see. Here is a breakdown of their main areas.

    Nature Prime

    This project is practically on the doorstep of the city. I love this spot if you want to be right where the action starts.

    • Pricing: ₹7.00 Lakh – ₹2.00 Crore

    • Average Rate: Approximately ₹305 per sq. ft.

    • Plot Sizes: 150 sq. yd. to 2,200 sq. yd.

    • Ownership: Freehold

    • Land Title: Clear NA (Non-Agricultural) / NOC (No Objection Certificate) and Unit Plan Pass

    Location Connectivity:

    • Dholera SIR Border: 0 KM (1 minute)

    • Ahmedabad-Dholera Expressway: 5 minutes

    • Residential Zone (Town Planning): 7 minutes

    • Knowledge and IT Zone: 8 minutes

    • ABCD Building (Administrative Hub): 15 minutes

    • Dholera International Airport: 25 minutes

    • Bhavnagar Port / City: 35 minutes

    Nestoria Dholera Bhoomi

    This one is located near the central planning area. In my experience, areas near the center grow the fastest because everyone wants to be there.

    • Pricing: ₹3.00 Lakh – ₹30.00 Lakh (Varies by phase and plot size)

    • Average Rate: Approximately ₹3,500 – ₹7,000 per sq. yard

    • Plot Sizes: 125 sq. yd. to 300 sq. yd.

    • Ownership: Freehold

    • Land Title: Clear NA (Non-Agricultural) / NOC (No Objection Certificate), Title Clear & Plan Pass

    Location Connectivity:

    • Dholera SIR Border: Adjacent / Situated near TP-5 (Town Planning Scheme 5)

    • Ahmedabad-Dholera Expressway: Strategically located near the Bhavnagar-Ahmedabad Express Highway

    • Residential Zone (Town Planning): Located within the premium residential and city center planning area (TP-5)

    • Knowledge and IT Zone: Seamless access via high-speed corridors

    • ABCD Building (Administrative Hub): Minutes away (TP-5 is designated as the City Center/Administrative region)

    • Dholera International Airport: Strategically connected via the regional infrastructure network

    • Bhavnagar Port / City: Accessible via the high-speed connectivity corridors

    Nestoria Orchid Series

    This is for people looking for something a bit more luxurious.

    • Pricing: ₹6.00 Lakh – ₹35.00 Lakh (Starts from ₹6L for River View, ₹8L for Township, and ₹10L for Luxury plots)

    • Average Rate: Approximately ₹6,500 – ₹7,000 per sq. yard

    • Plot Sizes: 91 sq. yd. to 777 sq. yd. (Covers configurations from 1,500 sq. ft. up to 7,000 sq. ft. for ultra-luxury villas)

    • Ownership: Freehold

    • Land Title: Clear NA (Non-Agricultural) / NOC (No Objection Certificate) & Unit Plan Pass

    Location Connectivity:

    • Dholera SIR Border: 0 KM (Adjacent)

    • Ahmedabad-Dholera Expressway: Adjacent / ~5 mins away

    • Residential Zone (Town Planning): Situated within premium residential sectors of the Dholera Smart City plan

    • Knowledge and IT Zone: ~3.5 KM (Proximate to the Kadipur IT Zone)

    • ABCD Building (Administrative Hub): ~5 KM / 15–25 minutes

    • Dholera International Airport: 12 KM / 5–20 minutes

    • Bhavnagar Port / City: Accessible via major regional high-speed corridors

    Nestoria WestWyn Estates

    • Pricing: ₹10.00 Lakh Onwards

    • Average Rate: ₹6,700 per sq. yard

    • Plot Sizes: 152 sq. yd. and 200 sq. yd.

    • Ownership: Freehold

    • Land Title: Clear NA (Non-Agricultural) / NOC (No Objection Certificate), Plan Approved & Title Clear

    Location Connectivity:

    • Dholera SIR Border: 15 Minutes

    • Ahmedabad-Dholera Expressway: 17 Minutes

    • Residential Zone (Town Planning): Located within the premium Polarpur residential growth belt

    • Knowledge and IT Zone: Integrated via regional high-speed corridors and industrial growth zones

    • ABCD Building (Administrative Hub): ~25 Minutes

    • Dholera International Airport: 45 Minutes

    • Bhavnagar Port / City: ~45–60 Minutes (Strategic proximity via State Highway-117 and upcoming rail connectivity)

    Nestoria Palm Villas

    If you want a massive space to build a big fancy villa, this is your target.

    • Pricing: ₹15.00 Lakh – ₹45.00 Lakh (Estimated based on premium villa segment rates)

    • Average Rate: Approximately ₹6,500 – ₹7,500 per sq. yard

    • Plot Sizes: 2,000 sq. ft. to 5,000 sq. ft. (Approximately 222 sq. yd. to 555 sq. yd.)

    • Ownership: Freehold

    • Land Title: Clear NA (Non-Agricultural) / NOC (No Objection Certificate) & Unit Plan Pass

    Location Connectivity:

    • Dholera SIR Border: 0 KM (Adjacent to the SIR boundary)

    • Ahmedabad-Dholera Expressway: ~5–10 Minutes

    • Residential Zone (Town Planning): Situated within the high-growth residential sectors of the Dholera Smart City plan

    • Knowledge and IT Zone: ~15 Minutes

    • ABCD Building (Administrative Hub): ~15–20 Minutes

    • Dholera International Airport: ~20–25 Minutes

    • Bhavnagar Port / City: ~35–45 Minutes

    GAP Group Projects

    The GAP Group is sometimes called the Akhilam Group. They are massive players in this area. They care deeply about making sure the government paperwork is perfect. Clean paperwork means you can sleep at night.

    As a general rule for GAP Group, their plots go from ₹7.00 Lakh up to ₹2.00 Crore at an average of ₹7000 per square yard. Everything is Freehold with Clear NA status.

    Akhilam Group

    • Pricing: From ₹7.00 Lakh to ₹2.00 Crore

    • Average Rate: Approximately ₹7,000 per sq. yard

    • Plot Sizes: Residential plots from 151 sq. yd. | Commercial plots up to 2,816 sq. yd.

    • Ownership: Freehold

    • Land Title: Clear NA (Non-Agricultural) status and all necessary NOCs (No Objection Certificates) from the relevant government authorities

    Location Connectivity:

    • Dholera SIR Border: Located centrally within the Activation Zone of Dholera SIR

    • Ahmedabad-Dholera Expressway: Approximately 4 km (a 5–8 minute drive) from the 250m-wide expressway junction

    • Residential Zone (Town Planning): TP Scheme 6 in Dholera SIR

    • Knowledge and IT Zone: Within a 6–8 km radius

    • ABCD Building (Administrative Hub): Approximately a 10-minute drive (roughly 6–10 km) from the site

    • Dholera International Airport: The greenfield airport is 12 km away, reachable in about 15–20 minutes

    • Bhavnagar Port / City: 65 km away, travel time is approximately 1 hour 10 minutes

    Greenera Prime 2

    • Pricing: ₹18.42 Lakh to ₹66.09 Lakh

    • Average Rate: Approximately ₹2,100 per sq. ft.

    • Plot Sizes: 3,314 sq. ft. to 11,887 sq. ft.

    • Ownership: Freehold

    • Land Title: Clear NA (Non-Agricultural) / NOC and title-clear documentation

    Location Connectivity:

    • Dholera SIR Border: Located within the Dholera Smart City development area

    • Ahmedabad-Dholera Expressway: 5-minute drive

    • Residential Zone (Town Planning): Officially part of Town Planning Scheme 4 (TP4) in Kadipur

    • Knowledge and IT Zone: Located 1.2 km from the Knowledge Park

    • ABCD Building (Administrative Hub): Within a 10-minute drive

    • Bhavnagar Port / City: 65 km away, 1 hour 10 minutes

    Greenera Prime 1

    • Pricing: ₹12.62 Lakh to ₹35.29 Lakh

    • Average Rate: Approximately ₹2,100 per sq. ft.

    • Plot Sizes: Residential, 367 sq. ft. to 6,621 sq. ft.

    • Ownership: Freehold

    • Land Title: Clear NA (Non-Agricultural) / NOC with full title clearance

    Location Connectivity:

    • Dholera SIR Border: Strategically located within the development boundary of Dholera SIR

    • Ahmedabad-Dholera Expressway: 4 km (a 5-minute drive)

    • Residential Zone (Town Planning): Officially part of Town Planning Scheme 4 (TP4) in Kadipur

    • Knowledge and IT Zone: 1.2 km

    • ABCD Building (Administrative Hub): Reachable in 10–12 minutes

    • Dholera International Airport: Located 12 km, 15-minute drive

    • Bhavnagar Port / City: Approximately 65 km, travel time of 1 hour 10 minutes

    Greenera Gardenvilla

    Greenera Gardenvilla (Phase 1 and Phase 2)

    • Pricing:

      • Phase 1: ₹13.20 Lakh to ₹51.50 Lakh

      • Phase 2: ₹78.24 Lakh to ₹1.63 Crore

    • Average Rate:

      • Phase 1: Approximately ₹7,010 per sq. yard

      • Phase 2 (Gardenvilla 2): Approximately ₹2,000 – ₹2,100 per sq. ft.

    • Plot Sizes: *

      • Phase 1: 358 sq. yd. to 858 sq. yd. (approx. 3,218 to 7,718 sq. ft.)

      • Phase 2: 3,912 sq. ft. to 8,174 sq. ft.

    • Ownership: Freehold

    • Land Title: Clear NA (Non-Agricultural) / NOC with Title Clear certification

    Location Connectivity:

    • Dholera SIR Border: Strategically located inside the Activation Zone (Phase 1) of Dholera SIR

    • Ahmedabad-Dholera Expressway: 4 km away, reachable in a 5-minute drive

    • Residential Zone (Town Planning): Situated in TP Scheme 2 (Bhimtalav)

    • Knowledge and IT Zone: 4 km

    • ABCD Building (Administrative Hub): Reachable in approximately a 10-minute drive

    • Dholera International Airport: 12 km away, reachable in 15 to 20 minutes

    • Bhavnagar Port / City: Located 65 km away, travel time 1 hour 10 minutes

    Special Note: * The project is RERA-registered under registration numbers PAA07425/050920 (Phase 1) and PAA11450/140323 (Phase 2).

    RSC Group Projects

    If you travel a lot, you should look at the RSC Group. They picked spots that are incredibly close to the fast roads and the new airport.

    RSC Aerox

    If you want to be super close to the heart of the city, this is a brilliant choice.

    RSC Aerox (Pipli)

    • Pricing: ₹12.27 Lakh – ₹25.86 Lakh

    • Average Rate: ₹7,000 per sq. ft.

    • Plot Sizes: 136 – 258 sq. yd.

    • Ownership: Freehold

    • Land Title: Clear-NA / NOC

    Location Connectivity:

    • Dholera SIR Border: 1 km

    • Ahmedabad-Dholera Expressway: 1.5 km

    • Residential Zone (Town Planning): Pipli

    • Knowledge and IT Zone: 4 km

    • ABCD Building (Administrative Hub): 15 km

    • Dholera International Airport: 5 km

    • Bhavnagar Port / City: Connected

    RSC Regalia Series

    This project is for people who want to be deep inside the action.

    RSC Regalia Series

    • Pricing: ₹40.28 Lakh

    • Average Rate: ₹8,500 per sq. ft.

    • Plot Sizes: 444.76 sq. yd.

    • Ownership: Freehold

    • Land Title: Clear-NA / NOC

    Location Connectivity:

    • Dholera SIR Border: 0 km (Inside)

    • Ahmedabad-Dholera Expressway: 5 km

    • Residential Zone (Town Planning): TP-3C

    • Knowledge and IT Zone: Connected

    • ABCD Building (Administrative Hub): 7 km

    • Dholera International Airport: 15 km

    • Bhavnagar Port / City: 65 km

    RSC Paradise

    This area is moving very fast. Many buyers want to be near Town Planning Scheme 1 because buildings are going up quickly there.

    • Pricing: ₹5.00 Lakh – ₹50.00 Lakh

    • Average Rate: ₹7,000 per sq. yd.

    • Plot Sizes: 100 – 450 sq. yd.

    • Ownership: Freehold

    • Land Title: Clear-NA / NOC

    Location Connectivity:

    • Dholera SIR Border: 200m

    • Ahmedabad-Dholera Expressway: 5 km

    • Residential Zone (Town Planning): TP-1

    • Knowledge and IT Zone: 3 km

    • ABCD Building (Administrative Hub): 7 km

    • Dholera International Airport: 10 km

    • Bhavnagar Port / City: 64 km

    RSC Airport Enclave Series

    Just like the name says, this area is built with the new airport in mind.

    • Pricing: ₹13.3 Lakh – ₹28.7 Lakh

    • Average Rate: ₹7,500 per sq. yd.

    • Plot Sizes: 178 – 355 sq. yd.

    • Ownership: Freehold

    • Land Title: Clear-NA / NOC

    Location Connectivity:

    • Dholera SIR Border: 4 km

    • Ahmedabad-Dholera Expressway: 5 km

    • Residential Zone (Town Planning): Ratanpur

    • Knowledge and IT Zone: Connected

    • ABCD Building (Administrative Hub): 12 km

    • Dholera International Airport: 10 km

    • Bhavnagar Port / City: 53 km

    RSC Pride Prime

    This is located exactly at the entrance of Town Planning Scheme 2. The entrance of any zone is always a very busy and valuable part.

    • Pricing: ₹9.5 Lakh – ₹25 Lakh

    • Average Rate: ₹9,500 per sq. yd.

    • Plot Sizes: 147 – 251 sq. yd.

    • Ownership: Freehold

    • Land Title: Clear-NA / NOC

    Location Connectivity:

    • Dholera SIR Border: 0 km (Entrance)

    • Ahmedabad-Dholera Expressway: 5 km

    • Residential Zone (Town Planning): TP-2

    • Knowledge and IT Zone: 1.5 km

    • ABCD Building (Administrative Hub): 6 km

    • Dholera International Airport: 9 km

    • Bhavnagar Port / City: 64 km

    Satyaja Infratech Projects

    Finding a good plot with Satyaja Infratech is exciting. They have many projects called Bliss. They are extremely careful about keeping their legal papers clean.

    Bliss Homes

    This project sits right at the front door of the city. I think it is an amazing spot for people who want to easily get in and out.

    • Pricing (Average Rate): ₹34.3 Lakh – ₹42.3 Lakh

    • Plot Sizes: 1,398 – 6,990 sq. ft.

    • Ownership: Freehold

    • Land Title: Clear NA (Non-Agricultural) / NOC

    Location Connectivity:

    • Dholera SIR Border: 0 km (Entrance)

    • Ahmedabad-Dholera Expressway: 10 minutes

    • Residential Zone (Town Planning): Adjoined

    • Knowledge and IT Zone: 5 minutes

    • ABCD Building (Administrative Hub): 4.5 km

    • Dholera International Airport: 8 km

    • Bhavnagar Port / City: Connected (via NH-751)

    Bliss 107

    This one is famous. It is already inside the planning area and has special permission from the government.

    • Pricing (Average Rate): ₹2,100 per sq. ft.

    • Plot Sizes: 355 – 2,618 sq. ft.

    • Ownership: Freehold

    • Land Title: Clear NA (Non-Agricultural) / NOC (RERA Approved)

    Location Connectivity:

    • Dholera SIR Border: 0 km

    • Ahmedabad-Dholera Expressway: 3 km

    • Residential Zone (Town Planning): Inside

    • Knowledge and IT Zone: 5 minutes

    • ABCD Building (Administrative Hub): Near

    • Dholera International Airport: 8 km

    • Bhavnagar Port / City: Connected (via NH-751)

    Bliss Grandeur 1

    I really like the Grandeur series because they are located almost right on top of the technology hub.

    Bliss Grandeur (Phase 1)

    • Pricing (Average Rate): ₹2,100 per sq. ft. (Approximately ₹47 Lakh onwards)

    • Plot Sizes: 2,154 – 3,060 sq. ft. (354 – 504 sq. yd.)

    • Ownership: Freehold

    • Land Title: Clear NA (Non-Agricultural) / NOC (RERA Approved)

    Location Connectivity:

    • Dholera SIR Border: Inside

    • Ahmedabad-Dholera Expressway: 1.5 km

    • Residential Zone (Town Planning): Inside

    • Knowledge and IT Zone: 100 meters

    • ABCD Building (Administrative Hub): Near

    • Dholera International Airport: 11 km

    • Bhavnagar Port / City: Connected

    Bliss Grandeur (Phase 2)

    • Pricing: On Request

    • Plot Sizes: 394 – 548 sq. yd.

    • Ownership: Freehold

    • Land Title: Clear NA (Non-Agricultural) / NOC (RERA Approved)

    Location Connectivity:

    • Dholera SIR Border: Inside

    • Ahmedabad-Dholera Expressway: 1.5 km

    • Residential Zone (Town Planning): Inside (TP 1A-2)

    • Knowledge and IT Zone: 100 meters

    • ABCD Building (Administrative Hub): Near

    • Dholera International Airport: 11 km

    • Bhavnagar Port / City: Connected

    Bliss Kunj

    • Pricing: ₹5.00 Lakh – ₹50.00 Lakh

    • Average Rate: On Request

    • Plot Sizes: 155 – 725 sq. yd.

    • Ownership: Freehold

    • Land Title: Clear NA (Non-Agricultural) / NOC

    Location Connectivity:

    • Dholera SIR Border: Near

    • Ahmedabad-Dholera Expressway: 5 km

    • Residential Zone (Town Planning): Inside

    • Knowledge and IT Zone: Near

    • ABCD Building (Administrative Hub): Near

    • Dholera International Airport: 10 km

    • Bhavnagar Port / City: Connected (via NH-751)


    • When I talk to families, I always tell them to look at builders like BroGhar. They have many projects in and around the SIR, and they focus on keeping the papers clean. Buying land with a Clear NA/NOC title is the only way to sleep peacefully at night. If the paperwork is messy, your money is at risk

    BroGhar Sky City (Dholera SIR)

    This BroGhar project is for people who want to be right in the middle of the new city. It is already inside the area where the big work is happening.

    • Pricing: ₹5 Lakh to ₹50 Lakh

    • Average Rate: ₹3,300 Per Sq.Yd. (Approximate)

    Plot Sizes: 108 Sq.Yd. to 2816 Sq.Yd.

    Ownership: Freehold

    Land title: Clear NA/NOC 

     Location Connectivity:

    Dholera SIR Border: 0 KM (Inside Area)

    Ahmedabad-Dholera Expressway: 100 Meters

    Residential Zone (Town Planning): Inside Zone

    Knowledge and IT Zone: Very Close

    ABCD Building (Administrative Hub): Very Close

    Dholera International Airport: 4 KM

    BroGhar Sky City 2 (Ahmedabad-Dholera Corridor)

    If you want something that is very close but perhaps a bit more affordable, the corridor zone is a good choice.

    Pricing: ₹2.88 Lakh Onwards

    Average Rate: ₹2,600 Per Sq.Yd. (Approximate)

    Plot Sizes: 108 Sq.Yd. Onwards

    Ownership: Freehold

    Land title: Clear NA/NOC  

     Location Connectivity:

    Dholera SIR Border: Very Close

    Ahmedabad-Dholera Expressway: 100 Meters

    Residential Zone (Town Planning): Corridor Zone

    Knowledge and IT Zone: Easy Access

    ABCD Building (Administrative Hub): Easy Access

    Dholera International Airport: 4 KM

    Bhavnagar Port / City: Direct Highway Access

    BroGhar Sky City 3 (Upcoming)

    This is an upcoming project for those who want to get in early. It is located inside the zone too.

    Pricing: ₹5 Lakh to ₹50 Lakh

    Average Rate: ₹3,300 Per Sq.Yd. (Approximate)

    Plot Sizes: 108 Sq.Yd. to 2816 Sq.Yd.

    Ownership: Freehold

    Land title: Clear NA/NOC

    Location Connectivity:

    Dholera SIR Border: Inside

    Ahmedabad-Dholera Expressway: Close

    Residential Zone (Town Planning): Inside

    Knowledge and IT Zone: Close

    ABCD Building (Administrative Hub): Close

    Dholera International Airport: 4 KM

    Bhavnagar Port / City: Direct

    Final Thoughts on Picking Your Land

    When you are finally ready to pick a piece of land, you must look at the Town Planning maps. Being inside or right next to these zones is what makes a piece of dirt turn into a valuable asset. The government always builds the best roads and lays the strongest water pipes in these official zones first.

    If a plot is officially RERA Approved, it is much easier to go to a bank and ask for a loan. The banks trust those papers.

    Dholera is growing very fast right now. Being near the ABCD Building or the Technology Work Zones is where the value of the land will jump the highest. You want a place where your children can watch the city grow around them safely.

    Remember my advice. Even if a builder smiles and says the papers are clean, always check the documents yourself. Read every single page. Ask questions. Do not rush. Make sure the land has that special Clear NA stamp. If the paperwork is perfect and the land is close to the big roads, you have found a wonderful place to let your savings grow.