Himanshu Sethi
24 Jun 2025
By Himanshu Sethi, CEO (DCC Buildtech LLP)
The Ahmedabad-Dholera Expressway is more than just a road—it’s a powerful growth engine for Dholera's real estate market. Enhanced connectivity, industrial momentum, and planned infrastructure are triggering a transformative shift in property appreciation and investment sentiment. Here's how this megaproject is reshaping the future:
1. Connectivity-Driven Appreciation
Travel Time Reduction:The 109-km expressway slashes travel time between Ahmedabad and Dholera from 2.25 hours to just 60 minutes. This integration pulls Dholera into Ahmedabad's economic orbit, instantly making it more accessible and valuable. Already, properties within a 5 km radius of the expressway interchanges are seeing a 15–20% premium.
Airport Integration:Direct access to the upcoming Dholera International Airport (operational by 2025) is turning nearby zones like Navagam into premium corridors. Land values in these areas are expected to rise 25–30% annually in the next 3 years.
2. Industrial & Employment Hub
Semiconductor Cluster Effect:Tata Electronics' ₹91,000 crore semiconductor facility, along with Tokyo Electron’s supply-chain operations, is transforming Dholera into a major industrial destination. Land prices near the Activation Area have jumped from ₹2,000–3,500/sq yd (2023) to ₹4,500–6,500/sq yd (2025). Large land chunks now command ₹7,500–8,000/sq yd.
Warehousing & Logistics Boom:The expressway supports just-in-time logistics, pushing warehousing demand. Prices have surged by 40% since 2024, with areas like TP Scheme 3 now fetching ₹3,000–4,500/sq yd.
3. Residential Market Expansion
Affordability Shift:Pre-expressway, residential plots sold for ₹1,500–3,500/sq yd. Today, prime zones like TP Scheme 1 are commanding ₹6,000–18,000/sq yd, with some areas witnessing 10x growth since 2015.
NRI & Institutional Investment:Infrastructure visibility has drawn offshore capital from USA, UAE, and Singapore, significantly boosting demand for premium gated communities—now appreciating at 20% annually.
Outside SIR Developments:Developers are actively expanding beyond the Special Investment Region (SIR), especially near major roads like Pipli-Fedra and Airport Road. These zones now average ₹7,000–8,000/sq yd, while Nava Gam averages ₹4,500–5,500/sq yd.
4. Infrastructure-Led Value Surges
Social Infrastructure:The Gujarat government’s ₹200 crore allocation for hospitals, desalination, and education projects adds long-term livability. This has lifted nearby land values by 10–15%.
Transit-Oriented Development:The 23.33 km Bhimnath-Dholera freight line will further elevate the area’s connectivity. Satellite nodes like Vejalpur are forecast to rise 30% by 2027 due to this development.
5. Risks & Strategic Considerations
Risky Investments: Zones like Adhelai, which are close to the sea or the Gulf, may face speculative price corrections.
Strategic Locations: Invest near commercial hubs (e.g., Gallops Food Court area) where market demand is proven.
Maximizing Returns: Focus on established TP Schemes (1–4) and highway-facing plots, projected to reach ₹25,000–30,000/sq yd by 2030.
Future Outlook
With the expressway nearing completion and the airport expected to be operational by 2025, Dholera is entering its maturity phase. Strategic investors focusing on industrial zones, major roads, and commercial corridors will benefit from 20–25% annual appreciation, outpacing returns from other metro cities.
Infrastructure, commercial viability, and cultural tourism potential (notably due to proximity to Harappan civilization remains) will enhance Dholera’s appeal. The area is not just becoming a business magnet—it is evolving into a smart, sustainable city of the future.
Stay tuned for more market insights and investment strategies. Subscribe for updates from DCC Buildtech LLP and ride the wave of India’s next real estate revolution.
Originally published on My Substack — subscribe for early access and exclusive insights.
Prefer reading on Substack? Follow my newsletter here.