Dholera Smart City Area: Master Plan Zoning & Acreage Breakdown

Dholera Special Investment Region (DSIR) is one of India’s major planned greenfield industrial regions under the Delhi–Mumbai Industrial Corridor (DMIC). The overall planning area is approximately 920 sq. km., equivalent to about 227,000 acres. Importantly, this 920 sq. km. figure represents the broader planning area—not 920 sq. km. of immediately developable or built-up land. (NICDC)

Understanding the master plan, land-use zoning, development areas and Town Planning (TP) schemes is therefore important for anyone researching Dholera’s long-term development or evaluating a property opportunity.

What Is the Dholera Master Plan?

The Dholera development plan establishes a framework for how land within the Special Investment Region can be used, including industrial, residential, commercial, institutional, infrastructure, green/open areas and other strategic uses.

The official development-plan material identifies a total site area of approximately 91,970 hectares (919.7 sq. km.). It separates the broader region into developable areas, urbanisable zones and areas where development is restricted or otherwise controlled. (DPIIT)

Dholera at a glance

Particular	Approx. Area
Total planning area	91,970 hectares
Total planning area	920 sq. km.
Approx. equivalent	227,000 acres
Developable area in the cited development-plan table	56,754 hectares
Developable area	567.5 sq. km.
Urbanisable zones	33,846 hectares
Activation Area	22.54 sq. km. / ~5,571 acres

The development-plan documentation therefore makes an important distinction between the 920 sq. km. overall region and the portion identified as developable/urbanisable. (DPIIT)

Dholera Master Plan Zoning & Acreage Breakdown

The development-plan land-use table provides the following broad allocation:

Land-use category	Area (hectares)	Approx. acres
🏠 Housing / Residential	6,785 ha	16,766 acres
🏢 Commercial	2,165 ha	5,350 acres
🏭 Industrial & Logistics	9,337 ha	23,072 acres
🏫 Public & Institutional	6,912 ha	17,080 acres
🛣️ Infrastructure	8,645 ha	21,362 acres
🌳 Open & Green / other developable uses	22,908 ha	56,607 acres
🚫 No-development zone	35,231 ha	87,058 acres
Total	91,970 ha	~227,000 acres

These acre figures are conversions from the hectare figures in the development-plan table; they are approximate. (Dholera Metro City)

🏭 1. Industrial & Logistics Zone

Industrial development is a central component of Dholera’s planning framework.

The cited development-plan table allocates approximately 9,337 hectares, or around 23,072 acres, to industrial and logistics uses.

The broader Dholera SIR is being positioned for sectors including:

Semiconductors
Electronics
Aerospace & defence
Solar-component manufacturing
Green hydrogen
Pharmaceuticals & biotechnology
Heavy engineering

NICDC identifies Dholera as a major greenfield industrial development and reports that the 22.54 sq. km. Activation Area has trunk infrastructure in place, with industrial land parcels available at different scales. (NICDC)

🏠 2. Residential Development

Residential planning is designed to support the workforce and population associated with Dholera’s economic and industrial development.

The development-plan table identifies approximately 6,785 hectares, equivalent to around 16,766 acres, for housing.

The planning approach includes different residential densities and housing formats, together with supporting community facilities. (Dholera Metro City)

For property researchers, however, it is important to distinguish between land shown as residential in a broad master plan and an individual parcel that is legally developable for residential purposes. The particular survey number, TP scheme, final plot, zoning and applicable development regulations need to be checked before making a purchase decision.

🏢 3. Commercial Development

The master-plan framework also provides land for commercial activities such as:

Offices
Retail
Services
Hospitality
Leisure
Tourism-related activities
Supporting businesses

The development-plan table identifies approximately 2,165 hectares, or about 5,350 acres, under the commercial category. (Dholera Metro City)

Commercial development is particularly relevant around planned high-access corridors, city-centre areas and locations connected to major employment and industrial districts.

🏫 4. Public & Institutional Areas

A planned city requires considerably more than residential and industrial land.

Approximately 6,912 hectares, or around 17,080 acres, are identified for public and institutional uses in the cited plan.

This category includes areas associated with:

Education
Community facilities
Public facilities
Recreation
Sports
Entertainment
Local open spaces

The objective is to create an integrated urban environment supporting people who live and work in the region. (Dholera Metro City)

🛣️ 5. Infrastructure

Approximately 8,645 hectares, equivalent to around 21,362 acres, are identified for infrastructure-related uses in the development-plan table.

This includes planning for:

Strategic roads
Local roads
Utilities
Transportation infrastructure
Other supporting infrastructure

Dholera’s infrastructure planning is a major part of its greenfield-city model because roads, utilities and service networks can be designed alongside the planned urban development rather than being retrofitted into an existing dense city. (Dholera Metro City)

🌳 6. Open & Green Areas

The master plan also reserves substantial land for open and green uses.

The cited table places approximately 22,908 hectares, or around 56,607 acres, in the broader Open and Green category.

This category encompasses multiple planned uses, including agriculture, green spaces, reserves for future uses, rivers/streams, existing village settlements and buffers, and tourism/resort-related areas. (Dholera Metro City)

This is one reason why the headline figure of 920 sq. km. should not be interpreted as 920 sq. km. of construction land.

🚫 7. No-Development / Restricted Areas

Approximately 35,231 hectares, or around 87,058 acres, are identified in the development-plan table under the No Development Zone category.

The documentation associates this category with areas including the Solar Park within CRZ-I and remaining land under CRZ-I. (Dholera Metro City)

This distinction is particularly important for prospective investors: a location inside the Dholera SIR boundary does not automatically mean that it can be developed for residential or commercial construction.

📍 The 22.54 Sq. Km. Activation Area

One of the most important areas to understand is the Activation Area, which is much smaller than the overall 920 sq. km. Dholera SIR.

The official NICDC material identifies the Activation Area as approximately 22.54 sq. km., or roughly 5,571 acres. (NICDC)

A JICA report reproducing DICDL-sourced information gives the Activation Area’s development-category breakdown as approximately:

Activation Area category	Acres
Industrial	1,519 acres
Residential	500 acres
High Access Corridor	112 acres
Tourism & Recreation	239 acres
Physical Infrastructure	91 acres
Social Infrastructure	159 acres
Total	2,619 acres

The 2,619-acre figure in that table refers to the categories shown in the cited DICDL-sourced breakdown and should not be confused with the full geographical extent of the 22.54 sq. km. Activation Area. (OpenJICA Report)

🗺️ Town Planning Schemes

Dholera’s development is organised through Town Planning (TP) schemes rather than treating the entire 920 sq. km. as one uniform development area.

The broader planning framework includes TP1 through TP6, while the first development phase has focused on TP1 and TP2. Government-linked sources describe the overall SIR as approximately 920 sq. km., with a substantially smaller area forming the planned urban/developable component. (NICDC)

For a property buyer, therefore, three questions are more useful than simply asking:

“Is this land in Dholera?”

Instead ask:

Which TP scheme is the property located in?
What is the designated land use/zoning?
What is the status of the particular survey number/final plot and applicable approvals?

🚀 Why the Master Plan Matters for Dholera Opportunities

Dholera is being developed as a planned industrial and urban ecosystem, rather than simply as a residential township.

Its planning combines:

Industrial + Residential + Commercial + Logistics + Infrastructure + Knowledge/Technology + Social Infrastructure + Green/Open Areas

This integrated approach is intended to support industrial investment while also creating places to work, live, learn and conduct business. Government and NICDC materials identify semiconductor, electronics, renewable energy and other advanced manufacturing sectors as focus areas. (NICDC)

💡 What Investors Should Check Before Buying

A master-plan map alone should not be treated as proof that a particular plot has a particular development potential.

Before purchasing land in or around Dholera, verify:

✅ 1. Survey Number

Check the exact survey number against the applicable planning documents.

✅ 2. TP Scheme

Identify the relevant Town Planning scheme and its current status.

✅ 3. Land Use

Confirm whether the parcel is designated for:

Residential
Commercial
Industrial
Institutional
Agricultural
Infrastructure
Recreation
Other designated use

✅ 4. Title & Ownership

Conduct appropriate title and ownership verification.

✅ 5. Development Permissions

Check applicable NA/CLU, planning, building and other permissions as relevant to the property.

✅ 6. Road & Infrastructure Status

Do not assume that a proposed road or infrastructure corridor is already operational.

✅ 7. RERA / Project Compliance

Where applicable, verify the project’s registration and regulatory status before making a booking or payment.

Dholera: 920 Sq. Km. Is a Planning Vision, Not 920 Sq. Km. of Plots

The biggest takeaway from the Dholera master plan is that “920 sq. km.” is the overall SIR planning area.

Within that larger boundary are different land-use categories, developable areas, infrastructure corridors, open/green areas, regulated areas and phased development zones. The official development-plan material identifies approximately 56,754 hectares of developable area and approximately 35,231 hectares under the no-development category in its land-use table. (Dholera Metro City)

Therefore, anyone researching Dholera should look beyond the headline 920 sq. km. figure and study the actual zoning and planning status of the specific property.

📌 Final Takeaway

Dholera’s opportunity is fundamentally linked to its master-planned development.

With approximately 920 sq. km. of overall SIR planning area, substantial industrial and logistics allocations, planned residential and commercial districts, infrastructure corridors, and the developed Activation Area, Dholera represents a large-scale planned industrial-urban development framework. (NICDC)

For investors and businesses, the key is not simply “Dholera or no Dholera.” The more important question is:

“Where exactly is the property located within the Dholera master plan, what is its designated land use, and what development status applies to that specific parcel?”

Purvanchal VS Promoters & Developers Pvt. Ltd. — Since 2015

For informational purposes only. Master-plan figures and development status can change or be subject to applicable approvals. Property buyers should independently verify official planning, title, zoning, TP scheme and regulatory records before making an investment.

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Dholera Investment Opportunity | Plots Starting ₹15 Lakh Onwards

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📞 Call / WhatsApp: +91 79858 89583

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Plot sizes and pricing
Project location
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The starting price of ₹15 lakh onwards is indicative and may vary depending on the specific project, location, plot size, development status, taxes, charges and availability. This content is for general information and marketing purposes and should not be considered a guarantee of appreciation, returns or future investment performance. Investment potential is subject to market conditions and project-specific factors. Buyers should independently verify title, approvals, RERA registration where applicable, land-use permissions, development status and other relevant documents before investing. Terms and conditions apply.

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Invest in Dholera – Explore Real Estate Opportunities Starting at ₹15 Lakh Onwards