Dholera SIR Master Plan: Area, Phases, Land Use and Targets

Total planned area vs. what is actually developed

Dholera SIR's notified boundary is commonly cited at 920 sq km, though the original delineation notification referenced by some sources put the figure at 879 sq km. Within this boundary, only 422 sq km is being organised into six formal Town Planning Schemes (TP1 to TP6) — this is the 'developable area' that master-plan percentages and phase figures refer to, not the full 920 sq km SIR boundary.

Of that 422 sq km, a first tranche called Development Phase 1 covers 153 sq km across TP1 and TP2. Within Phase 1, a much smaller 22.5 sq km 'Activation Area' (about 2,250 hectares) was selected for the earliest trunk-infrastructure build-out — roads, power, water, sewerage and ICT ducting — because of clear land title and construction readiness. Investors and residents should note that most on-the-ground, usable infrastructure today exists only inside this 22.5 sq km zone, not across the full notified region.

Legal and institutional framework

A legal framework known as the Special Investment Region Act 2009 was made by the Government of Gujarat, and a regional development authority for DSIR has been constituted in accordance with the act, responsible for managing government land within DSIR in addition to planning and developing DSIR. The project was announced in 2013 by Narendra Modi when he was Chief Minister of Gujarat, and in 2019 the Dholera Special Investment Region Development Authority (DSIRDA) was established under the Act.

The Central Government (NICDC Trust) and the State Government (DSIRDA) of Gujarat formed a Special Purpose Vehicle called Dholera Industrial City Development Limited (DICDL) to carry out the project. On 28 January 2016, the governments of India and Gujarat established this SPV, with the Gujarat government owning 51% through DSIRDA and the Indian government owning 49% through the DMIC Trust.

Land-use split (Activation Area)

Region-wide, sector-by-sector land-use percentages for the entire 920 sq km SIR are not published in verifiable form. What is documented is the land-use mix inside the 22.5 sq km Activation Area — the only zone with a finalised, implemented layout as of mid-2026:

• Industrial use accounts for up to 47% of the Activation Area's total land.
• 28% of the area is demarcated for residential units, mainly for people working in the nearby industries.
• The remainder is split between recreation, sports, commercial and mixed-use plots, per the same source.

Beyond the Activation Area, marketing literature describes broader land allocations for non-polluting industries and a special education zone, besides dedicated areas for public utility, recreation, IT and knowledge centers, logistics, sports activity, and a city center, but exact hectare or percentage figures for these zones across the full 422 sq km TP area were not found in verifiable sources as of July 2026.

Phased development, hectares and target years

The Dholera SIR's 920 square kilometers is meticulously divided into six town planning schemes (TPS) for its development. Publicly available breakdowns of hectares by phase are limited; the clearest figures are:

• Activation Area: 22.5 sq km (2,250 ha), inside TP2A and TP4. According to DICDL, over 95% of the Activation Area infrastructure is complete, with industrial allotments made to companies like Tata Power Solar, ReNew Power, Hitachi Hi-Rel and Torrent Gas (as of the report cited, late 2025).
• Development Phase 1: Development Phase 1 covers 153 sq kms of TP 1 and TP 2.
• Full region (TP1–TP6): 422 sq km of formalised town planning schemes within the overall 920 sq km boundary, with projections for full regional maturation by 2040, contingent on investment inflows and policy execution. Other reporting places full 920 sq km build-out around 2042.

No official, dated hectare-by-hectare table for TP3 through TP6 was found in searchable form; figures for these later schemes should be treated as not yet publicly finalised.

Population and employment targets

At full build-out, government and DMIC-linked reporting has consistently cited two headline targets over several years: Dholera Smart City is envisaged to create 8 lakh employment opportunities and house 20 lakh people by 2042. More recent secondary sources repeat the same order of magnitude: the city is projected to cover an area of 920 sq km, with plans to support a resident population of 2 million and create 827,000 jobs.

For the much smaller Activation Area specifically, the target is far more modest: the Activation Area is approximately 5.25% of the total developable area of DSIR and can cater to a residential population of 1.2 lakh with employment of approximately 80,000 persons after completion. (Some sources put the Activation Area's share of developable area at 4.25% rather than 5.25% — the underlying 22.5 sq km figure is consistent, but the percentage denominator varies by source.)

Planners and consultants

Design and Planning Counsel Private Limited (DPC), Ahmedabad was appointed for preparation of the Development Plan for DSIRDA through a tendering process, and the initial concept plan prepared by Halcrow was critically evaluated and developed further through satellite image and site verification, base map preparation, and matching of existing land-use and cadastral maps. DPC's scope included preparation of the detailed land-use and road network plan, development control regulations, and design of trunk infrastructure.

For implementation, the Delhi Mumbai Industrial Corridor Development Corporation Ltd (DMICDC) entrusted AECOM, a consulting firm, with responsibility for implementing all trunk infrastructure proposals, including roads, drainage, water supply, recycled water, sewerage, power, ICT and gas. Separately, IT company Wipro was added to provide consultancy for information and communication technology (ICT) infrastructure in Dholera.

Where to find the official plan documents

The Dholera SIR authority maintains a dedicated planning section and a Final Development Plan page on the official government portal. As of July 2026 these pages were live but did not display downloadable plan documents in a search-indexable form — visitors should check the site directly for the current status of uploads:

• Official planning page: dholera.gujarat.gov.in/planning
• Final Development Plan page: dholera.gujarat.gov.in/finaldp/15
• National Industrial Corridor Development Corporation (NICDC) project page for DSIR: nicdc.in

Because third-party real estate and brokerage sites frequently republish or paraphrase master-plan figures with inconsistent numbers, treat the official DSIRDA/DICDL and NICDC pages as the primary reference and cross-check any hectare or percentage figure quoted elsewhere against them before relying on it for investment decisions.