Own the ground floor of India’s next great city.
INVESTORA is a community, research and intelligence platform for land in Dholera SIR — India’s first greenfield smart city, now pouring concrete. No listings, no pressure. Homework first.
Backdrop: Futian, Shenzhen — farmland in 1980, a 17-million-person tech capital today. The reference class for Dholera, not a picture of it. Photo: Charlie fong, CC BY-SA 4.0.
A city planned from zero.
Dholera SIR spans roughly 920 sq km across 22 villages of Dholera Taluka — India's first and largest greenfield smart-city project, and a node of the Delhi–Mumbai Industrial Corridor. It isn’t a township bolted onto an old city — it’s a blank 920 km² canvas, master-planned before the first resident arrives, and jointly owned by the Centre and the State. Government of Gujarat, 2026
The arteries are built.
Every status below is exactly what it says — operational means open today, planned means a target on paper. We label the difference because it’s the difference that matters.
Ahmedabad–Dholera Expressway
The 109 km Ahmedabad–Dholera Expressway — a four-lane, access-controlled corridor expandable to eight lanes — was inaugurated on 31 March 2026.
Dholera International Airport
Dholera International Airport's 3,200 m Code-4E runway — sized for wide-body jets — completed Phase 1 civil works in December 2025, with calibration flights carried out in early 2026. Cargo operations are expected to begin in the second half of 2026, and passenger service is expected by December 2026 — though that date is not yet officially confirmed.
Activation Area utilities
A 22.5 sq km Activation Area with plug-and-play trunk infrastructure — sanctioned at ₹4,400 Cr by the DMIC Trust — is now over 95% complete, and has already drawn industrial allotments including Tata Power Solar, ReNew, Hitachi Hi-Rel, and Torrent Gas.
The engines are arriving.
Tata Electronics, in partnership with PSMC, is building India's first commercial semiconductor fab in Dholera — a ₹91,000 Cr investment with capacity for 50,000 wafers a month, producing 28–110nm analog and logic chips. Construction was roughly halfway complete in 2026, with trial production targeted for December 2026 and more than 20,000 direct jobs expected in Phase 1. Tata Group, 2024
Tata Electronics has signed with ASML — the world's leading lithography equipment maker — to equip the Dholera fab. gasworld, 2026 And it isn’t arriving alone — DSIRDA is explicitly positioning Dholera as a semiconductor hub — dubbed "Semicon City" — and it is already drawing interest from fab, OSAT, and ancillary manufacturers. Swarajya, 2024
The builders’ wall — nine countries, every entry sourced
India's first commercial semiconductor fab — 50,000 wafers/month, trial production targeted Dec 2026.
Data-centre capacity at Dholera per Gujarat govt sources — inside a $100 Bn national AI-DC push.
Hyperscale multi-tenant data-centre park for global AI and cloud workloads.
250 MW green, AI-ready hyperscale data-centre campus — MoU with Gujarat's DST.
Sovereign Letter of Intent: airport, aviation MRO & pilot training, greenfield sea port, townships, rail & grid.
Regional aircraft ecosystem; Dholera's aviation zone reported as the proposed final-assembly-line site.
Nine countries · every entry sourced · names without a citable source don’t make this wall
Semiconductors, aircraft, data centres, clean energy, rail and ports — the anchor tenants of India’s next industrial capital are already pouring concrete.
On a schedule you can verify.
No proprietary index. No invented scores. Just the milestones — what has already happened, and what is officially targeted. Each one links to its source.
- Jan 2016
DICDL formed
CommissionedGovernment of Gujarat, 2026 - Apr 2022
Tata Power 300 MW solar Phase 1 online
OperationalGlobal Energy Monitor, 2026 - 2025
Activation Area trunk infrastructure crosses 95% complete
OperationalGIDB, Government of Gujarat, 2026 - Dec 2025
Airport Phase 1 civil works complete
Under constructionAshaval, 2026 - Jan 2026
UAE signs Letter of Intent on Dholera
LoI signedRealty Assistant, 2026 - Jan 2026
Adani × Embraer aircraft partnership signed
MoU signedAdani Group, 2026 - 31 Mar 2026
Ahmedabad–Dholera Expressway inaugurated
OperationalWikipedia, 2026 - 13 May 2026
₹20,667 Cr semi-high-speed rail corridor approved
Cabinet-approvedAdda247 Current Affairs, 2026 - 2026
Data-centre wave: L&T Vyoma MoU, Adani & Tillman plans
MoU signedIANS via NewKerala, 2026 - Dec 2026
Tata fab trial production target
PlannedTata Group, 2024 - Dec 2026
Airport passenger operations expected
PlannedAshaval, 2026 - 2030
Solar park 5 GW target
PlannedGlobal Energy Monitor, 2026
Scroll sideways — planned items are targets, not promises →
The Dholera growth story, in pictures
Photo · Dec 2025The airport site, wide view — Phase 1 work in progress. 
Photo · Dec 2025Dholera International Airport, Phase 1 — photographed during construction (December 2025). 
Photo · Dec 2025Airport Phase 1 works — the 3,200 m Code-4E runway completed civil works in December 2025. - Illustration
109 km, four lanes (expandable to eight), access-controlled — Ahmedabad to Dholera in under an hour. Inaugurated 31 March 2026. - Illustration
Tata Electronics with PSMC — a ₹91,000 Cr fab for 50,000 wafers a month, roughly half-built in 2026, trial production targeted for December. - Illustration
A 5 GW target by 2030, with over 1,200 MW already commissioned — including Tata Power's 300 MW Phase 1, online since 2022. - Illustration
The Viksit Gujarat Data Centre Policy opened with 7.5 GW of planned capacity at Dholera — and investor demand has already reached roughly twice that. - Illustration
Cabinet-approved 13 May 2026 — ₹20,667 Cr, 134 km, trains up to 220 kmph, targeted for FY 2030–31. India's first on indigenous technology.
What owning here actually means.
Land inside the SIR is developed through town-planning (TP) schemes — the government reconstitutes raw survey land into serviced, buildable plots with roads and utilities. Wikipedia, 2026 Owning the right plot means owning a piece of that plan; owning the wrong one means owning a promise.
Before price ever matters, three things do: a clean title chain, non-agricultural (NA) permission, and a plot that sits inside a valid TP scheme. That’s the diligence we teach — and run — before anyone spends a rupee.
What could go wrong — honestly.
Most sellers won’t show you this section. That’s exactly why it exists.
Land is illiquid. Exiting can take months — unlike stocks or funds you can sell in a day.
Timelines slip. Smart-city phases have moved before and can move again; treat every date as a target, not a promise.
Brokers oversell. Assured-return schemes and “prices double every year” claims are red flags, not opportunities.
Paperwork is everything. Title chains, NA status and TP-scheme validity make or break a plot — long before price does.
Anyone who won’t discuss these isn’t advising you — they’re selling to you.
How we guide you.
Brokers sell plots. We built an intelligence platform — technology and AI doing the homework most sellers skip.
Learn
A research library in plain language — what the SIR is, how TP schemes work, what the milestones mean. Free, sourced, no email wall.
Decide
Our intelligence layer plus a community of people at every stage — first-timers to landowners — pressure-testing each other's thinking.
Own
When you're ready, we help you evaluate specific plots one-to-one, with the diligence checklist — title, NA, TP validity — not a brochure.
AI research digests
Weekly summaries of every Dholera development that matters, compiled by AI, verified against sources by humans.
Satellite progress notes
Construction doesn't lie. We track visible progress on the fab, the airport and the road grid from open satellite imagery.
Plain-language filings
Government notifications and TP-scheme documents, translated from bureaucratese into sentences you can act on.
Start where you are
First plot ever?
No jargon, no pressure. We walk you through what land in Dholera actually is — and what to check before you spend a rupee.
Start from the basics→Investing from abroad?
NRIs can own land here — with rules worth knowing. Repatriation, paperwork, and remote diligence, laid out plainly.
See the NRI path→Done this before?
Skip the primer. Go straight to milestones, town-planning schemes, and the source-backed data that moves prices.
Open the intelligence→The community is the product.
Research drops, site-visit reports, honest questions and honest answers — from people actually walking this road, not selling it.
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INVESTORA · Dholera Circle
community group
Illustrative preview of member conversations
“We’re technologists who spent a year researching Dholera before recommending a single square yard.”
This could be one of the most significant investments of your life. We think it deserves better than a brochure — it deserves evidence, a community, and people who show their homework.