Dholera SIR is a massive Special Investment Region (≈920 sq km) in Gujarat, being developed as a greenfield smart city under the Delhi–Mumbai Industrial Corridor (DMIC). The SIR is divided into multiple Town-Planning (TP) schemes such as TP1, TP2, TP3, TP4, TP5, TP6, and more.

Among investors, “border plots” – land located at or near the boundary of Dholera SIR – have become a popular option. These plots are just outside or adjacent to the activation zone of the SIR, offering proximity to upcoming infrastructure while often being more affordable than plots inside the SIR.

Why the “Border” Matters

Border plots provide a strategic advantage:

• Infrastructure Access: Close proximity to SIR amenities and future development
• Cost Efficiency: Generally lower per sq. yd. rates than plots inside SIR
• Investment Potential: Benefits of being near a planned smart city without the restrictions of internal SIR regulations

Examples include listings advertising plots “0 km from SIR border” or “adjacent to TP1/TP2 inside SIR”.

Current Market Snapshot

• Border/Near-Border Plots: ₹8,000–₹9,000 per sq. yd. for 125–300 sq. yd. plots in adjoining areas
• Inside SIR: Smaller individual plots (100–300 sq. yd.) are mostly restricted. Larger parcels are permitted for industrial or large-scale residential development.

Notable Projects:

• Dholera Marigold 548: Residential plots in TP2, Phase 1, with full approvals
• Sukkoon City: 200 meters from TP1 SIR border, marketed for proximity advantages

Key Checks Before Buying Border Plots

1. Proximity to Official SIR Boundary: Ideally within 0–1 km for maximum infrastructure benefit.
2. Approved TP Scheme: Ensure the plot falls under a TP scheme that allows residential plots.
3. Land Status & Legal Clearances: Check for NA conversion, NOC, title clearances, and approvals.
4. Layout & Infrastructure: Confirm the plotted scheme has approved roads and infrastructure.
5. Regulatory Compliance: If claiming to be inside SIR, verify FAR, permissible land use, and other local regulations.

Investment Considerations

• Pros: Border plots offer long-term growth potential due to the proximity to Dholera SIR infrastructure.
• Cons: Medium to long-term horizon (5–10 years+) is generally required; short-term returns are uncertain. Risks include infrastructure delays, regulatory clarity, and resale market limitations.

Conclusion:

Border plots near Dholera SIR present a compelling investment opportunity for those willing to do due diligence and plan for a medium to long-term horizon. The key is to ensure plots are very close to the SIR boundary (0–1 km) and within an approved TP scheme. For investors seeking short-term gains, these plots may carry higher risk.