We list Dholera plots and we get asked about Dholera constantly, so this is worth saying plainly: a greenfield planned city is one of the longest-dated things an individual can buy into, and it is very often sold on the shortest pitch in the market.
That mismatch is where people get hurt. Not because the project is fake — the region is real and being built — but because the buyer’s timeline and the city’s timeline were never the same.
The eight questions
- Is this plot inside the notified development area, or near it? “Near” does the heavy lifting in a lot of brochures. Get the survey number and check where it actually sits.
- Is it part of an approved town-planning scheme, and which one? Schemes are numbered and have their own status. “Dholera” is not an address.
- Is this a final plot or an original plot? In a land-pooling scheme these are different things with different areas and different timelines, and confusing them is the single most common way buyers end up with less land than they thought.
- What infrastructure exists on this plot today? Not in the region. On the plot. Road, water, power, drainage — which of them can you stand next to.
- Who is the seller and what do they hold? Allottee, developer, or aggregator reselling a booking. Each is a different risk.
- What are the ongoing charges? Development charges, maintenance, and what happens to them if the scheme timeline slips.
- What is the resale market like today? Ask for two examples of plots that actually changed hands in the last year, with numbers. If nobody can produce one, that is your liquidity answer.
- What is the exit? Genuinely — who buys this from you, and in what year, and why.
What a reasonable position looks like
A small allocation, in an approved scheme, bought outright with money that has no job for a decade, by somebody who would be relaxed if nothing happened for five years. That is a defensible bet on India’s industrial build-out.
An oversized position, bought on borrowed money, on an unapproved parcel, because the price chart in the presentation went up and to the right — that is not investing in Dholera. That is investing in the presentation.
Our own position
We list plots here and we are paid when they sell, so read the above knowing that. We would rather sell you one plot you are comfortable with than three you will ring us about in year four. Ask us for the scheme number and the plot status before you ask us for the rate.