Dholera doesn't build everything at once. It builds one TP scheme, finishes the infrastructure, proves it works, then moves to the next. Here's how each phase breaks down.
Most Indian cities grew without a plan. Roads were added after buildings, drainage after flooding, power lines after demand exceeded supply. Dholera took the opposite approach.
Each TP scheme is a self-contained district. It has its own roads, water supply, sewage treatment, and power distribution. The infrastructure goes in first. Then land is allotted. Then construction begins. Only when that phase is verified does the next one start.
This means every plot in every TP scheme comes with tested roads, underground utilities, and connections already in place. You don't move in and wait for the government to lay a drain. The drain is already there.
The 6 TP schemes cover 422 sq km out of the total 920 sq km administrative area. Each scheme is split into sub-TPs (27 in total) so development can happen in smaller, manageable chunks. Here's the full breakdown.
TP 1 is the northern residential backbone. It runs along the knowledge corridor and is designed for mixed-use development, housing, neighborhood retail, schools, clinics. The trunk infrastructure is near-complete, making it one of the most advanced phases for residential plotting.
FSI ranges from 1.8 to 2.5, so you get medium to high-density housing. Land rates are between ₹2,900 and ₹3,200 per sq yd, still early-stage pricing for a scheme this close to completion.
TP 2 is where Dholera proves itself. The activation area (about 22.5 sq km) is fully built and operational. The ABCD Building sits here, along with the SCADA command center that monitors every utility across the region.
This is where Tata's $11 billion semiconductor fab is going up. ReNew's solar park is here. The grid is live. The water is flowing. When investors want to see what Dholera can do, they come to TP 2.
FSI goes up to 5.0 in the CBD and access corridor zones. Land rates range from ₹3,800 to ₹10,500 per sq yd, the premium reflects the fact that infrastructure is already built and tested.
TP 3 extends the residential fabric south of TP 1 and TP 2. It's built for workforce housing, affordable neighborhoods with green spaces, EV charging, and sustainable transport corridors. Basic grading is underway.
FSI ranges from 1.5 to 2.2, supporting medium-density housing. As TP 2's industries hire more workers, the demand for housing in TP 3 will follow. Land rates: ₹7,500 to ₹15,000 per sq yd.
TP 4 sits next to the solar park and is planned for mixed-use development with a focus on public facilities, hospitals, government offices, schools, civic infrastructure. The green energy corridor through this scheme powers the surrounding industrial zones.
This scheme bridges the industrial core (TP 2) with the residential areas (TP 3 and TP 5). The idea is to create a balanced urban fabric where people can live, work, and access services without long commutes.
TP 5 is the Hebatpur zone, built for large-scale manufacturing, chemical engineering, and heavy industry. The biggest industrial plots are here, with direct access to the dedicated freight corridor and port connectivity.
Early-stage planning is underway. This is where industries that need large land parcels, heavy power supply, and logistics access will end up, steel processing, pharmaceuticals, automotive components.
TP 6 is the long-term reserve. The biggest single sub-TP, TP 6B at 60.92 sq km, is held for future residential expansion and ecological conservation. As Dholera's population grows toward 2 million, this scheme absorbs the next wave.
The coastal proximity makes it valuable for eco-tourism and sustainable development. It's a 10–15 year horizon, but the land is already zoned and protected.
Halcrow Group was founded in 1868 by civil engineer Thomas Meik. They've spent over 150 years building the infrastructure that countries depend on. During World War II, they designed the Mulberry Harbours used in the D-Day landings, temporary ports towed across the English Channel to supply the Allied invasion. They built deep-level shelters under London and designed the Victoria Line on the Underground. They hydroelectric plant at Lochaber in Scotland and tunneled through Ben Nevis.
Then they moved into coastal megaprojects. In the 1950s, they dredged Dubai Creek and turned a pearl-trading town into a shipping hub. They built Port Rashid, Dubai's first modern deep-water port. Then Jebel Ali, the world's largest man-made harbor. Then Yas Island in Abu Dhabi with its high-speed transit and entertainment infrastructure. Then Palm Jumeirah: 90 million cubic meters of sand and rock arranged into a palm-shaped island with 17 fronds, a crescent breakwater, and tidal flushing engineered through carefully placed openings.
In 2009, the Gujarat government and DMICDC hired them to do the same thing for Dholera. The Gulf of Khambhat has some of the most challenging tidal conditions in the world, with water levels swinging by 11 meters twice a day. Halcrow's coastal engineering expertise was the reason they were chosen. No other firm had this combination of megastructure master planning and extreme coastal environment experience.
The master plan they created follows a "Live-Work-Play" philosophy: 12 core zones, 6 sub-centers, strict segregation between residential, commercial, industrial, and recreational areas. AECOM (USA), a global infrastructure execution firm, was brought in to handle construction. BIM and GIS systems track every road, utility line, and building footprint. The plan was completed in 2010 and covers 920 sq km, larger than Singapore.
One thing that makes Dholera different from other smart cities: the land pooling model. Landowners contribute roughly half their land to the TP scheme and get back developed plots in return. No compulsory acquisition. The original landowners become stakeholders in the city they're building. About 50% of land goes back to original owners, 50% stays with the authority for infrastructure and public spaces.
Each TP scheme has its own pricing, timeline, and investment profile. TP 2 is live. TP 1 is next. Get in before infrastructure goes live and prices move.
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