Lothal was trading across the sea 4,500 years ago. Dholera is the 920 square kilometre smart city now rising on the same coast. Monica Estates helps investors buy clear-title land in both.
Harappan merchants used Lothal's brick dockyard around 2400 BCE. Today the same stretch of Gujarat is getting an expressway, an international airport and a semiconductor fab. We work at both ends.
Lothal · around 2400 BCE
Dholera SIR · planned for the 21st century
From the dockyard at Lothal to the airport at Dholera, in order. The brick dot marks Lothal. The gold dot marks Monica Estates.
Lothal's dockyard serves a Harappan trading town on the Gujarat coast.
Rajan Dewan founds Monica Estates in Delhi NCR, from a single desk and a landline phone.
Gujarat passes the Special Investment Region Act that makes a city like Dholera possible.
Dholera Industrial City Development Ltd. is formed on 28 January.
Foundation work begins on Tata Electronics' semiconductor fab in Dholera.
The 109 km Ahmedabad–Dholera Expressway is inaugurated.
Dholera International Airport and Lothal's first heritage complex phase are both reported to be in their final stretch.
Every line carries the date we last checked and where the information came from. Project timelines move, so we tell you where each one stood on that date.
109 km, access-controlled, running through the Dholera SIR to Adhelai in Bhavnagar district. Inaugurated on 31 March 2026.
Runway, taxiway and air traffic control buildings reported complete, passenger terminal about 75%. On 14 July 2026 the civil aviation minister said operations should begin within three months, once terminal work and licensing are done.
First phase valued at ₹91,000 crore with Taiwan's PSMC, planned at up to 50,000 wafers a month. Foundation work began in March 2024 and production was targeted for 2026. Two more fabs have been reported.
Phase 1A about 82% physically complete. Revised completion target is 31 October 2026. The Archaeological Survey of India's excavation at the site is about 70% done.
A 4,400 MW ultra-mega solar park is planned. Phase 1 (1,000 MW) is being built and Tata Power has commissioned 300 MW.
A mass rapid transit link between the SIR and Ahmedabad is planned, along with a Dholera railway station and a proposed Bhimnath–Dholera freight line.
Land in a new city can take years to mature, and dates for airports, rail and factories can change. Ask us for the documents, have your own lawyer check them, and visit the land. Nothing on this site is a promise of returns.
Official Town Planning and Development Authority drawings for the Lothal region and Dholera SIR. Free to view full size and download.
Official Town Planning and Development Authority master drawing for the Lothal region.
Comprehensive master plan and layout drawing for Dholera Special Investment Region (SIR).
Dholera is built through Town Planning (TP) schemes. Each scheme is a block of land, replotted into final plots, with roads, utilities and green space set aside before anyone builds. Knowing which scheme a plot sits in tells you most of what you need.
Schematic, not to scale. The corridor runs about 1,500 km from Dadri near Delhi to JNPT near Mumbai.
Dholera SIR town planning schemes with the Activation Area in blue. Tap the map to enlarge.
Land-use zoning in the Dholera SIR development plan. Tap the map to enlarge.
That is the principle behind the plan. Industry, homes and open space are set out together instead of one after another, so people can live close to where they work.
The coloured blocks on the land-use map are zones with different rules. Check which one your plot falls in before you check its price.
Plans for 23 Dholera schemes, free to download. Search by scheme, open them full size, zoom into the plots and take them to your own surveyor or lawyer.
23 maps
Every Town Planning scheme in the Dholera SIR with its area in hectares. Start here to see where a plot sits in the whole city.
Preliminary plan for Town Planning Scheme 4/A with its legend and plot layout.
No map matches that search. Ask us and we will send the plan you need.
Cannot see your scheme? Ask us on WhatsApp and we will send the plan.
These are preliminary drawings and can change before a scheme is finally sanctioned. The headings on some are in Gujarati. Confirm the current plan with the authority before you buy, and ask us if you need a scheme that is not listed here.
Photographs from the Dholera SIR and the drawings of how the city is planned. Click any picture to see it larger.
By road today. Rail, sea and air are at different stages, and each connection is marked so you can see which are open.
109 km access-controlled expressway
1.5 hrs to the Dedicated Freight Corridor
~200 km to Pipavav, the closest working port
1.5 hrs to Ahmedabad International
Every listing on this site is in Dholera SIR or around Lothal, and the team has worked on these two places for years.
Plots in the planned residential zones of the Dholera master plan, for families and long-term holders.
Ask about plotsSites suited to hotels, schools, retail and offices.
Ask about commercial landLarge parcels inside TP schemes and industrial zones, for industry and for developers.
Ask about bulk landPersonal guidance for non-resident Indians and foreign investors, handled through our office.
Talk to the deskTraining, support and a clear commission structure for brokers and associates.
Become a partnerCheck the paperwork before you check the plot. Ask any seller for these four things, including us.
Monica Estates was founded in 1981 by Rajan Dewan in Delhi NCR. It began with one desk, a landline phone and a lot of determination. His son, Tushar Dewan, now runs it with him.
When most people were still waiting to see what would happen in Dholera, the Dewans chose to believe in the plan. They read the policies, learned how Town Planning schemes work, met local people and walked the land. Then they began connecting investors to clear-title, legally compliant plots in Dholera SIR and Lothal.
Today Monica Estates has offices in Gujarat and Noida, and works with investors, families, NRIs and channel partners across India and abroad.
Plain answers to the things people ask on the first call. Ask us anything that is missing here.
Dholera Special Investment Region (SIR) is India's first planned greenfield smart-industrial city, covering about 920 square kilometres in Gujarat. It is part of the Delhi–Mumbai Industrial Corridor and is developed by Dholera Industrial City Development Ltd. (DICDL), a joint venture between the Government of Gujarat and the central DMIC Trust.
Dholera is in Gujarat, roughly 100 km south-west of Ahmedabad, between the industrial centres of Ahmedabad, Vadodara, Rajkot and Bhavnagar. The Ahmedabad–Dholera Expressway, a 109 km access-controlled road inaugurated on 31 March 2026, runs from Ahmedabad's ring road through the SIR.
The airport is under construction near the northern boundary of the SIR. On 14 July 2026 the Union civil aviation minister said about 80% of the work was done and that operations should begin within three months. Dates for public projects shift, so check the status board on this page for the latest.
Lothal was a Harappan port town around 2400 BCE and is known for its brick dockyard. The National Maritime Heritage Complex being built there was about 82% complete in September 2026, with a revised target of 31 October 2026 for Phase 1A. A national-level heritage and tourism project nearby is one of the things that sets Lothal apart from other parts of the region.
Residential plots, commercial and hospitality land for hotels, schools, retail and offices, and bulk land in Town Planning schemes and industrial zones for industry and developers. Everything we list is inside Dholera SIR or around Lothal.
Ask for the NA (non-agricultural) and NOC status, the revenue records that show ownership, the Town Planning scheme and Final Plot (FP) allotment, and the zoning and GDCR rules that apply to the plot. Then have your own lawyer verify all of it. We share these documents before you pay anything.
A TP scheme is how Gujarat turns a block of mostly agricultural land into a planned neighbourhood. Landowners pool their land, the authority lays out roads, utilities and public spaces, and each owner receives a smaller, better-serviced Final Plot (FP) in return. Dholera's development plan is carried out through a series of TP schemes, shown on the master plan map above as TP 1 to TP 6 with sub-schemes.
Under FEMA rules, NRIs and OCIs can generally buy residential and commercial property in India but not agricultural land, farmhouses or plantation property. Which category a plot falls in depends on its NA status and zoning, so the documents matter. Our NRI and international desk can walk you through it on a call, and you should take independent legal advice as well.
No. Land values in a developing city depend on when infrastructure is actually delivered and on demand for it. Nobody can promise returns and we do not. We can show you project dates with sources, the documents for a plot, and the land itself.
Rajan Dewan founded Monica Estates in Delhi NCR in 1981, and his son Tushar Dewan now runs it with him. The company has offices in Gujarat and Noida and specialises in Dholera SIR and Lothal.
Call +91 98100 13052, message +91 98910 75222 on WhatsApp, or use the form on this page, and ask for Tushar Dewan. We will arrange a visit to the land and go through the documents with you.
Call or message and ask for Tushar Dewan. We can arrange a site visit, share the documents for any plot, and answer questions from NRIs on a call.
Chat on WhatsApp98910 75222Offices in Gujarat and Noida.
