Town Planning Scheme 3 (TP3), Dholera SIR

Town Planning Scheme 3 (TP3) is a developing planning zone within Dholera SIR in Dholera Taluka, Ahmedabad District, Gujarat. The area covers parts of Sodhi, Sangasar, Otariya, Sandhida, Dholera, Mundi, Panchi and Cher villages. Its investment relevance is primarily linked to major transport infrastructure, the upcoming Dholera International Airport, planned logistics development and the industrial expansion of Dholera SIR. At the same time, much of TP3 remains in the development stage, with limited existing social and commercial infrastructure.

Location Context

TP3 forms part of the approximately 920 sq km Dholera SIR, which spans 22 villages. It is positioned between TP2, which includes the Dholera Activation Area and existing Dholera town, and TP4.

• TP2 is approximately 9 km east of TP3 and is planned as the primary activation and mixed-use area.
• TP4 lies to the north.
• The upcoming Dholera International Airport is planned immediately north of TP3, close to the northern DSIR boundary.
• TP3 includes both existing village settlements and large areas of agricultural land designated for future urban and infrastructure development.
• The proximity to the airport and designated Airport Zone gives TP3 a different development profile from residential-focused planning zones.

For investors, the key consideration is that TP3 is currently transitioning from predominantly agricultural and village-based land use towards planned urban, logistics and aviation-linked development.

Connectivity & Transport

Connectivity is one of TP3’s strongest investment factors, particularly because several major infrastructure projects converge around the area.

The Ahmedabad–Dholera Expressway passes adjacent to TP3. The 109 km, four-lane expandable expressway connects Sarkhej in Ahmedabad with Adhelai in the Bhavnagar direction through Dholera SIR. It became operational in March 2026 and has reduced the road travel time between Ahmedabad and Dholera to approximately one hour.

• The existing Dhandhuka–Dholera State Highway bisects TP3 and is being upgraded to a four/six-lane road.
• Local village roads provide access between settlements and Gram Panchayats.
• The proposed Bhimnath–Dholera freight rail connection is planned through TP3 and TP4, with connectivity towards the Dedicated Freight Corridor.
• A proposed Ahmedabad–Dholera rapid transit/metro corridor is planned alongside the expressway, with a railway station proposed for Dholera.
• Phase I of the Dholera International Airport is under construction immediately north of TP3 and is targeted for operation by late 2026.
• Ahmedabad and Bhavnagar remain the nearest operational airports, at approximately 100 km and 90 km respectively.
• Dholera’s wider road and rail positioning provides access towards major western ports such as Mundra and Kandla.

The limitation is that some of the most significant rail and transit benefits remain proposed rather than operational. Investors therefore need to distinguish between currently usable connectivity and infrastructure dependent on future completion.

Educational Institutions

Education infrastructure within TP3 remains limited at present, although planned facilities could improve residential viability.

Existing village-level government primary schools serve local communities, including facilities such as Panchi Government Primary School.

• A new integrated CBSE/IB school covering Nursery to Class XII is planned in the Dholera Activation Area.
• The foundation for the school was laid in 2025.
• Operations are expected from the 2027–28 academic year.
• There is currently no major college or university within approximately 7 km of TP3.
• Higher education options are primarily available towards Ahmedabad.

The upcoming integrated school is relevant for residential investors because it can improve the area’s suitability for families. However, the current shortage of higher education options remains a limitation for residents seeking a complete education ecosystem nearby.

Healthcare Facilities

Healthcare infrastructure is similarly in a transition phase.

Small clinics and pharmacies operate within TP3 villages, including local healthcare facilities such as the Cher GP Clinic. However, there is currently no major hospital within approximately 7 km.

The planned 200-bed Dholera multispecialty hospital is expected to materially improve this position.

• The hospital is under construction near the Activation Area.
• Its planned services include emergency care, surgery and pediatrics.
• The foundation stone was laid in March 2025.
• Planned ESIC healthcare and ambulance services are also expected to strengthen the wider healthcare network.

For investors, the hospital is a positive livability factor because access to tertiary healthcare is important for both end-users and future rental demand. Until the facility becomes operational, however, residents remain more dependent on healthcare facilities outside the immediate TP3 area.

Commercial & Retail Zones

TP3’s commercial potential is closely connected to its planned aviation and logistics role.

The area is designated for Airport Zone use, supporting future development such as air cargo terminals, warehouses and logistics parks. This creates potential for employment and commercial demand associated with aviation and freight activity.

• The Dholera Activation Area is approximately 9 km east and is planned as a mixed-use commercial hub.
• The Activation Area is expected to include retail, offices, hotels and future market-oriented facilities.
• Local markets in villages such as Cher provide basic grocery, food and daily-needs services.
• There is currently no major mall or large commercial centre within TP3.
• Large-scale commercial activity is therefore expected to develop around the Activation Area and airport-linked zones rather than existing village centres.

This creates an investment profile where future commercial infrastructure is a major opportunity, while present-day retail convenience remains relatively limited.

Leisure & Public Spaces

Public recreation infrastructure within TP3 is still at an early stage.

The TP3 master plan incorporates green and open spaces within residential sectors, but major public parks have not yet been developed.

• Planned residential sectors include provisions for green/open areas.
• Bodha Wetland, a saline marsh and bird habitat, is approximately 8 km southwest of TP3.
• There is currently no major stadium or multiplex within approximately 7 km.
• Future Dholera city planning may introduce sports and community facilities.

The relatively low level of existing recreational infrastructure is a limitation for immediate end-user living. Planned open spaces, however, can contribute to long-term residential attractiveness as urban development progresses.

Government Projects & Infrastructure

Government-led infrastructure is central to TP3’s development outlook.

The Dholera International Airport is under construction and is expected to serve both passenger and cargo traffic. Its location immediately north of TP3 is particularly relevant because the TP3 plan includes an Airport Zone.

Other major infrastructure initiatives include:

• Ahmedabad–Dholera Expressway, operational since March 2026.
• Proposed Dholera–Bhimnath freight rail connection.
• Proposed Ahmedabad–Dholera rapid transit/metro connectivity.
• Integrated K–12 school and fire station, with foundations laid in March 2025.
• Planned Narmada-based water supply through the Dholera-Narmada pipeline.
• Planned sewage, stormwater drainage and treatment infrastructure.
• Planned flood-bunding measures along the Bhogavo river.
• Planned city-wide power, waste-management and broadband infrastructure.
• A 4,400 MW Ultra Mega Solar Park under implementation, with 300 MW already commissioned.

These projects strengthen the underlying infrastructure framework. The key limitation is execution timing: several components remain under construction or proposed, meaning the investment thesis depends partly on phased implementation.

Private Developments

Private development in and around TP3 is beginning to respond to the expected growth of Dholera SIR.

Regalia 5 by RSC Group is an under-development plotted project in Cher, within TP3C1. It comprises 22 plots of approximately 440 sq yd each along a 30 m road and is positioned towards end-users and investors.

Other projects in the broader Dholera market include:

• Satyaja Bliss 107: An under-construction mixed residential development with flats and plots across 1.69 acres, comprising 16 units.
• Seksaria Shantiban Dreams: An under-construction residential project outside TP3, approximately 8 km away, comprising 96 two-bedroom units across six towers.
• Other plotted developments are planned around Dholera town and the wider DSIR area.

The presence of private projects indicates increasing developer participation, but TP3 itself remains relatively early in its private residential development cycle.

Environmental Conditions

TP3 is predominantly low-lying agricultural land with relatively sparse tree cover. It does not contain a major forest area, while Bodha Wetland is located approximately 8 km southwest.

Environmental and utility planning is being incorporated into the wider Dholera development framework.

• Narmada-based treated surface water is planned as the primary drinking-water source.
• Groundwater exists but is not intended to remain the primary long-term water source.
• Planned stormwater drainage and sewage treatment are intended to manage urban water flows.
• Flood-bunding along the Bhogavo river is part of the broader infrastructure planning.
• Planned green corridors and open spaces are expected to introduce additional urban greenery.

The present agricultural character means the area has limited established urban landscaping. Its long-term environmental performance will depend on the implementation and maintenance of planned drainage, water and green infrastructure.

Economic Activity

TP3’s long-term real estate potential is closely linked to Dholera SIR’s industrial expansion.

Large technology and manufacturing investments have been announced for the wider Dholera region, including Tata’s semiconductor fab and Vedanta’s fab/display-related project. These projects are expected to create substantial employment and strengthen Dholera’s industrial base.

Other industrial and infrastructure-linked companies operating or developing facilities in the wider area include Torrent Power, Tata Electronics, ReNew Power, L&T and HP.

• The semiconductor and advanced manufacturing projects can generate demand from industrial employees and supporting businesses.
• The 4,400 MW solar park supports renewable-energy-related employment and strengthens Dholera’s energy infrastructure.
• The upcoming airport can create aviation, cargo, warehousing and logistics employment.
• The expressway improves the movement of workers, materials and freight.
• Increasing employment can support demand for residential plots, apartments and rental housing.

For TP3, the important factor is that much of this employment generation is linked to the wider Dholera SIR economy rather than existing TP3 activity. The real estate impact is therefore likely to build progressively as industrial and infrastructure projects become operational.

Real Estate Impact Summary

• Connectivity is the strongest current advantage. The operational Ahmedabad–Dholera Expressway provides a significant improvement in road access and supports the wider logistics and industrial ecosystem.
• Airport proximity provides a distinct investment angle. TP3’s planned Airport Zone can benefit from future cargo, warehousing, logistics and aviation-related activity.
• Industrial anchors improve long-term demand visibility. Semiconductor manufacturing, renewable energy and other industrial projects can create employment that supports housing and rental demand.
• Social infrastructure is improving but remains incomplete. The planned school and hospital can make TP3 more suitable for families, although these facilities are not yet fully operational.
• Commercial infrastructure is still developing. Investors seeking immediate access to malls, offices and established retail have limited options within TP3 today.
• Private development is at an early stage. Existing plotted and residential projects indicate developer interest, but the area has not yet reached the maturity of established urban markets.
• Infrastructure execution remains an important consideration. Proposed freight rail, rapid transit, utility networks and other planned facilities can strengthen future values, but their investment impact depends on timely completion.
• TP3 is therefore better viewed as a development-stage real estate market rather than a fully established residential locality. Its investment case is primarily based on airport proximity, expressway connectivity, industrial expansion and planned urban infrastructure, while current livability and commercial depth remain comparatively limited.