As of December 2025, Ahmedabad and its surrounding regions, including the transformative Dholera Special Investment Region (SIR), present compelling opportunities for affordable agricultural land investments. Gujarat's agricultural sector, bolstered by the state's 22% contribution to national food production and initiatives like the Gujarat Agricultural Policy 2025, continues to attract buyers seeking stable returns amid urban expansion. With average farmland prices holding at ₹1,500–₹5,000 per sq. yard in rural Ahmedabad (up 8–12% YoY per 99acres Q4 2025 data), and Dholera's smart city boom driving 15–20% appreciation, these lands offer dual appeal: immediate farming viability and long-term capital gains. Proximity to Ahmedabad's infrastructure—such as the SP Ring Road and upcoming Ahmedabad-Dholera Expressway—enhances accessibility, making parcels under ₹2 crore ideal for smallholders, NRIs, and investors eyeing agro-tourism or conversion potential.
Agricultural Land Landscape in Ahmedabad & Dholera (December 2025)
Focus on affordable segments (under ₹2 crore for 1–10 acres), emphasizing fertile, irrigated plots suitable for crops like cotton, groundnut, and horticulture. Prices are influenced by water access (e.g., Narmada Canal proximity) and zoning.
- Ahmedabad Rural & Suburban Areas (₹50 lakh – ₹1.5 crore per acre) These outskirts provide budget entry points with basic amenities like borewells and fencing, ideal for organic farming or weekend retreats. Key Localities: Bavla, Dholka, Barejadi, Sanand, Viramgam, Mandal, Bagodara. Popular Listings:
- 21,735 sq. m (≈5.37 acres) in Dholka at ₹80–₹1 crore (irrigated, highway access).
- 5,000 sq. yards (≈1 acre) in Ranip at ₹40–₹60 lakh (near urban fringe).
- 130 Bigha (≈41 acres) in Bavla at ₹1.5–₹2 crore total (bulk discount for larger tracts). Average Price: ₹1,000–₹3,000 per sq. yard (₹40–₹120 lakh per acre), per RealEstateIndia trends. Example: A 1-acre plot in Barejadi (115,203 sq. ft.) at ₹1.60 crore, with boundary wall and Narmada irrigation.
- Dholera SIR & Extensions (₹75 lakh – ₹2 crore per acre) Dholera's greenfield development under DMIC positions farmland here for high appreciation, with plots blending agriculture and future NA conversion. Key Localities: Dholera Village, Hebatpur, Kadipur, Chaloda (within SIR's 920 sq. km). Popular Listings:
- 129,604 sq. ft. (≈3 acres) in Dholera at ₹2.50 crore (near expressway, solar-friendly).
- 5 acres in Dholera at ₹1–₹1.5 crore (fertile black soil, govt. incentives).
- 19 Bigha (≈6 acres) in Chaloda at ₹1.2–₹1.8 crore (eco-tourism potential). Average Price: ₹2,000–₹5,000 per sq. yard (₹80 lakh–₹2 crore per acre), reflecting 10-fold growth over a decade (from ₹300/sq. yd in 2015). Example: 90,630 sq. ft. (≈2 acres) in Dholera SIR at ₹3 crore total, but smaller 1-acre slices at ₹1.2 crore for investors.
Agricultural Land Price Trends (December 2025)
| Area | Price per Sq. Yard (₹) | Price per Acre (₹ Cr) | Appreciation (YoY) | Key Features |
|---|---|---|---|---|
| Bavla/Dholka (Ahmedabad Rural) | 1,000–2,500 | 0.4–1.0 | 8–10% | Irrigated, highway access |
| Sanand/Barejadi | 1,500–3,000 | 0.6–1.2 | 10–12% | Near auto hubs, fertile soil |
| Dholera SIR | 2,000–5,000 | 0.8–2.0 | 15–20% | Smart city adjacency, NA potential |
| Viramgam/Mandal | 800–2,000 | 0.3–0.8 | 7–9% | Bulk parcels, low entry cost |
Note: Prices exclude 6% stamp duty + 1% registration; based on 99acres and Magicbricks Q4 2025 data. 1 Bigha ≈ 1,619 sq. yards; 1 Acre ≈ 4,840 sq. yards.
Buyer's Insights: How to Navigate the Market
- Legal Framework for Buyers: In Gujarat, only residents with farmer status (7/12 certificate proving 2+ years of agriculture) can directly purchase agricultural land. Non-Gujaratis/NRIs: Partner with a local farmer (via agreement), form an agricultural company, or opt for NA conversion (₹5–10 lakh premium, 3–6 months via AUDA). Always verify 7/12 extract, encumbrance certificate, and RERA for plotted schemes. Avoid disputes by using GIS portals like Gujarat's Bhulekh.
- Investment Potential: Ahmedabad rural lands yield 5–7% via leasing (₹20,000–₹50,000/acre annually); Dholera's SIR status promises 20–25% annual ROI by 2030, driven by Tata Semiconductor (₹91,000 Cr plant) and airport (Phase 1: 2026). Risks: Water scarcity (mitigate with drip irrigation subsidies); conversion delays. Tax perks: Long-term capital gains at 20% with indexation.
- Financing & Costs: SBI/HDFC offer agri-loans at 8.5–9.5% (up to 75% LTV, 15-year tenure). Add 10–15% for fencing/borewell. Early 2026 entry in Dholera could double values post-expressway.
- Sustainability Tips: Prioritize black cotton soil plots; leverage Gujarat's solar agri-pumps (₹1 lakh subsidy). For agro-tourism, Dholera's green zones align with eco-policies.
Conclusion
December 2025 marks a pivotal moment for affordable agricultural land in Ahmedabad and Dholera—where rural affordability meets smart city momentum. From Bavla's irrigated 1-acre starters at ₹50 lakh to Dholera's appreciating SIR parcels under ₹2 crore, these investments blend farming heritage with futuristic gains, backed by Gujarat's pro-agri ecosystem. As infrastructure like the expressway and bullet train (2030) unlocks value, savvy buyers can secure legacy assets yielding 15–30% compounded returns. Consult RERA agents and legal experts to convert opportunities into ownership—start scouting verified listings on 99acres or Magicbricks today.
FAQs – Affordable Agricultural Land in Ahmedabad & Dholera (December 2025)
Q1. What are the most affordable areas for agricultural land near Ahmedabad? Bavla, Dholka, and Mandal offer 1–5 acre plots at ₹40–₹80 lakh per acre, with good irrigation and road access.
Q2. How much does 1 Bigha of farmland cost in Dholera SIR? ₹50 lakh–₹1.5 crore, depending on proximity to expressway; expect 20% YoY growth post-2026 airport.
Q3. Can non-Gujaratis buy agricultural land in Ahmedabad/Dholera? Directly, no—need farmer status. Workarounds: Partner with a local farmer or convert to NA land via AUDA approval.
Q4. What is the average price per acre for farmland in these areas (Dec 2025)? Ahmedabad rural: ₹0.4–₹1.2 Cr; Dholera: ₹0.8–₹2 Cr. Bulk buys (10+ acres) get 10–15% discounts.
Q5. Why invest in Dholera agricultural land now? 10-fold price surge in a decade, plus 250–300% ROI by 2030 from DMIC, semiconductors, and green energy hubs.
Q6. What documents are essential for buying farmland here? 7/12 extract, title deed, encumbrance certificate, NOC from talati, and soil report; stamp duty at 6%.
Explore these verdant prospects and cultivate your future in Gujarat's agri-revolution—contact local consultants for site visits!