Buyers who start looking at residential plots near Dholera soon notice that Omana Projects has more than one project. Dholera Estates is in Akru village, Dholera Estates 1 is in Kasindra village and Dholera Estates 2 is in Valinda village. The names sound similar, so a natural question follows: how are they different, and which one is right for me?
This guide compares the three projects in plain language. It looks at plot sizes, location, access and planning status, and it explains who each project may suit. It does not declare a winner, because the right plot depends on your budget, your plan and your priorities.
The Three Projects at a Glance
Here is a short summary of each project, based on the information currently published on the project websites.
- Dholera Estates (Akru): a residential plotting project in Akru village, promoted as a 16-acre township, with plots of approximately 176 to 235 sq. yd. Visit Dholera Estates for current details.
- Dholera Estates 1 (Kasindra): a residential plotting scheme in Kasindra village with eight listed plot sizes from 137 to 359 sq. yd. and a listed 40-metre road. Visit Dholera Estates 1 for the latest information.
- Dholera Estates 2 (Valinda): a residential plotting project in Valinda village, described as being near TP-1 and with plots going up to 350 sq. yd. Visit Dholera Estates 2 for the current plot options.
All three are residential projects, and all three ask the buyer to verify documents before purchase. Beyond that, they differ in the village they sit in, the sizes they offer and their position relative to the wider Dholera region.
What All Three Projects Share
Before the differences, it helps to see the common ground.
- Residential use: all three are residential plotting projects, not commercial or mixed-use schemes.
- Outside the SIR boundary: each project is near the Dholera Special Investment Region, not inside its notified boundary. This is a key fact for every buyer, and it is explained in the next section.
- Verification first: each project asks buyers to check documents, approvals and the exact plot before booking.
- Support from the same team: all three are offered through Omana Projects, with site visit and documentation guidance.
If you remember only one thing from this guide, make it this: near the SIR is not the same as inside the SIR.
Why “Near the SIR” Is Not “Inside the SIR”
Dholera SIR is a large planned region of roughly 920 sq. km, organised into six Town Planning Schemes, TP-1 to TP-6, under the Gujarat Town Planning and Urban Development Act, 1976. Land inside a scheme follows that scheme’s planning, roads and zoning, as managed by the Dholera Special Investment Region Development Authority.
Land outside the boundary sits in the surrounding area. It can benefit from the same regional roads, airport and industrial activity, but it is not governed by the scheme itself. For these plots, the developer’s layout, the land’s approvals and the local rules for that village matter more.
Neither situation is automatically better. They are different, and a careful buyer knows which one applies to the plot in front of them. Always confirm the exact location on an official map and, if possible, on the Dholera SIR authority’s published planning material.
Plot Sizes Compared
Plot size shapes your budget and your design. One square yard equals 9 square feet, so the numbers convert easily.
- Dholera Estates (Akru): about 176 to 235 sq. yd., which is roughly 1,584 to 2,115 sq. ft. of land. This is a moderate range, suited to a family home or a manageable long-term holding.
- Dholera Estates 1 (Kasindra): 137 to 359 sq. yd., roughly 1,233 to 3,231 sq. ft. This is the widest spread of the three, with eight sizes to choose from.
- Dholera Estates 2 (Valinda): plots up to 350 sq. yd., which is about 3,150 sq. ft. The project’s own pages show slightly different lower limits, so ask the team for the exact current range.
If you want a smaller, lower-commitment plot, the lower end of Dholera Estates 1 is worth a look. If you want a larger plot for a bigger home, Dholera Estates 1 and Dholera Estates 2 both reach the 350 sq. yd. mark. If you prefer a mid-range plot with fewer options to choose among, Dholera Estates in Akru offers a tighter range.
Location and Connectivity Compared
Each village connects to the region in its own way. Treat these as starting points and confirm every distance on site.
- Akru: the project is described as being near the SIR, on the Cher Road route. Earlier Omana material describes the plots as roughly 700 metres outside the SIR boundary, which you should confirm during a visit. Akru sits in Dholera taluka.
- Kasindra: the project is in a village in Dhandhuka taluka, near the Ahmedabad–Dholera Expressway corridor. It is roughly 105 km from Ahmedabad by road, so plan your visit properly.
- Valinda: the project is near TP-1 and, according to its route guide, roughly 15 to 20 km from the Dholera International Airport site, about a 20 to 25 minute drive. The Pipli Diamond Interchange on the expressway is about 10 km from the project.
Remember that the airport is still being completed. Public updates describe construction as well advanced, but commercial operations depend on final licensing, and any opening month is a target, not a confirmed date. Check the latest official news before you rely on it.
Planning Status and What It Means
All three projects are outside the SIR boundary, but they relate to the region differently.
- Dholera Estates 2 is promoted as near TP-1, which is among the earliest schemes in the plan. Being near a scheme describes distance, not status. The plots are not part of TP-1.
- Dholera Estates in Akru is near the SIR on its outer side, in the surrounding rural-to-urban fringe.
- Dholera Estates 1 in Kasindra is near the wider Dholera region and the expressway corridor, in a different taluka.
For every project, ask the same questions. Is the plot inside or outside the SIR? What is the land-use status? Which layout approvals apply? What utilities are committed, and by when? Get the answers in writing.
Documents and Verification for Each Project
The checks are similar across the three projects, and you should never skip them.
- Land use: a residential plot should carry the right non-agricultural permission. Dholera Estates 1 states that NA clearance papers can be requested. Make the same request for any project you consider.
- Title and ownership: ask for documents that show the seller’s right to sell, and have a property lawyer review them.
- Layout and plot number: confirm your exact plot on the sanctioned layout, and compare its dimensions on paper with the ground.
- Access and utilities: confirm road width, legal access and what is planned for water, power and drainage.
- Total cost: get a written breakdown that includes registration and any other charges.
These steps matter more than any comparison between projects. A well-documented plot in any of the three is a better choice than a poorly documented plot in the one that looks best on paper.
Who Might Prefer Which Project
These are general pointers, not recommendations. Your own visit and checks should decide.
- A buyer who wants a mid-sized plot with a closer link to the SIR side of Dholera may start with Dholera Estates in Akru.
- A buyer who wants the widest choice of sizes, including smaller plots, may start with Dholera Estates 1 in Kasindra, where eight sizes are listed along with a 40-metre road.
- A buyer who wants a larger plot and a location described as near TP-1 and the airport corridor may start with Dholera Estates 2 in Valinda.
- A buyer who is unsure should visit more than one project in a single trip. Seeing them back to back makes the differences clear.
Honest Trade-Offs to Weigh
Every location comes with advantages and limits.
- Distance from the SIR core: plots outside the boundary are further from planned city services than plots inside it. Facilities will take time to develop.
- Infrastructure timing: the airport, the expressway links and industrial projects each move at their own pace, and dates can change.
- Village-level amenities: schools, hospitals and markets may be a drive away, so check travel times for your needs.
- No guaranteed returns: no one can promise that a plot will rise in value, in any project. Judge a plot by what you can verify today.
A Simple Method to Compare the Three
Use the same steps for each project, so that your comparison is fair.
- Write down the plot size and total price for the plot you like in each project.
- Calculate the effective price per sq. yd. after all charges.
- Check the land use, title and layout approval in writing.
- Compare road access, plot position and utilities.
- Note the travel time from your home base to each site.
- Visit each project and take photographs.
- Sit with your family and lawyer before you decide.
If one offer looks far cheaper or far more expensive, ask what explains the difference before you choose.
Frequently Asked Questions
What is the difference between Dholera Estates, Dholera Estates 1 and Dholera Estates 2?
They are three residential plotting projects by Omana Projects in three villages: Akru, Kasindra and Valinda. They differ in location, plot sizes and their position relative to the Dholera region.
Which project has the largest plots?
Dholera Estates 1 lists plots up to 359 sq. yd., and Dholera Estates 2 lists plots up to 350 sq. yd. Dholera Estates in Akru has plots of about 176 to 235 sq. yd.
Are these projects inside Dholera SIR?
No. All three are near the SIR but outside its notified boundary. Confirm the exact location for any plot on an official map.
Which project is closest to the airport?
Dholera Estates 2 in Valinda is described as roughly 15 to 20 km from the Dholera International Airport site. The airport is still being completed, so check current status.
Can I visit all three in one trip?
Yes, many buyers do. Tell the team in advance, so they can plan the route and share the layouts and documents for each project.
Which one should I choose?
There is no single best choice. Match the plot size, location and budget to your plan, then verify the documents of the plot you like.
Final Thoughts
Three projects, three villages and three different sets of trade-offs. The smartest way to choose is not to ask which project is best, but which plot is best for you, and then to verify it carefully. Compare sizes, understand the boundary, check access and documents and visit the sites yourself. When the paper and the ground agree, your choice rests on solid footing.
Want to compare the three projects on site? Call us at +91 9217104219 or write to customercare@omanaprojects.com, and our team will plan a visit and share the current plot details and documents.
