Arvind Aqua City Kalyangadh, Premium Plots and Villas in Ahmedabad
Arvind Aqua City is a lake and golf township by Arvind SmartSpaces at Kalyangadh near Bavla, Ahmedabad, offering residential plots and water-facing villas.
It is an under-construction project offering plots and 5 BHK villas from ₹47 Lakh, with possession due in Dec 2028.
Arvind Aqua City Overview
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About Arvind Aqua City
Arvind Aqua City is a 500 acre estate at Kalyangadh, off NH 47 in Bavla taluka, and it is built around water rather than around a road. A 30 acre lake sits at the centre of the master plan, and everything else is arranged in relation to it. Three islands rise out of that water, each given a distinct purpose, and the plots and villas are laid out to borrow the view.
The first island, the Isle of Leisure, carries Club Aqua, a 50,000 Sq.Ft. clubhouse on 3.25 acres holding the fitness centre, the dining rooms, the theatre, the business centre and the lounge. The second, the Isle of Holistay, is a 40 room resort for weekend stays and visiting family, which is an unusual thing to build inside a plotted scheme. The third, the Isle of Nirvana, is an open to sky meditation deck ringed by water on every side.
A 38 acre eighteen hole golf course wraps around the residential clusters, and the Kashi Ghat runs along one edge of the lake with eleven temples on it, including a Jain Derasar. Between the lake and the fairways, 68 of the 500 acres are given over to water and golf before a single road, island or clubhouse is counted.
What is on sale is land. Plots come in four sizes, 403, 627, 785 and 1,047 square yards, which is 3,627 to 9,423 square feet, and buyers build to the estate design code on their own timeline. Above them sit the water villas, a limited run of 5 Bed homes placed directly on the lake edge, where the price is being set by the frontage rather than by the built area.
This is a weekend and second home proposition first and a primary residence second. Kalyangadh is roughly an hour from central Ahmedabad, and the estate is designed so that a household does not need to leave it, with the club, the resort, the golf and the temples all inside the boundary. The Sanand manufacturing belt and the Dholera investment region are the two engines that make a long term case for the address.
Arvind Aqua City Price List
Arvind Aqua City prices start at ₹47 Lakhs for the Plot.
| Home type | Size | Price | Availability |
|---|---|---|---|
| Plot | 403 Sq.Yd. / 3,627 Sq.Ft. | ₹47 Lakh Onwards | Available |
| Plot | 627 Sq.Yd. / 5,643 Sq.Ft. | On Request | Available |
| Plot | 785 Sq.Yd. / 7,065 Sq.Ft. | On Request | Available |
| Plot | 1,047 Sq.Yd. / 9,423 Sq.Ft. | On Request | Available |
| 5 BHK Water Villa | On Request | On Request | Limited Units |
Unit-wise pricing and the complete cost breakup, sent instantly to your phone.
GST & Other Charges
| Charge | Rate | Details |
|---|---|---|
| GST on Plot | Nil on land | Sale of a plot of land is outside GST; 18% may apply to development or amenity charges billed separately. |
| Registration Charges | 1% | Of property value, paid at the Sub-Registrar office. |
| Stamp Duty | 3–7% | Varies by state — typically 3–7% of property value. |
| Electricity & Water | At actuals | Connection and security deposits, as applicable. |
| Khata / E-Khata | At actuals | Recorded with the local authority (panchayat or planning authority) for ownership. |
| Legal & Documentation | At actuals | Legal vetting, agreement drafting, sale-deed preparation. |
| Maintenance Deposit | 12 months | Advance maintenance, refundable or adjustable. |
| Corpus Fund | One-time | As per the sale agreement — society reserve fund. |
| Club House | Per unit | Included in base price or charged separately by the developer. |
Note: Charges are indicative; final amounts are confirmed at the time of booking and subject to applicable laws, project location, and unit specifications.
Arvind Aqua City Review: Is It a Good Buy?
The honest way to read Arvind Aqua City is to separate the two things being sold. One is land, and land is the cleanest thing to buy in Indian real estate: 403 square yards is 403 square yards, measured on the ground, written on the deed, with no carpet-to-saleable arithmetic in between. At about ₹11,663 per square yard, or roughly ₹1,296 per square foot of freehold land, the entry ticket at ₹47 Lakh is not a stretch for a second home purchase.
The other thing being sold is the estate around the land, and that is where the money actually goes. A 30 acre lake and a 38 acre golf course together take 68 of the 500 acres out of saleable use. Add the internal roads, the three islands, the Kashi Ghat and the club and the saleable proportion falls further. None of that is hidden, but it should be understood for what it is: the plot rate is carrying the lake and the fairways, and once the estate is handed over the maintenance charge carries them for as long as the plot is held.
That maintenance question is the one to press hardest. A lake of that size needs continuous aeration and water management, an eighteen hole course needs a greenkeeping team and irrigation year round, and a 40 room resort needs staff. On a plotted estate those costs are recovered per square yard owned, built or unbuilt. A buyer holding vacant land for four years still pays.
Location is the second trade. Kalyangadh is on NH 47 in Bavla taluka, roughly an hour from central Ahmedabad, and the corridor is real: Sanand anchors the employment, the Dholera investment region sits to the south and the Western Dedicated Freight Corridor runs through the belt. But that is a five to ten year story, not a today story. Anyone buying this as a primary residence should drive the road at eight in the morning before committing.
For a household that wants a large piece of land near Ahmedabad, intends to build on its own timeline and will actually use a lake, a golf course and a club, Aqua City is the most ambitious thing of its kind on this side of the city and the land maths is clean. For a buyer looking for a yielding asset or a short hold, the combination of a 2028 horizon, no rental income and an amenity base this heavy is a harder case to make.
Pros 7
- A plot is sold on its own land area, so there is no loading, no super built-up definition and no gap between the area paid for and the area owned. What is measured on the ground is what appears on the sale deed.
- At ₹47 Lakh for 403 square yards the entry land rate works out near ₹11,663 per square yard, which is about ₹1,296 per square foot of freehold land.
- Four plot sizes from 403 to 1,047 square yards let a buyer size the ticket to the budget rather than accept a fixed apartment area.
- The buyer controls the build. A plot can be held as land and constructed later, which suits a second home bought ahead of the need for it.
- The amenity is genuinely unusual for a plotted estate: a 30 acre lake, a 38 acre eighteen hole golf course, a 50,000 Sq.Ft. clubhouse on its own island, a 40 room resort and eleven temples on the Kashi Ghat.
- Arvind SmartSpaces has run large plotted estates around Ahmedabad for over a decade, and as a listed company it reports bookings and collections every quarter.
- NH 47 frontage puts the estate on the Ahmedabad to Rajkot corridor, with the Sanand manufacturing belt, the Dholera investment region and the Western Dedicated Freight Corridor all on the same axis.
Cons 7
- Kalyangadh is about an hour from central Ahmedabad, so this reads as a weekend and second home address rather than a daily commute base.
- 68 of the 500 acres go to the lake and the golf course before roads, islands and the clubhouse are counted, and that land is funded through the plot rate and carried afterwards through maintenance.
- A lake, a golf course and a resort are expensive things to run. Recurring maintenance on an estate like this is structurally higher than on a plain plotted scheme, and it lands on the plot owner whether or not the plot is built on.
- Nothing meaningful sits within walking distance. Schools, hospitals and shopping all involve a drive out to the highway.
- A plot generates no rent until it is built on, so the holding cost is real while the estate fills up.
- Delivery of the lake, the golf course and the islands is what gives the plot its value, and those are long build items on a December 2028 horizon.
- Resale depth in a rural taluka estate depends on the estate filling. Early buyers carry more of that risk than late ones.
See the site master plan and unit-wise floor plans, sent instantly to your phone.
Arvind Aqua City Amenities
Arvind Aqua City lists 25 amenities, including the central lake, isle of leisure, isle of nirvana, isle of holistay and kashi ghat.
Arvind Aqua City Location & Connectivity
Nearby Places
- NH 47, the Ahmedabad Rajkot Highway – about 5 minutes
- Lagdana Primary School – adjoining the site
- Podar International School – about 10 minutes
- Aartham Multi Speciality Hospital – about 10 minutes
- The 30 acre central lake, the 38 acre golf course and Club Aqua all sit inside the township, so the daily leisure catchment is the estate itself.
- The estate takes its frontage from NH 47, the four lane Ahmedabad to Rajkot corridor, which is the spine linking Ahmedabad to Saurashtra and the Gujarat port belt.
- Kalyangadh sits in Bavla taluka on the Bavla to Bagodara stretch, a tri junction that feeds Saurashtra to the west, Vadodara to the east and the Dholera investment region to the south.
- The Western Dedicated Freight Corridor runs through this belt, which is what has pulled industrial and warehousing capital into Bavla over the last few years.
- Water, drainage, street lighting and internal roads are built by the developer inside the estate rather than inherited from a municipal ward, so the service standard is set at the master plan stage.
- Sanand, the manufacturing cluster that anchors employment on this side of Ahmedabad, is reached along the same corridor in roughly twenty to twenty five minutes.
Ahmedabad
India's most affordable Tier-1 city — a fully commissioned 68-km metro network, the world's only IFSC-regulated smart city at GIFT City, Commonwealth Games 2030 at Motera, and a Mumbai bullet-train corridor putting Ahmedabad within 2 hours of India's financial capital.
About Arvind SmartSpaces
Arvind SmartSpaces Limited is the listed real estate arm of the Lalbhai Group, a 128 year old Ahmedabad conglomerate. The company has developed across Ahmedabad, Gandhinagar, Bengaluru and Pune, and its stated portfolio runs to 36 projects and over 106 million square feet.
Land led development is where the company is strongest. Uplands, Everland, Highgrove, Fruits of Life and Rhythm of Life are all plotted or villa schemes on large parcels around Ahmedabad, and the Bengaluru portfolio adds Greatlands, Orchards and The Park in the same format. Aqua City is the largest of them and the first to be organised around a man made lake and a golf course.
The company also runs apartment projects such as Iconia at Vastrapur and Skycrest in Bengaluru, and industrial land at SmartPark on the same NH 47 corridor as Aqua City. Listed status means quarterly disclosure of bookings, collections and land additions, which gives a plot buyer a way to track delivery capacity over the years it takes an estate of this size to fill.
Arvind Aqua City EMI Calculator
Pick a home type to see the monthly EMI on an 80% home loan, or move the sliders to match your own loan.
The 8.5% rate is only a starting point, so check the rate your bank offers you. While the project is being built, the bank releases the loan in stages and you usually pay only interest (pre-EMI) on the amount released. The full EMI starts after possession. Stamp duty, registration and GST are paid on top of the home price.
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★ Write a ReviewArvind Aqua City FAQs
Plots start at ₹47 Lakh for the 403 square yard size, which works out at roughly ₹11,663 per square yard, or about ₹1,296 per square foot of land. Pricing for the 627, 785 and 1,047 square yard plots and for the water villas is available on request.
Four sizes: 403 square yards, which is 3,627 Sq.Ft.; 627 square yards, which is 5,643 Sq.Ft.; 785 square yards, which is 7,065 Sq.Ft.; and 1,047 square yards, which is 9,423 Sq.Ft.
No. A plot is sold on its own land area, so there is no carpet, no super built-up and no loading. The square yards measured on the ground are the square yards on the sale deed. The common areas of the estate are funded through the plot rate and the recurring maintenance instead.
The central lake is 30 acres and the eighteen hole golf course is 38 acres. Together they account for 68 of the 500 acres, before roads, the three islands, the Kashi Ghat and the clubhouse are counted.
The Isle of Leisure carries Club Aqua, a 50,000 Sq.Ft. clubhouse on a 3.25 acre island. The Isle of Holistay is a 40 room resort inside the estate. The Isle of Nirvana is an open to sky meditation centre surrounded by water on all sides.
A temple precinct along the lake edge with eleven temples on it, including a Jain Derasar.
Off National Highway 47, the Ahmedabad to Rajkot highway, at Kalyangadh in Bavla taluka, Ahmedabad district, pin code 382240. The site sits at 22.7398 N, 72.2607 E.
The estate takes its frontage directly from NH 47, which is about five minutes away. Central Ahmedabad is roughly an hour along the same corridor, and the Sanand manufacturing belt is nearer.
December 2028 is the stated handover for the current phase.
The GujRERA registration details for the phase currently on offer are available on request.
A limited run of 5 Bed water villas placed directly on the lake edge. Sizes and pricing are on request.
Over twenty five, including the central lake, the eighteen hole golf course, Club Aqua, the resort island, the meditation island, the Kashi Ghat, a lily pond, tennis and multipurpose courts, an outdoor gym, a party lawn, a banquet hall, a poolside cafe and restaurant, a swimming pool with kids pool, steam and sauna, a creche, a theatre room, a business centre, a spa, a library and EV charging.
Arvind SmartSpaces Limited, the listed real estate arm of the Lalbhai Group, which has developed 36 projects and over 106 million square feet across Ahmedabad, Gandhinagar, Bengaluru and Pune.
The land maths is clean because a plot carries no loading, and the entry rate is reasonable for freehold land near Ahmedabad. The trade offs are the roughly one hour drive from the city, a December 2028 horizon with no rental income in the meantime, and a maintenance base that has to carry a 30 acre lake, a 38 acre golf course and a resort.
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