Arvind Uplands 2.0 Adroda, Golf Plots and Villas in Ahmedabad
Arvind Uplands 2.0 is a golf estate by Arvind SmartSpaces at Adroda near Bavla, South Ahmedabad, offering golf plots and villas around a clubhouse.
It is an under-construction project offering Golf plots and villas from ₹54 Lakh, with possession due in Dec 2026.
Arvind Uplands 2.0 Overview
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About Arvind Uplands 2.0
Arvind Uplands 2.0 is the middle chapter of a golf estate that Arvind has been extending at Adroda, in Bavla taluka, for several years. The first Uplands set the pattern, 2.0 took it onto roughly a hundred acres, and Uplands 3.0 continues it on the adjoining land. All three sit on the same stretch of south Ahmedabad, and the boundary between them is a phase line rather than a change of address.
The organising idea is an executive golf course with the clubhouse placed to look over it. Around that sit golf plots and villa plots, and the sales proposition is land rather than a finished house. Plots come in three principal sizes, 510, 660 and 1,014 square yards, which is 4,590 to 9,126 square feet, and the owner designs and builds within the estate code. Arvind is explicit that a Tudor mansion and a modern cubist box are equally welcome on the same plot.
What has been added since the first phase is depth of amenity. Alongside the course there is a driving range and a mini golf loop for children, a pickleball court, box cricket, a skating rink, an outdoor gym, a jogging track, a barbeque station, gazebo sit-outs, themed gardens and a temple plaza. Inside the clubhouse are the restaurant and cafe, the pools, the spa with sauna and steam, the gym, tennis and squash, an indoor games room, a mini theatre, a library, a banquet hall with party lawn, a conference room, a creche and guest rooms.
The land itself comes through a joint development rather than an outright purchase, which is the usual structure for parcels of this size in the Bavla belt. The first phase alone carries a saleable area of roughly four million square feet, which gives a sense of how much plotted inventory this estate is designed to absorb over its life.
Adroda is about an hour west of central Ahmedabad. Sanand, the manufacturing cluster that anchors employment on this side of the city, is considerably nearer, and the Dholera investment region sits to the south. Uplands 2.0 is a weekend and second home address underwritten by an industrial corridor, and the fact that two neighbouring phases already stand is the strongest piece of evidence a buyer has.
Arvind Uplands 2.0 Price List
Arvind Uplands 2.0 prices start at ₹54 Lakhs for the Golf Plot.
| Home type | Size | Price | Availability |
|---|---|---|---|
| Golf Plot | 510 Sq.Yd. / 4,590 Sq.Ft. | ₹54 Lakh Onwards | Available |
| Golf Plot | 660 Sq.Yd. / 5,940 Sq.Ft. | On Request | Available |
| Golf Plot | 1,014 Sq.Yd. / 9,126 Sq.Ft. | On Request | Available |
| 4 BHK Villa | On Request | On Request | Limited Units |
| 5 BHK 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 Uplands 2.0 Review: Is It a Good Buy?
Uplands 2.0 is the cheapest way into Arvind land in the Bavla belt, and the arithmetic is worth stating plainly. At ₹54 Lakh the entry plot of 510 square yards works out near ₹10,588 per square yard, roughly ₹1,176 per square foot of freehold land. Uplands 3.0 on the adjoining land is about ₹10,980 per square yard and Aqua City, eight kilometres south, is about ₹11,663. Same developer, same corridor, and a clear ladder between them.
What a plot buyer gets in exchange for that rate is the cleanest ownership in Indian real estate. There is no carpet area, no super built-up area and no loading factor. 510 square yards is 510 square yards, measured on the ground and written on the deed. That is the whole reason land sells at a premium to apartments per square foot in markets like this one.
The cost sits elsewhere, and it is recurring. An executive golf course, a driving range, a clubhouse, internal roads and estate greens all come out of the same hundred acres the plots are priced from. That land is bought once through the plot rate and then paid for again every year through maintenance, apportioned per square yard owned. A buyer holding vacant land for four years is still funding the irrigation on the fairways.
Two structural points deserve attention. The land comes through a joint development, not an outright purchase, so the title chain includes a landowner and diligence should follow that through. And the first phase alone carries roughly four million square feet of saleable area, which is a very large quantity of plotted inventory to absorb in a rural taluka. How quickly the estate fills is what determines resale depth, and early buyers carry more of that risk than late ones.
Against those, the strongest argument for Uplands 2.0 is that it is not a promise. A previous Uplands phase already stands on this land and a third is going up beside it. A buyer can drive all three on the same afternoon, count the completed houses, look at how the landscaping has matured and see whether the club is busy. Very few plotted launches in India can be checked that way, and for a household that wants a large piece of land near Ahmedabad and will actually use a golf course, that evidence is worth more than any brochure.
Pros 7
- A plot is sold on its land area, so there is no carpet, no super built-up and no loading. The square yards on the ground are the square yards on the sale deed.
- At ₹54 Lakh for 510 square yards the entry land rate works out near ₹10,588 per square yard, about ₹1,176 per square foot of freehold land, which is the lowest entry rate of the three Arvind land estates in this belt.
- A phase already stands next door and a third is under way on the adjoining land, so a buyer can drive a delivered Uplands on a weekday and see how many houses actually went up before committing.
- The buyer designs and builds the villa, so the house matches the household rather than a standard developer typology, and construction can wait until the money is ready.
- The amenity depth is well beyond a normal plotted estate: alongside the executive course there is a driving range, mini golf, pickleball, box cricket, a skating rink, an outdoor gym, a temple plaza and a full clubhouse with pools, spa, theatre, library and guest rooms.
- An executive golf course running through a hundred acre estate keeps the built density low and gives plots a long green outlook rather than a neighbour wall.
- Arvind now runs four schemes within about twelve kilometres in this belt, which concentrates its own delivery, security and maintenance capacity in one corridor.
Cons 7
- The golf course, the driving range, the clubhouse, the internal roads and the greens all come out of the same hundred acres the plots are priced from, so the buyer funds that land through the plot rate and then carries it through maintenance.
- A golf course plus a driving range is the most expensive amenity set in Indian real estate to keep alive. Irrigation and greenkeeping run year round and are recovered per square yard owned, whether or not a house stands on the plot.
- The land comes through a joint development rather than an outright purchase, so title diligence has to cover the landowner as well as the developer.
- Adroda is a rural taluka address roughly an hour from central Ahmedabad, which makes this a weekend and second home purchase rather than a daily commute base.
- Almost nothing sits within walking distance. Schools, hospitals and shopping all involve a drive.
- A vacant plot earns nothing while it is held, so the carrying cost is real for as long as the land sits unbuilt.
- The land case rests on Sanand and the Dholera investment region maturing, which is a five to ten year story rather than a present one.
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Arvind Uplands 2.0 Amenities
Arvind Uplands 2.0 lists 28 amenities, including executive golf course, golf driving range, mini golf for kids, luxury clubhouse and restaurant and cafe.
Arvind Uplands 2.0 Location & Connectivity
Arvind Uplands 2.0 is in Adroda, Bavla, Ahmedabad. New YMCA Club is 1 km away. Distances are approximate road distances.
Nearby Places
- New YMCA Club – about 1 km
- The executive golf course, the clubhouse, the spa and the pools all sit inside the estate, so the everyday leisure catchment is the estate itself.
- Krishna Heart Hospital – about 10 minutes
- Delhi Public School – about 10 minutes
- Adroda sits in Bavla taluka in south Ahmedabad, on the corridor that carries the Bavla to Bagodara stretch of NH 47 west towards Rajkot and Saurashtra.
- Sanand, the manufacturing cluster that anchors employment on this side of the city, and the Dholera investment region to the south are the two engines behind land demand in this belt.
- Arvind has built here since the first Uplands phase, and Uplands 2.0, Uplands 3.0, Aqua City and the SmartPark industrial estate now sit within roughly twelve kilometres of one another.
- Water, drainage, street lighting and internal roads are laid by the developer inside the estate rather than inherited from a municipal ward, so the service standard is fixed at the master plan stage.
- The Nal Sarovar wetland lies west of this belt, which keeps the surrounding land low density and open.
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, an Ahmedabad conglomerate with a century of industrial history behind it. It builds across Ahmedabad, Gandhinagar, Bengaluru and Pune, and works from apartments through villa estates and golf townships to commercial workplaces and industrial land.
Large land parcels are its home ground. Uplands, Everland, Highgrove, Fruits of Life, Rhythm of Life and Aqua City are all plotted or villa schemes around Ahmedabad, and Greatlands, Orchards and The Park repeat the format in Bengaluru. The Uplands line is the longest running of them, which is why it has reached a third phase.
The company works through both outright purchases and joint developments. Iconia at Vastrapur was bought outright; Uplands 2.0 and the SmartPark industrial estate are joint developments. For a plot buyer that distinction matters at the diligence stage, because a joint development brings a landowner into the title chain alongside the developer.
Listed status means bookings, collections and land additions are reported every quarter, which gives a plot buyer a way to track the developer capacity to finish an estate that fills over years rather than months.
Arvind Uplands 2.0 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 Uplands 2.0 FAQs
Plots start at ₹54 Lakh for the 510 square yard size, which works out at roughly ₹10,588 per square yard, or about ₹1,176 per square foot of land. Pricing for the 660 and 1,014 square yard plots and for the villas is available on request.
Three principal sizes: 510 square yards, which is 4,590 Sq.Ft.; 660 square yards, which is 5,940 Sq.Ft.; and 1,014 square yards, which is 9,126 Sq.Ft.
No. A plot is sold on its land area, so there is no carpet area, no super built-up area and no loading. The golf course, driving range, clubhouse, roads and greens are funded through the plot rate and then carried through the recurring maintenance.
On entry land rate, Uplands 2.0 is about ₹10,588 per square yard, Uplands 3.0 about ₹10,980 and Aqua City about ₹11,663. All three are Arvind estates within roughly eight to twelve kilometres of one another in the Bavla belt.
At Adroda in Bavla taluka, south Ahmedabad. The site sits at 22.8154 N, 72.2614 E, on the same land as the neighbouring Uplands phases.
They are successive phases of the same golf estate at Adroda and Chhabasar. Uplands 2.0 runs to roughly a hundred acres and Uplands 3.0 continues on the adjoining land. The boundary between them is a phase line rather than a change of address.
It comes through a joint development rather than an outright purchase, which is the usual structure for parcels of this size in the Bavla belt. Title diligence should therefore cover the landowner as well as the developer.
The first phase alone carries a saleable area of roughly four million square feet.
Yes. An executive golf course runs through the estate with a driving range alongside it, and the clubhouse is positioned to overlook the course.
Beyond the course and driving range there is mini golf for children, a pickleball court, box cricket, a skating rink, an outdoor gym, a jogging track, a barbeque station, gazebo sit-outs, themed gardens and a temple plaza, with a clubhouse holding the restaurant and cafe, swimming pool, spa with sauna and steam, gymnasium, tennis and squash courts, indoor games room, mini theatre, banquet hall with party lawn, conference room, library, creche and guest rooms.
Yes. Plots are sold for the owner to design and build on, within the estate design code, on their own timeline. Four and five bedroom villa formats are offered.
December 2026 is the stated handover for the current phase.
The GujRERA registration details for the phase currently on offer are available on request.
Arvind SmartSpaces Limited, the listed real estate arm of the Lalbhai Group, which has built plotted and villa estates across Ahmedabad, Gandhinagar, Bengaluru and Pune.
It is the lowest entry land rate of the three Arvind estates in this belt, the ownership is clean because a plot carries no loading, and a delivered phase already stands on the same land as evidence. The trade offs are the joint development title structure, the hour long drive from the city, no income while a plot sits vacant, and a maintenance base that has to keep a golf course and driving range running year round.
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