Introduction

In industrial real estate, success is often attributed to timing, scale, and infrastructure. But peel back the layers, and one factor quietly underpins them all: location. It is not merely a matter of convenience or geography; location, when chosen with foresight, can transform an asset from a land parcel into a thriving industrial node.

This idea, location as a portfolio advantage, is more than a catchphrase. It’s a methodical strategy that considers logistics corridors, industry linkages, regulatory environments, and, crucially, the potential to anticipate demand before it’s visible on a map.

At Godwitt, rather than following demand curves, we’ve consistently placed our bets on locations others overlooked, often before the first signs of industrialisation appeared. The results are instructive: new industrial hubs emerge from scratch, early tenants scale rapidly, and entire ecosystems take root around a strategic site.

Location, when wielded as a deliberate portfolio tool, offers a lasting edge. It also brings distinct value to investors, occupiers, and developers alike.

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Understanding the Power of Location in Industrial Real Estate

Location can amplify the value of a well-designed park or erode the returns of even the most meticulously built one. In industrial real estate, location governs access, visibility, connectivity, and ultimately, operational efficiency.

A site situated within a key logistics corridor performs differently from one that is simply near a highway. Proximity to original equipment manufacturers (OEMs), freight infrastructure, and government-designated industrial zones can compress transit time, reduce costs, and elevate tenant desirability. 

In 2023, Gujarat alone contributed more than 16% of the nation’s total industrial output (IBEF, 2023), largely due to its transport grid, investor-friendly policies, and industrial focus.

When we choose a location, we’re not simply responding to existing demand. We’re reading signals, transport upgrades, upcoming OEM investments, evolving freight routes, and acting before the market catches up. That anticipation is what gives it its edge.

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A Case of Visionary Site Selection: Soko by Godwitt-Naviyani

When we first looked at Naviyani, it was a blank canvas. No industrial buzz, no ready-made infrastructure, no signboards pointing to future promise. And yet, we saw what it could become. Positioned just 500 m from Suzuki Motors Gujarat (SMG), the site held a quiet but potent advantage.

We envisioned a park where auto component manufacturers could operate with the kind of efficiency only proximity allows. Not next door in name, but truly integrated into the rhythm of just-in-time logistics. That vision took shape with Soko by Godwitt – Naviyani, our flagship development in the region. As the park evolved, leading occupiers like NTF, a key auto component supplier, came on board — reinforcing the park’s relevance to precision-driven supply chains. Their presence speaks to the kind of ecosystem we set out to build.

NTF expanded within the same facility to accommodate the rising demand. Today, 95% of the occupiers at  this industrial park are Suzuki Motors Gujarat (SMG) vendor partners—not because they followed each other, but because the ecosystem made business sense.

Soko by Godwitt - Naviyani now stands as a benchmark for what happens when location selection is not reactive but driven by foresight. We didn’t ride a wave; we created one. 

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Expanding the Model:  Location as a Portfolio Advantage Across Godwitt’s Parks

What we achieved in Soko by Godwitt - Naviyani wasn’t a one-off. It was a model in the making. One that we’ve replicated and refined across Gujarat. Each of our locations there on was chosen with the same sharp lens: future connectivity, ecosystem adjacency, and the potential to catalyze its micro-market.

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Soko by Godwitt – Asoj: The Halol-Savli Acceleration Zone

Soko by Godwitt – Asoj sits close to the 230-hectare Halol-Savli Special Investment Region (SIR), an emerging magnet for industrial expansion. Its access is enviable, 30 minutes from Vadodara airport, 45 minutes from the railway station and bus port, and flanked by two mega corridors: the Western Dedicated Freight Corridor (WDFC) and the Delhi-Mumbai

Industrial Corridor (DMIC). The site forms a critical bridge between Ahmedabad and the ports of Mundra and Kandla, positioning it perfectly for both manufacturing and export logistics.

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Nana Borsara: The Logistics Gateway on NH-48

If there’s one word to describe Nana Borsara, it’s connectivity. Located directly on National Highway 48 and the Delhi-Mumbai railway line, this park serves as a high-frequency freight node. With Surat and Vadodara’s transport hubs just 1–2 hours away, and immediate access to industrial powerhouses like Ankleshwar, Panoli, and Dahej GIDCs, the park is strategically placed for logistics-heavy operations. Major trucking routes pass right in front of the site, an everyday proof of its relevance.

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Soko by Godwitt – Khoda: Sanand’s Fast Lane

In Soko by Godwitt – Khoda, just five minutes from Sanand GIDC Gate No.1, we identified what others overlooked: a premium land parcel, ideally located close to the city yet on the fringe of Gujarat’s automotive and manufacturing heartland. While most assumed that only a government-led industrial hub could thrive in this zone, we envisioned something different. We recognized the untapped demand in the surrounding ecosystem and delivered an efficient, high-quality industrial park that responded precisely to that need.

Spread across 4.5 lakh sq. ft., Soko by Godwitt – Khoda became a standout success, proving that a privately developed park could not only exist but thrive in the orbit of Sanand’s established industrial activity. Its strategic positioning near TATA Automotives and other OEMs made it a natural magnet for domestic and global manufacturers and it was quickly fully occupied.

Riding on that momentum, we launched Soko by Godwitt – Charal, our second development in the same micromarket, designed to build on the success of Khoda and continue serving the growing demand with agility and precision.

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Dholasan, Akhod, Detroj, Dethan, Charal: Each With Its Edge

Dholasan links directly to Mehsana GIDC, one of the most mature industrial belts in the region, enabling logistical efficiency without the congestion of city centers. In this established ecosystem, we didn’t settle for a run-of-the-mill, temperature-controlled storage facility. Instead, we delivered a state-of-the-art, future-ready solution with advanced ASRS (Automated Storage and Retrieval System) infrastructure—a project ahead of its time, purpose-built for the evolving needs of modern supply chains.

The Dahej micromarket, part of India’s only operational Petroleum, Chemicals and Petrochemicals Investment Region (PCPIR), presented a unique opportunity. With GIDC land entirely saturated and demand far outstripping supply, we saw a clear gap, and chose to challenge the status quo. With Soko by Godwitt – Dahej, we didn’t just offer warehousing. We entered a new realm: industrially-ready land. In doing so, we addressed a critical shortage in one of India’s most strategically vital industrial zones and unlocked fresh opportunities for manufacturers and logistics players alike.

In the Detroj micromarket, Soko by Godwitt – Detroj is tightly integrated with state highways and a local railway cargo yard, offering seamless multimodal connectivity through both road and rail, ideal for businesses seeking fast and flexible access to regional and national distribution networks.

The Dethan micromarket is powered by NH-64 and the Mumbai–Delhi rail corridor, and is situated close to Palej GIDC. Here, Soko by Godwitt – Dethan stands out with a rare advantage, a railway line that enters directly into our industrial park. This unique feature allows occupiers to tap into direct rail connectivity for cargo movement, adding unmatched operational efficiency.

In the Charal micromarket, Soko by Godwitt – Charal creates a direct logistics link between Sanand and Mundra Port via SH-17 and NH-8. With an existing wide-gauge rail line nearby, the project enhances inland freight movement while anchoring itself in one of Gujarat’s high-potential corridors.

Each of these micromarkets was chosen not for what they were, but for what they were poised to become. Together, these developments form a network, not just of sites, but of strategic intent and foresight.

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Lessons in Creating Portfolio Advantage Through Location

Not all proximity is productive. We’ve learned that simply being near a transport hub or industrial zone doesn’t guarantee success. What matters is the alignment of location with purpose, and the precision with which it is executed.

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Vision Beats Proximity

Too often, location selection is reactive, responding to where the demand already is. We take the opposite route. We look for undervalued, underutilised geographies where infrastructure is improving, anchor industries are entering, and policy is shifting. Naviyani wasn’t ready. But Suzuki was. That was enough. Vision is about timing the market before it materialises.

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Connectivity is Contextual

A site’s value lies in how it fits into a larger industrial ecosystem. Proximity to OEMs, freight corridors, and GIDCs only matters when the entire value chain can operate efficiently from that location. Nana Borsara is a textbook case here. It works because it’s plugged into the movement of goods by road and rail, and sits adjacent to chemical manufacturing zones that thrive on proximity.

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Execution is the Equaliser

Vision without execution is a half-built promise. What turned Khoda into a milestone project wasn’t just its location near Sanand—it was our ability to deliver a fully operational greenfield facility in 150 days. That speed builds trust. And trust brings tenants. Our approach combines site-readiness with operational agility, ensuring that location doesn’t remain just potential—it becomes performance.

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Standardisation Doesn’t Mean Uniformity

While our execution models are standardised, our location strategies are not. Each site is positioned uniquely within its geography, some focused on manufacturing, others on logistics or supplier ecosystems. That allows us to tailor infrastructure while still leveraging a replicable development process.

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How Investors and Occupiers Can Use This Insight

Understanding the role of location in industrial real estate is one thing; acting on it is another. For both investors and businesses, the goal is the same: reduce friction, increase return, and future-proof the decision. Here’s how location, when properly assessed, becomes an active lever in that process.

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For Investors: Choose Market Makers, Not Market Followers

A site embedded in an active logistics or industrial corridor may offer safety, but one positioned just before a breakout phase offers growth. The key is to back developers who don’t chase demand but help shape it. At Godwitt, that’s been our constant: identifying underutilised geographies with asymmetric upside.

Before investing, ask:

Is this location tied to long-term industrial policy (DMIC, WDFC, GIDCs)?

Are key industry players entering or expanding nearby?

Is the developer known for timely delivery and tenant integration?

These answers separate commodity assets from strategic ones.

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For Businesses: Look Beyond the Site Boundary

A modern facility means little if access, workforce availability, or upstream integration are compromised. The real advantage lies in an ecosystem that supports scale and efficiency. That’s why Suzuki’s vendors at Naviyani, for instance, have thrived. They’re operating not in isolation, but within a supply chain that’s spatially optimised.

Consider:

Will this location reduce logistics and production lead time?

Are your vendors or customers within just-in-time distance?

Can the site scale with your growth?

Location becomes a performance driver, not just a setting.

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Conclusion: Building the Future with Strategic Locations

Each of our parks, from North Gujarat to South Gujarat, reflects a decision made not for today’s needs, but for tomorrow’s patterns. It’s why vendors grow faster here. It’s why logistics flows smoother. It’s why investors see resilience in returns. Because the location wasn’t chosen after demand arrived, it was chosen to make demand possible.

In a market where land is abundant but foresight is rare, we’ve built our portfolio around conviction. And that’s what turns a site into a story.

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