Opportunity Snapshot
A 4,625 sq.m. (~1.14-acre) Old Settlement zone land parcel in Village Ucassaim, North Goa, close to the Ucassaim Church and Mapusa. FAR 60% permits ~2,988 sq.ft. of buildable area across the parcel. 6-metre wide road access. Title report prepared by Advocate Shivan Desai. Purpose-fit for a high-end villa development. Price on request.
Indicative Numbers
Plot Size
1.14 acres (4,625 sq.m.)
Zone
Old Settlement
FAR
60%
Buildable
~2,988 sq.ft.
Road Width
6 metres
Title
Verified (Advocate Shivan Desai)
Ideal Use
High-End Villa(s)
Price
On Request
Numbers above are indicative ranges from a tentative feasibility prepared by qualified consultants. Detailed cost build-up, premium calculations, and sensitivity tables are shared only after NDA execution.
Why This Deal
Title Report Ready
Title report already prepared by Advocate Shivan Desai — key diligence step complete. Saves 2–3 months of legal work vs a typical Goa land deal.
Old Settlement + Village Centre
Old Settlement zoning + proximity to Ucassaim Church + Mapusa catchment. Premium micro-location for a villa brand to launch.
Right-Sized for Villa Project
1.14 acres supports 3–5 luxury villas at 60% FAR — a controllable-scale project ideal for boutique developers or family offices.
Mapusa Accessibility
Close to Mapusa — North Goa's largest commercial town — giving residents easy access to schools, hospitals, and daily services.
Disclosed Risks & Caveats
Transparent disclosure of factors a serious investor should diligence further.
Narrow Road Access
6m road is adequate for passenger access but may require coordination during construction heavy-vehicle phases.
Small Parcel Diversification
At ~1 acre, only 3–5 units possible. Project risk is concentrated — builder-margin sensitive to 1–2 sale delays.
Villa Category Competition
Ucassaim and surrounding Mapusa-corridor villages have multiple active villa launches. Differentiation on design, amenities, and branding is essential.
Goa Compliance Stack
Even small villa projects need panchayat NOCs, neighbour consents for boundary works, and tree-authority clearances. Build 3–4 months into the pre-construction timeline.
Open to Deal Structures
Specific commercial terms (revenue share, area share, lock-in, milestones) negotiated deal-by-deal. Indicative term sheet shared post NDA.
Available Under NDA
What you get when we share the full deck
- ✓Exact site location & owner identity
- ✓Detailed feasibility report (full cost & revenue build-up)
- ✓Title chain & encumbrance summary
- ✓Tenant/occupant data & rehab plan
- ✓Architect's tentative scheme & FSI workings
- ✓Premium & approval timeline projection