Over the last decade, Goa has become the preferred destination for investors to built projects or hotels, second home aspirants, or retirement home aspirants. Goa’s greenery, green fields, pollution-free climate, smaller project sizes, and low population density are few reasons that make it the perfect place for many second home or retirement home aspirants. These buyer’s or home aspirant’s demands and very good margin on investment also attract developers and builders within and outside Goa for developing projects. Very few large builders of India are having a presence in Goa, maybe due to the size of projects or lesser FSI but these smaller projects and less concrete projects have turned into USP for many developers.

Goa’s rules for land ownership or construction permit are different in their way. Many potential buyers come up with a lot of questions or confusion in mind when they think of buying land or building a property. I would today try to provide basic information on land classification and permissible built-up area on it:-

Goa state is having the following major classification of land

  1. Agricultural

  2. Orchard

  3.  Settlement

To have any kind of construction on land its classification or zoning should be a settlement. Detailed information of each classification is as follows:-

Agricultural: –  Land under this classification can be used only for agricultural activities. Generally, most of the agricultural plots in Goa are paddy fields. These fields play a very important role apart from producing rice is recharging Goa’s groundwater table & also avoid flooding during monsoon thus filling of such fields by soil or any other things is forbidden.

Few FAQ about agricultural land:- 

  1.    CAN AGRICULTURAL LAND BE CONVERTED INTO SETTLEMENT?

Ans -Agricultural land that comes under TCP purview is not allowed to be converted into a settlement

      2. CAN FARMHOUSES BE BUILT ON AGRICULTURAL PROPERTY?

Ans –  No permanent structure is allowed to build on agricultural plot govt. gives permission of only small pump house construction on the agricultural plot.

     3. WHO CAN BUY AGRICULTURAL PLOTS IN GOA?

Ans – Any Indian citizen can buy a plot in Goa. Except for OCI or PIO Cardholder.

Orchard:- Land under this classification generally has a lot of Fruits, Coconut, or wild plantations. After forest Orchard is having the highest tress cover in Goa.

Few FAQs about Orchard land.

  1.  CAN ORCHARD LAND BE CONVERTED INTO SETTLEMENT? 

Ans – Orchard property can be converted into a settlement after following due process during the opening of the master plan only.

2. CAN A FARMHOUSE BE BUILT ON AN ORCHARD PROPERTY?

Ans–  No permanent structure is allowed to build on the orchard plot.

3. WHO CAN BUY THE ORCHARD PLOT IN GOA? 

Ans– Any Indian citizen can buy a plot in Goa. Except for OCI or PIO Cardholder.

 Settlement: – Land under this classification can be used for any kind of development. Property that comes under the purview of TCP has free usage which means on any plot that has clear 6 mtrs. wide access can be used for construction of residential cum commercial purposes or only residential purposes also.

FAQ for Settlement lands.

  1.  WHO CAN BUY A SETTLEMENT PLOT IN GOA?

Ans- Any Indian citizen can buy a plot in Goa.

2. HOW MUCH FAR / FSI IS ALLOWED IN GOA?

Ans–  All panchayat’s has been classified into two types VP-1 and VP-2. Property that comes under VP-1 panchayats gets 80% FAR / FSI for the land area up to 4,000 sq. meters. any land more than 4,000 sq. meters. gets 70% FAR / FSI.  Property that comes under VP-2 panchayat gets 60% FAR / FSI for the land area up to 4,000 sq. meters. any land more than 4,000 sq. meters. gets 50% FAR / FSI.

3. WHAT ARE THE RULES FOR THE CONSTRUCTION OF A HOTEL OR RESORT IN GOA?

Ans– To built a Hotel or Resort, the plot should have clear access of 8 to 10 Mtrs. FAR / FSI rules are applicable as mentioned in above point number b.

4. IS THERE ANY HEIGHT RESTRICTION FOR CONSTRUCTION?

Ans– For 60% FSI / FAR maximum height of the building can be 9 meters, For 80% FSI / FAR maximum height of the building can be 11 meters. The standard ceiling height in Goa is 2.90 meters.

5. WHAT KIND OF PERMISSION IS REQUIRED ON LAND FOR CONSTRUCTION?

Ans– Before applying for construction permission from Panchayat one needs to get SANAD from the collector. After obtaining sanad construction plan permission requires from TCP after receiving TCP permission one needs to apply to the panchayat for Construction License.

Buying land or plot can be a tedious process but where it isn’t. If you find a professional & reliable Realtor, Lawyer, and Architect your 80% job is done.

We have put the standard questions and answer that we get from a lot of aspirant buyers if you have any specific questions you can write to us at [email protected]