Farmhouse Plots in Goa: Discover Luxury, Privacy & Profitable Investment Opportunities
Farmhouse plots in Goa have emerged as a top investment choice in 2025, especially among NRIs, high-net-worth individuals, and lifestyle-driven investors. With Goa’s blend of natural beauty, RERA-approved land options, and upcoming infrastructure projects like the Mopa Airport, demand for farmhouse properties in North Goa and select scenic pockets of South Goa is witnessing unprecedented growth.
This guide offers a complete expert roadmap covering prices, ROI trends, best areas, legal steps, amenities, and the buying process – everything you must know before purchasing a farmhouse plot in Goa.
What Are Farmhouse Plots in Goa?
A farmhouse plot in Goa is a legally approved piece of land (residential or converted agricultural) that allows the construction of a farmhouse, holiday villa, or weekend retreat. Unlike small residential plots, these are larger, scenic, and strategically located near greenery, riversides, or sea-facing zones.
👉 In simple terms: A farmhouse plot in Goa = land ownership + lifestyle luxury + high appreciation potential.
Average Cost of Farmhouse Land – North Goa vs South Goa
- North Goa (premium tourist hubs): ₹25,000–₹45,000 per sq. meter
- South Goa (affordable scenic zones): ₹12,000–₹22,000 per sq. meter
Region | Avg. Price (₹/sq. mtr) | Buyer Profile | Key Locations |
North Goa | 25,000 – 45,000 | NRI & luxury buyers | Anjuna, Vagator, Candolim |
South Goa | 12,000 – 22,000 | End-users, budget investors | Margao, Colva, Carmona |
Near Mopa Airport | 18,000 – 30,000 | ROI-focused investors | Pernem, Mandrem, Morjim |
Luxury vs Affordable Farmhouse Plots
- Luxury gated/sea-facing plots → ₹3–10 crore per acre
- Affordable village-side converted plots → ₹70 lakhs–₹1.5 crore per acre
ROI & Appreciation Trends
- 2018–2021: 6–8% CAGR (moderate growth)
- 2022–2025: 12–18% CAGR (boosted by Mopa Airport & NRI inflow)
- 2025–2030 forecast: 15–20% CAGR in North Goa & Mopa zones
👉 Insider Note: Land near Mopa Airport, Assagao, Anjuna, and Siolim is expected to outperform apartments in ROI.
Best Areas to Buy Farmhouse Plots in Goa
North Goa – Premium Lifestyle & Tourist Hubs
- Candolim, Anjuna, Vagator → Luxury homes + Airbnb rental potential
- Assagao (“Beverly Hills of Goa”) → Celebrity hotspot with boutique estates
- Siolim & Chapora Riverfront → Riverside charm + capital appreciation
South Goa – Affordable & Scenic Farmhouse Land
- Margao & Colva → Budget-friendly with steady rental demand
- Dona Paula → Luxury sea-view plots, popular with NRIs & diplomats
- Carmona & Palolem → Rising destinations for eco-living & organic farms
Farmhouse Plots Near Mopa Airport – NRI Hotspot
- Mandrem, Pernem, Morjim → 20–30 mins from airport, heavy NRI interest
- Ideal for long-term ROI + weekend getaways
Legal Guide to Buying Farmhouse Land in Goa
RERA Approved & TCP Registered Plots
Buy only RERA-registered farmhouse plots with Town & Country Planning (TCP) approvals to avoid disputes.
Agricultural Land Conversion Rules
- Agricultural plots must be converted into non-agricultural (NA) use before farmhouse construction.
- Apply via the Goa Town & Country Planning Department.
NRI Rules
- NRIs can purchase residential/converted farmhouse plots under FEMA.
- Direct purchase of pure agricultural land is not allowed unless converted.
Title Deed & Registration Process
- Verify title deed & ownership chain
- Ensure the plot is free of disputes/loans
- Draft Agreement to Sell
- Pay stamp duty & registration fees
- Register at the Sub-Registrar’s office
- Mutation entry in land records
Amenities & Lifestyle Features of Farmhouse Properties in Goa
Luxury Add-ons
- Private pool, landscaped gardens, clubhouses
- 24×7 gated community security
- Organic farming & wellness spaces
Scenic Lifestyle Options
- Sea-facing plots → Anjuna, Dona Paula
- Riverside farmhouse plots → Chapora & Mandovi banks
- Eco-farmhouses → Rainwater harvesting, solar-powered villas
Weekend & Holiday Benefits
- Strong holiday rental income (Airbnb)
- Ideal for weekend escapes from Mumbai, Pune, Bangalore
- Goa’s brand value ensures lifestyle + capital growth
Investment & ROI Benefits of Farmhouse Plots in Goa
NRI & Global Interest
- NRIs from the UK, UAE, and Singapore are major buyers
- Goa ranked in India’s Top 5 NRI real estate markets (2025)
ROI Comparison – Plots vs Villas vs Apartments
Asset Type | ROI (2022–25 CAGR) | Maintenance | Resale Potential |
Farmhouse Plots | 12–18% | Low | High |
Villas | 8–12% | High | Medium |
Apartments | 6–9% | Medium | Low |
👉 Clear Winner: Farmhouse plots = best ROI + low maintenance + flexible resale
Future Value Near Mopa Airport
Plots within 15 km of Mopa Airport are projected to double in value by 2030 due to tourism, NRI inflows & business expansion.
How to Buy Farmhouse Plots in Goa – Step by Step
- Select location (North Goa / South Goa / Mopa region)
- Check RERA & TCP approvals
- Verify title deed & encumbrance certificate
- Draft & sign Agreement to Sell
- Register at the Sub-Registrar with stamp duty payment
- Update the mutation in the land records
Connectivity & Infrastructure Advantage
- Airports: Dabolim (South) & Mopa (North) = nationwide + international access
- Beaches & Highways: Most North Goa plots are within 5–10 mins of beaches
- Social Infra: Proximity to schools, hospitals, IT parks & malls makes investment more attractive
Farmhouse Plots vs Villas vs Apartments – Which is Better?
Factor | Farmhouse Plots | Apartments | |
ROI | ⭐⭐⭐⭐⭐ | ⭐⭐⭐⭐ | ⭐⭐ |
Flexibility | Build as you like | Fixed | None |
Maintenance | Low | High | Medium |
Lifestyle | Exclusive, private | Premium | Shared |
Resale | Very High | Medium | Low |
👉 Verdict: For ROI + lifestyle + flexibility → farmhouse plots lead the market.
FAQs on Farmhouse Plots in Goa
Yes, farmhouse plots offer higher ROI (12–18% CAGR), lower maintenance, and greater flexibility compared to villas and apartments.
Farmhouses can only be built on converted (NA) or residential plots with approvals from the Town & Country Planning Department and RERA registration.
NRIs can buy only residential/converted farmhouse plots under FEMA rules. Pure agricultural land cannot be purchased unless converted.
Buyers pay 5–6% stamp duty + 1% registration fee on the transaction value. Women buyers get slight concessions.
North Goa (Assagao, Anjuna, Vagator) and Mopa Airport belt (Mandrem, Morjim, Pernem) are top picks for ROI + rental income.
Verify the plot on the Goa RERA website + check TCP approvals + clear title deed + mutation records before buying.
Most farmhouse plots start from 1,000 sq. meters (as per TCP rules), but luxury gated projects offer bigger estates from 2,000–4,000 sq. meters.
Yes, NRIs and investors earn strong Airbnb/holiday rental income from luxury farmhouses in Anjuna, Assagao, Vagator, and Dona Paula.
Risks include buying non-converted/agricultural land, unclear titles, or non-RERA plots. Always work with a reputed developer and verify documents.
Yes, land values within 15 km of Mopa Airport are projected to double by 2030, driven by tourism growth and NRI inflows.
📍 Why Invest in Residential Farmhouse Plots in Goa?
✅ Perfect Mix of Nature & Modernity
- Tropical climate, scenic backdrops, and proximity to beaches make Goa ideal for eco-luxury living.
- Experience the charm of private estate plots amidst coconut groves, rivers, and rolling hills.
✅ Peaceful Yet Profitable
- North Goa offers peaceful surroundings with high demand from tourists and investors.
- Farmhouse plots here combine tranquil living with income-generating potential via rentals, retreats, or resale.
✅ Excellent ROI & Appreciation
- With infrastructure like Mopa Airport, coastal highways, and smart city developments, Goa is witnessing a spike in land appreciation.
- Luxury farmhouse plots in North Goa have seen price hikes of 12%–18% YoY, especially near beach belts and gated estates.
Top Areas to Buy Farmhouse Plots in North Goa
1. Siolim & Assagao
- Surrounded by lush greenery and Portuguese charm.
- Excellent for villa plots near beaches, just 15 minutes from Vagator and Anjuna.
- Close to yoga retreats, premium cafes, and art villages—ideal for luxury second homes.
📌 2. Parra & Anjuna Belt
- Famous for its Instagram-worthy palm roads and proximity to nightlife hubs.
- Exclusive gated plots are available with RERA approvals.
- Seamless access to Mapusa, NH66, and Mopa Airport in under 45 minutes.
📌 3. Dodamarg & North Goa-Maharashtra Border (Near Mopa Airport)
- Booming hotspot post Mopa Airport operationalization.
- Large farm plots for villas or private retreats, often with scenic hill or forest views.
- Prices are still competitive, making it ideal for early investors.
Legal & Documentation Checklist for Plot Buyers in Goa
Buying a farmhouse plot requires legal diligence. Ensure the following are verified:
- ✅ Clear Title Deed – Confirms rightful ownership.
- ✅ RERA Registration – Ensures the project complies with state regulations.
- ✅ Encumbrance Certificate – Confirms land is free from legal dues.
- ✅ Panchayat / Town Planning Approval – Needed for building permissions.
💡 Always consult a local legal advisor or use a verified real estate partner like Global Acres.
Types of Farmhouse Plots Available in Goa
Gated Community Plots
- Ideal for buyers who seek security, amenities, and community living.
- Comes with internal roads, drainage, clubhouse, and power backup.
🏡 Independent or Private Estate Plots
- Larger parcels (200–1000 sq. meters) perfect for luxury villa construction.
- More privacy, great for NRI buyers or celebrities.
🌊 Beachside & Sea-Facing Farmhouse Plots
- Premium-priced but limited in availability.
- Suitable for eco-luxury retreats, boutique villas, or second homes.
🏞️ Hill & Countryside Farm Plots
- Ideal for those seeking eco-living, organic farming, or resort development.
- Areas like Dodamarg, Paliyem, and Aldona are growing fast.
Price Trends & Cost of Farmhouse Plots in Goa
📍 Area | 🏷️ Price Range (per sq. meter) | 🔼 Appreciation YoY |
Assagao | ₹45,000–₹70,000 | 18% |
Parra | ₹35,000–₹55,000 | 15% |
Dodamarg | ₹10,000–₹20,000 | 22% |
Anjuna-Vagator | ₹50,000–₹90,000 | 20% |
🔍 Factors influencing prices:
- Road width & connectivity
- Sea/river-facing views
- Legal clearances & zoning
- Proximity to tourism hubs, cafes, or wellness centers
Compare Top Residential Plot Projects
| Project Name | Location | Starting Price |
|---|---|---|
| GHD Orchid Homes | Dodamarg | ₹40 Lac |
| Yugen Infra Plots | Mopa Zone | ₹90 Lac |
| Velvet Vista | Dodamarg | ₹90 Lac |
| Samaya Retreats | Dodamarg | ₹90 Lac |
Future Growth Potential of Farmhouse Plots in Goa
Infrastructure Projects Fueling Growth
- Mopa International Airport : Boosts NRI connectivity and land value.
- NH66 Coastal Highway: Enhances access to Mumbai and South India.
- Tourism Policy 2025: Encourages eco-tourism, wellness resorts, and sustainable villas.
Upcoming Developments
- High-end resorts like Taj, Hilton, and W Goa are expanding presence.
- Tech zones near Pernem and Tuem are attracting remote-working professionals.
Investor & NRI Demand
- NRIs are returning to invest in second homes and luxury plots due to strong legal processes and clean air.
- Goa is now part of the top 5 Indian destinations for luxury real estate investments.
Top Developers & Farmhouse Plot Projects in Goa
Here are some reliable names offering RERA-approved luxury farmhouse plots
- GHD Orchid Homes – Dodamarg
- Gated community villa plots.
- Green zoning, scenic views, and excellent ROI potential.
- Gated community villa plots.
- Yugen Infra Goa Plots
- NA-converted farmhouse land near Mopa Airport.
- Legal-ready with clear titles.
- NA-converted farmhouse land near Mopa Airport.
How to Book or Buy a Farmhouse Plot in Goa
Here’s a step-by-step guide to buying your dream plot:
- Shortlist Localities & Projects
- Based on budget, use (holiday home vs rental), and view preferences.
- Check RERA & Legal Documentation
- Ask for RERA number, conversion letter, and clear title copies.
- Visit the Site
- Inspect connectivity, soil, drainage, view, and neighborhood.
- Secure Your Plot
- Sign MoU with token advance (usually ₹1–2 lakhs).
- Register the Sale Deed
- Through a Sub-Registrar in Goa. Ensure stamp duty (4.9% for residents, 8% for NRIs) is paid.
- Post-Sale Support
- Apply for mutation (Form I & XIV), water/electricity, and get layout sanctioned (if required).
Pro tip: Use services like Global Acres to ensure legal safety, smooth paperwork, and free consultation
Why Choose Global Acres for Farmhouse Plot Investment in Goa?
✅ Local Expertise
With deep knowledge of North Goa real estate, we help you find verified, high-ROI plots with legal clarity.
✅ Free Site Visits
Get curated visits to shortlisted locations with expert guidance.
📍 Visit us at: 447, 4th Floor, Satya The Hive, Sector 102, Dwarka Expressway, Gurugram
📞 Call: +91 8448 66 2409
📩 Email: globalacres5@gmail.com
Conclusion
If you’re seeking a high-yield, secure, and luxurious real estate investment, farmhouse plots in Goa tick all the right boxes. Whether it’s a villa near the beach, a secluded estate, or a branded plotted development, Goa offers a diverse range of premium opportunities tailored to NRIs, investors, and lifestyle buyers alike.
👉 Explore your dream farmhouse plot tod
Frequently Asked Questions
- Where can I buy legal farmhouse plots in North Goa?
You can find RERA-approved, NA-converted farmhouse plots in areas like Assagao, Parra, and Dodamarg. - Are farmhouse plots in Goa a good investment for NRIs?
Yes, NRIs are increasingly investing in Goa for second homes and high rental returns, especially near Mopa Airport. - How much does a luxury farmhouse plot cost in Goa?
Prices range from ₹8,000 to ₹90,000 per sq. meter depending on location, amenities, and proximity to beaches. - What are the legal documents required to buy a farmhouse plot in Goa?
Key documents include Title Deed, NA Certificate, Encumbrance Certificate, and RERA approval. - Can I build a villa on my farmhouse plot in Goa?
Yes, after obtaining NA conversion and local approvals, you can build luxury villas or eco-retreats. - Which are the best areas in North Goa for buying farmhouse plots?
Top picks include Siolim, Assagao, Parra, and Dodamarg near Mopa Airport. - Is buying a farmhouse plot in Goa safe and legally compliant?
Yes, as long as you verify clear title, RERA registration, and NA conversion with help from experts like Global Acres.
