✅ Steps for Buying Land in Goa & Sindhudurg
1. Define Your Purpose
Residential home / villa
Resort / hotel project
Orchard / farmland (eco living)
Investment for appreciation
📌 This will help decide whether you need settlement land, orchard land, or agricultural land.
2. Shortlist Location & Plot
Goa: Canacona, Quepem, Palolem, Usgaon, etc.
Sindhudurg: Malvan, Tarkarli, Bhogwe, Devgad, Vengurla.
Check proximity to MOPA Airport, Chipi Airport, beaches, highways.
3. Verify Land Title & Ownership
Demand 7/12 extract (Satbara) in Sindhudurg or Form I & XIV in Goa.
Confirm survey plan and mutation records.
Ensure land is not under dispute, tenancy, or government restriction.
4. Check Zoning & Land Use
Settlement zone → Construction allowed (house, villa, resort).
Orchard zone → Limited construction (farmhouse, eco-resort).
Agricultural → Only farming allowed unless converted.
📌 In Goa, check Regional Plan (RP).
📌 In Sindhudurg, check Collector / Town Planning office.
5. Due Diligence
Encumbrance Certificate (no loan/mortgage).
Check if land falls under CRZ (Coastal Regulation Zone) restrictions.
Verify access road (minimum 6–10m wide for approvals).
6. Price Negotiation & Token Advance
Negotiate based on market rate and location.
Pay token advance (Bayana) with a simple MoU / Agreement to Sale.
7. Agreement to Sale
Drafted on stamp paper.
Mention plot size, price, timeline, payment terms.
Register it at Sub-Registrar Office (SRO).
8. Title Search & Advocate Verification
Hire a local property lawyer to verify last 30 years of ownership records.
Check survey boundaries on site with Talathi/Surveyor.
9. Final Sale Deed & Registration
Prepare Sale Deed with lawyer.
Register at Sub-Registrar Office:
Goa → Panjim / Margao / Quepem SROs.
Sindhudurg → Malvan / Kudal / Devgad SROs.
Buyer & Seller must be present with witnesses.
10. Post Purchase Steps
Mutation of property in buyer’s name at Revenue Dept.
Update property tax records.
Fencing / compound wall to secure land.
Key Notes for BuyersNRI Buyers