For many buyers, the idea of plots for sale in Goa begins with location — close to the river, near the city, or in a growth corridor. But beyond that, the real decision depends on practical details like zoning, access, and approvals. These determine what you can build, how quickly you can begin, and what the land will mean for you in the long run.
At Linc Property, our role is to filter for these factors first. This way, whether you are buying for residential use, tourism projects, business development or long-term investment, you can match the plot to your goals with clarity. Below, we map out key locations and explain what they realistically offer.
Chorao: Waterfront Land and Ready Villa Approvals
Chorao Island sits just a short ferry ride from Panjim. Two very different opportunities exist here:
- Waterfront Parcel (23,225 sq. m, CRZ zone): With 500 meters of river frontage, this plot works best for marine-related activities like jetties or leisure projects. CRZ regulations restrict conventional construction, so this is not for standard residential builds. Buyers should see this as a niche, compliance-led opportunity.
- Full-Settlement Plot (4,100 sq. m): Already cleared for eight 5BHK villas with pools. Since approvals are in place, you can begin construction immediately after the sale deed. For anyone looking at residential plots for sale in Goa, this saves months, if not years, of paperwork and approvals.
Jua (St. Estevam Island): Settlement Zoning with Space
About 20 minutes from Old Goa, St. Estevam Island offers a 6,475 sq. m settlement-zone plot. Unlike CRZ land, settlement zoning allows straightforward residential development. The location suits holiday villas, wellness homes, or small retreats. Buyers who want the feel of an island but still need quick road connectivity will prefer Jua.
Bainguinim (Kadamba Plateau): Central and Versatile
The Kadamba Plateau is increasingly popular because of its proximity to Panjim and institutions already operating there.
- 4,000 sq. m Plot (Residential + Institutional split): Useful for phased or mixed-use development. For instance, hostels or educational facilities on the institutional section and apartments or villas on the residential section.
- 3,600 sq. m Settlement Plot: Faces the NH4A service road, about 9 km from Panjim. This one is practical for straightforward housing or a small gated community.
For families or developers seeking plots for sale in North Goa within reach of daily conveniences, Kadamba offers the most practical options.
Pernem and Mopa: Airport Growth Zone
The new Mopa International Airport has made Pernem a hotspot for buyers who want to capture future demand.
- Pernem Settlement Plot (2,640 sq. m): Comes with 100% FAR, with potential conversion to 200% FAR. A good fit for commercial projects such as offices, banks, or shops.
- Mopa Orchard Plot (8,675 sq. m): Better suited for farmhouses or lifestyle retreats. The existing 4-meter road (with widening planned) ensures long-term connectivity. For end-users, this balances space with the advantage of being near the airport.
Sateli (Maharashtra Border): Large-Scale Tourism Potential
Though just outside Goa, Sateli sits 18 km from Mopa Airport and has 41,000 sq. m in the T3 Tourism Zone. This zoning is specifically favorable for resorts, hotels, or leisure projects. For developers seeking larger land parcels than typically available within Goa’s borders, Sateli provides scale with the same market access.
Making the Right Choice
Here is what matters when deciding between these plots for sale in Goa:
- Zoning first: CRZ and Orchard require specific, low-density uses. Settlement allows standard residential.
- Check approvals: If plans are sanctioned, like the 5BHK villas in Chorao, you save time.
- Connectivity counts: Ferry proximity, highway access, and airport corridors can define future resale value.
- Purpose-driven selection: Choose islands for privacy, Kadamba for family living, Sateli for large-scale tourism development and Pernem/Mopa for growth potential.
Why Linc Property
We focus on listings with clear zoning, access, and paperwork. That means fewer surprises during due diligence and faster timelines to development. Whether you are looking to buy plots in Goa for personal use, business or investment, the right choice is not just about the land—it’s about matching the location to your purpose with confidence.
If you’re ready to shortlist land in Goa, reach out for a guided walkthrough of the locations best suited for your plan.