Land Zoning Guide Of Goa

Land Zoning Guide for Goa

Goa has emerged as a prime destination for real estate investment, attracting developers, second-home buyers, and retirees. The state’s lush greenery, pollution-free climate, smaller project sizes, and low population density make it an ideal choice for those seeking a peaceful yet luxurious lifestyle.

Unlike metro cities, Goa’s land ownership and construction laws differ significantly, often leading to confusion among buyers. Understanding land zoning classifications is crucial before purchasing a plot. Here’s a breakdown of the major land categories in Goa and their permissible usage.

Types of Land Classifications in Goa

1️⃣ Agricultural Land

  • Reserved strictly for farming activities, primarily paddy fields.

  • Plays a vital role in recharging groundwater and preventing monsoon flooding.

  • No permanent construction is permitted.

✅ FAQs on Agricultural Land

❓ Can agricultural land be converted into a settlement?

  • No, land classified as agricultural under Town & Country Planning (TCP) cannot be converted into a settlement zone.

❓ Can a farmhouse be built on agricultural land?

  • No, only a small pump house is allowed with government permission.

2️⃣ Orchard Land

  • Typically covered with fruit-bearing trees, coconut plantations, and wild vegetation.

  • Offers the second-highest green cover in Goa after forests.

✅ FAQs on Orchard Land

❓ Can orchard land be converted into a settlement?

  • Yes, but only during the master plan revision process and subject to approval.

❓ Can a farmhouse be built on orchard land?

  • No, permanent structures are not permitted.

❓ Who can buy orchard land in Goa?

  • Any Indian citizen, except OCI or PIO cardholders.

3️⃣ Settlement Land

  • The only classification where construction is permitted.

  • Ideal for residential, commercial, and hospitality projects.

  • Requires a minimum 6-meter-wide access road for development.

✅ FAQs on Settlement Land

❓ Who can buy a settlement plot in Goa?

  • Any Indian citizen can purchase a settlement plot.

❓ What is the FAR/FSI allowed in Goa?

  • VP-1 Panchayats:

    • Up to 4,000 sq. meters – 80% FAR

    • Above 4,000 sq. meters – 70% FAR

  • VP-2 Panchayats:

    • Up to 4,000 sq. meters – 60% FAR

    • Above 4,000 sq. meters – 50% FAR

❓ What are the rules for constructing a hotel or resort in Goa?

  • The plot must have a minimum 8-10 meter-wide access road.

  • FSI/FAR regulations apply as per the zoning classification.

❓ Is there a height restriction for construction?

  • 60% FSI/FAR → Max building height: 9 meters

  • 80% FSI/FAR → Max building height: 11 meters

  • Standard ceiling height in Goa → 2.90 meters

❓ What permissions are required for construction?
1️⃣ SANAD from the Collector (for land conversion).
2️⃣ Approval from Town & Country Planning (TCP).
3️⃣ Construction license from the Panchayat.

Final Thoughts

Understanding Goa’s land zoning regulations is crucial to making an informed property investment. Whether you’re an individual buyer or developer, ensuring the land’s classification aligns with your intended use is key to avoiding legal hurdles.

Looking for clear title plots in Goa? Explore our listings here!