Real Estate Intelligence for Gurgaon

Quick answer: Choose Sector 104 Dwarka Expressway if you want a finished flat now or steady rent, because it has the largest group of occupied societies of the three. Choose Sector 103 Dwarka Expressway if your budget is under ₹1 crore, since Signature Global Grand IVA still trades in that range. Choose Sector 102 Dwarka Expressway if you can wait for a new tower: its main launches have HRERA completion dates between October 2028 and December 2032. In June 2026, resale asking prices averaged about ₹14,000 per sq ft in 104 and ₹12,000 in 103 (SquareYards), while new launches across these sectors are priced well above that. Why the price per sq ft looks so different on every website Search for Sector 102 Dwarka Expressway prices, and you’ll see figures anywhere from ₹9,000 to ₹22,000 per sq ft. Both ends can be right, because they describe different stock. Older resale flats sell for far less per sq ft than new towers. A 3 BHK of about 1,650–1,840 sq ft in Godrej Summit, Sector 104, was listed at ₹1.48–1.66 crore on HomeBazaar in October 2026, which works out to roughly ₹9,000 per sq ft. Adani’s new tower, The Marq, in Sectors 102 and 102A, was quoted at about ₹16,500 per sq ft in January 2026 (TogetherBuying). Sobha’s September 2026 guide quotes ₹17,052–21,011 per sq ft for Sector 102 Dwarka Expressway and Sector 103 together, and ₹22,172 for 104, which reflects new launches. So ask one question before comparing any two numbers: is this a resale flat or a new launch? The table below keeps the two apart. The three sectors side by side Sector 102 Sector 103 Sector 104 Resale asking price, average Not reported ₹12,000/sq ft (SquareYards, Jun 2026) ₹14,000/sq ft (SquareYards, Jun 2026) Average 3 BHK rent Not reported ₹34,650 a month ₹44,550 a month What’s on sale Mostly new launches, plus Emaar Gurgaon Greens Affordable ready flats and luxury launches Mostly finished societies Main new projects (HRERA completion) HCBS Twin Horizon (Oct 2028), BPTP Amstoria Verti Greens (Jun 2032), BPTP Gaia Residences (Dec 2032) Godrej Vrikshya (Jun 2031), AIPL Riviera (2030) Indiabulls Estate & Club I (Oct 2029), Hero Homes The Palatial, Tower E (Dec 2029) Collector rate for flats, 2026-27 Check the tehsil file Check the tehsil file ₹7,700/sq ft Portals don’t yet report reliable resale or rent averages for Sector 102 Dwarka Expressway, because most of its homes aren’t built. Sector 102 Dwarka Expressway: for buyers who can wait Most homes for sale in Sector 102 Dwarka Expressway are still under construction. The one large finished society is Emaar Gurgaon Greens: 27 towers of 14 floors on 13.53 acres, with about 672 flats and an occupation certificate. Resale 3 and 4 BHK flats there were listed at about ₹2.31–4.48 crore in September 2026 (PropertyBouquet). The new projects in Sector 102 Dwarka Expressway, with dates taken from their HRERA registrations: Project HRERA No. Size Completion on HRERA HCBS Twin Horizon GGM/948/680/2025/51 268 flats in 2 towers 15 Oct 2028 BPTP 102 Eden Estate III (plots) GGM/940/672/2025/43 126 plots 27 Nov 2029 BPTP Amstoria Verti Greens GGM/910/642/2025/13 885 flats in 5 towers 14 Jun 2032 BPTP Gaia Residences GGM/963/695/2025/66 3 towers 31 Dec 2032 Adani The Marq (Sectors 102 and 102A) GGM/1042/774/2026/14 2 towers of 46 floors see HRERA Two of the BPTP projects in Sector 102 Dwarka Expressway carry completion dates in 2032. If you book today, plan for six years of instalments before you get the keys, and keep paying rent or an EMI on your current home until then. Read the quarterly progress report on the HRERA site before each payment demand. Our comparison of ready-to-move and under-construction homes goes through that cost in detail. Gurugram Global Heights School is inside Sector 102 Dwarka Expressway, and Sheetla Mata Hospital is about 3–5 km away (PropertyBouquet). Sector 102 Dwarka Expressway is also the only one of the three with a new plotted project, BPTP’s Eden Estate III. Sector 103 Dwarka Expressway: the widest price range Sector 103 Dwarka Expressway has homes at both ends of the market within the same few streets. At the low end is Signature Global Grand IVA, a 9-acre society of 1,472 flats built under Haryana’s Affordable Housing Policy. It received its occupation certificate in 2021 and was listed at about ₹41–70 lakh in 2026 (SquareYards). Flats under that policy are small, so compare carpet area, not the super area shown on listings. At the high end, Godrej Vrikshya (HRERA GGM/846/578/2024/73) has an HRERA completion date of 30 June 2031. AIPL Riviera at Lake City is due in 2030 and was listed at ₹3.62–5.60 crore in mid-2026. Whiteland’s Westin Residences is also in this sector, but portals show two different registration numbers and possession dates for it, so take both from the HRERA site before you book. That spread is why the sector average of ₹12,000 per sq ft hides more than it shows. A 2 BHK rented for about ₹20,000 a month in June 2026 and a 3 BHK for ₹34,650. Signum 103, a ready retail block, gives residents shops close by. If you buy here in a woman’s name, the savings are easy to see. On a ₹60-lakh flat, stamp duty is ₹4.2 lakh at the 7% rate for men and ₹3 lakh at the 5% rate for women, provided the agreed price is above the collector value. Sector 104 Dwarka Expressway: For moving in or renting out now Sector 104 Dwarka Expressway is the most lived-in of the three. Godrej Summit, ATS Triumph, Hero Homes and Puri Emerald Bay are all finished. Puri Emerald Bay was registered with HRERA on 28 August 2017 (registration 136 of 2017), so this part of the road has had residents for years. Rents reflect that. A 3 BHK in Sector 104 Dwarka Expressway averaged ₹44,550 a month in June 2026, about ₹10,000 more than in 103. A 2 BHK averaged ₹23,850. SquareYards puts the sector’s gross rental yield at about 2.4%. New

Quick answer: A pre-leased property in Gurgaon is a shop, office, or showroom sold with a tenant already paying rent, so your income starts on the day of registry. Before you pay, check seven things: who the tenant is, how much lock-in is left, whether the rent is at market level, whether the lease is registered, what happens to the security deposit, your net yield after costs, and the title and approvals of the building. Most deals we see on Dwarka Expressway give a gross yield of about 6–7.5%. The figure that matters is the net yield after stamp duty, property tax, and any months without a tenant. Key takeaways What is a pre-leased property? It’s a commercial unit that already has a tenant on a signed lease when you buy it. The lease moves to you with the property. From the registry date, the tenant pays rent to you instead of the seller. People also search for it as “pre-rented property”. In Gurgaon, a pre-leased property is usually one of these: It is different from an “assured return” unit. With assured return, the developer promises you a monthly payout, often before the building is finished. With pre-leased property, a real tenant is in the space, and the rent comes from their business. More on that difference further down. Why buyers are looking at pre-leased property in Gurgaon in 2026 Office demand in the region picked up sharply this year. Colliers India reported 8.3 million sq ft of Grade A office leasing in Delhi NCR between January and September 2026. In the July–September quarter alone, NCR leased 3.3 million sq ft, more than twice the 1.6 million sq ft of the same quarter in 2025. Across the seven big office markets, average rents rose about 7% year-on-year in that quarter (Colliers India, via PropNewsTime, 3 October 2026). More leasing means more companies signing leases, and some of those leased units come up for sale. That is why the number of pre-leased listings on Golf Course Extension Road, Sohna Road and Dwarka Expressway has grown. A busier market also means more poorly checked deals, which is where the seven checks below come in. 7 checks before you buy pre-leased property in Gurgaon 1. Who is the tenant, and can they keep paying? The tenant is the asset. A national pharmacy chain on a ground-floor shop is a very different risk from a two-year-old startup on an upper floor. Ask the seller for: If the tenant is a franchisee, find out whether the lease is signed by the brand or by the local franchise company. Only the company named in the lease is bound to pay. 2. How much lock-in is left? During the lock-in, neither side can end the lease without paying a penalty, usually the rent for the unexpired lock-in. After it ends, the tenant can normally leave with a notice period of one to six months. Many buyers read “nine-year lease” and stop there. Check the start date and the lock-in clause together. A lease with a three-year lock-in that began in 2023 gives you no protection in 2026. Banks look at the same thing. Kotak’s lease rental discounting criteria ask for at least two years of lease term remaining. 3. Is the rent at market level? An inflated rent is the most common trap when you buy pre-rented property in Gurgaon. A seller can rent the unit to a related company at a high rent, sell it on a “high yield”, and the tenant leaves when the lock-in ends. Compare the rent per sq ft with two or three similar units in the same building or street. Ask the brokers active in that market what an empty unit of the same size would rent for today. If the rent in the lease is far above that, assume it will fall when the lease is renewed and price the property on the lower figure. Also read the escalation clause. A common pattern in Gurgaon is a 15% rise every three years, or about 5% a year. Escalation helps you only if the tenant stays. 4. Is the lease registered and properly stamped? Under Section 17 of the Registration Act, 1908, a lease of immovable property for more than one year must be registered. Haryana also charges stamp duty on a lease, worked out on the average annual rent, and the rate goes up with the length of the lease. An unregistered long lease is a weak document. If the tenant stops paying or refuses to vacate, you may struggle to enforce its terms in court. Ask for the registered copy with the sub-registrar’s endorsement, not a notarised print. 5. What happens to the security deposit? Most commercial tenants in Gurgaon pay a deposit of three to six months’ rent. It was paid to the seller, but when the lease ends, the tenant will ask you for it. There are two clean ways to handle it: Get it written into the sale deed. You also need an attornment letter, where the tenant confirms in writing that you are the new landlord and that rent will now come to your account. 6. What is your net yield after costs? Sellers quote gross yield: yearly rent divided by the sale price. Your real return is lower. Work it out on the total cost, after these: Two tax points catch new owners out. The first is TDS. If the rent is above ₹50,000 a month, a company tenant deducts 10% TDS before paying you. You get credit for it when you file your return, but your monthly cash credit is lower. The second is GST. Commercial rent attracts 18% GST. You must register once your total turnover crosses ₹20 lakh a year. If you are unregistered and your tenant is registered, the tenant pays the GST under reverse charge. That rule came into effect on 10 October 2024. Composition-scheme tenants were taken out of it from 16 January 2025 (Notification 07/2025-Central Tax

Quick answer: Property registration charges in Gurgaon have two parts. Stamp duty is 7% for men, 5% for women, and 6% for a man and woman buying jointly, inside municipal limits. The registration fee rises in slabs to a cap of ₹50,000 for anything above ₹90 lakh. A man buying a ₹2 Cr flat pays about ₹14.5 lakh in total. Key takeaways What is the stamp duty in Gurgaon in 2026? Stamp duty is the larger part of registration charges in Gurgaon. For a sale deed, it is 7% for a man, 5% for a woman, and 6% for joint ownership by a man and a woman, if the property is inside municipal limits. Outside municipal limits, the rates drop to 5%, 3%, and 4%. These are the rates Haryana applies to conveyance deeds, and DLF, Godrej Capital, and ClearTax all list the same figures in their 2026 guides. Buyer Inside municipal limits Outside municipal limits Man 7% 5% Woman 5% 3% Man and woman jointly 6% 4% Which column you fall in depends on location. Most sector housing in Gurugram is inside municipal limits, but a few villages and peripheral areas are not. If you’re unsure, the stamp duty calculator on the Haryana e-registration portal tells you which rate applies once you enter the property’s location. How much is the registration fee in Gurgaon? The registration fee is the smaller part of registration charges in Gurgaon, and it’s a fixed amount by value slab, not a percentage. For any property above ₹90 lakh, it is ₹50,000, which covers almost every flat sold in Gurugram today. The higher slabs were set by the Haryana Cabinet in September 2018, and we found no later change. Property value Registration fee ₹25 lakh to ₹30 lakh ₹15,000 ₹30 lakh to ₹40 lakh ₹20,000 ₹40 lakh to ₹50 lakh ₹25,000 ₹50 lakh to ₹60 lakh ₹30,000 ₹60 lakh to ₹70 lakh ₹35,000 ₹70 lakh to ₹80 lakh ₹40,000 ₹80 lakh to ₹90 lakh ₹45,000 Above ₹90 lakh ₹50,000 Below ₹25 lakh, the fees are smaller (₹100 up to ₹12,500), though published guides disagree on the exact cut-offs. Some websites still say Gurgaon’s registration fee is “1%” or a flat “₹15,000”. Neither is right for a property above ₹30 lakh. Why do the 2026-27 collector rates matter? Registration charges in Gurgaon are worked out on the higher of two numbers: your agreement value or the collector rate value. The collector rate (also called the circle rate) is the minimum value the district sets for each area. If it is higher than your price, you pay duty on the collector rate. Gurugram’s new collector rates for 2026-27 came into force on 1 April 2026, according to the Deputy Commissioner’s office. The proposals published in March showed the biggest jump on Dwarka Expressway: Dwarka Expressway (Sectors 104–115) Before 2026-27 (proposed) Group housing flats ~₹4,200 per sq ft ₹7,000 per sq ft Residential plots ₹40,000–44,000 per sq yd ₹66,125–70,000 per sq yd Source: The Tribune, 29 March 2026 (proposed rates). The final list, “Final Collector Rates for 2026”, is published by Haryana’s Urban Local Bodies department (official PDF). Check the row for your sector before you pay. New-launch buyers rarely see higher registration charges in Gurgaon from this, because developer prices on the expressway sit well above ₹7,000 per sq ft. Resale buyers are a different story. A flat that changes hands at a discount, or an older tower priced near the collector rate, can now attract duty on a value higher than the deal. Our Dwarka Expressway property prices guide shows where current asking prices sit against the new rate. Buying on Dwarka Expressway? Send us the sector and flat size, and a KMA adviser will work out your stamp duty and registration fee at the 2026-27 rates. Call or WhatsApp +91-9056560022. How do you calculate registry charges in Gurgaon? Take the higher of your agreement value and the collector rate value, multiply it by your stamp duty rate, then add the registration fee for that value. That sum is your total registration charges in Gurgaon. In steps: As a formula: registration charges in Gurgaon = (higher of agreement or collector value × stamp duty rate) + registration fee. The calculator on the Haryana e-registration portal does the same sum before you pay. How much will you pay? Worked examples Here are the property registration charges in Gurgaon for three common budgets, assuming the property is inside municipal limits, and the agreement value is above the collector value. If you’re budgeting around ₹2 Cr, see what ₹2 crore buys on Dwarka Expressway. Property value Man (7%) Woman (5%) Joint (6%) ₹1 Cr ₹7,00,000 + ₹50,000 = ₹7.5 lakh ₹5,00,000 + ₹50,000 = ₹5.5 lakh ₹6,00,000 + ₹50,000 = ₹6.5 lakh ₹2 Cr ₹14,00,000 + ₹50,000 = ₹14.5 lakh ₹10,00,000 + ₹50,000 = ₹10.5 lakh ₹12,00,000 + ₹50,000 = ₹12.5 lakh ₹3.5 Cr ₹24,50,000 + ₹50,000 = ₹25 lakh ₹17,50,000 + ₹50,000 = ₹18 lakh ₹21,00,000 + ₹50,000 = ₹21.5 lakh A resale case where the collector rate wins (illustrative): say you agree to ₹95 lakh for a 1,400 sq ft resale flat on Dwarka Expressway. At ₹7,000 per sq ft, the collector value is ₹98 lakh. Your registration charges in Gurgaon are then worked out on ₹98 lakh, not ₹95 lakh. Item Amount Collector value (1,400 × ₹7,000) ₹98,00,000 Stamp duty at 7% (man) ₹6,86,000 Registration fee ₹50,000 Total ₹7,36,000 Extra versus paying on ₹95 lakh ₹21,000 Check which area (carpet, built-up, or super area) the collector rate list uses for your tower, because that changes the answer. How does paperless registration work now? Registration charges in Gurgaon are now paid online. Since 1 November 2025, every sale deed in Haryana is registered through the paperless e-registration system. A second version with automatic mutation went live on 23 June 2026, so the land record now updates without a separate application. The system isn’t instant. In August 2026, Gurugram had 6,018 paperless applications waiting for the applicant

Quick Answer: An NA plot is land approved for non-agricultural use, such as building a house, shop, or office. In Maharashtra, the rules changed on 31 December 2025. Where the Development or Regional Plan allows the use, an approved building permission plus a one-time premium now counts as NA permission. A separate Collector’s NA order is no longer needed. Key Takeaways What does NA plot meaning? The NA plot meaning is simple: NA stands for Non-Agricultural, so an NA plot is land whose use has been legally changed from farming to purposes such as housing, commerce, or industry. In India, land is usually recorded as agricultural unless the revenue records show otherwise. You can legally build a house only on land approved for that use. Point Agricultural land NA plot Permitted use Farming Housing, shops, offices, industry (as the plan allows) Building a house Not allowed without conversion Allowed with building permission Who can buy (Maharashtra) Mainly agriculturists (Section 63, Maharashtra Tenancy and Agricultural Lands Act, 1948) Any Indian buyer; NRIs and OCIs too Home loan Generally not available Available against approved plans 7/12 extract shows Agricultural use (“शेती”) Non-agricultural use (“बिनशेती”) Good for: Anyone planning to build a home or hold a plot in a gated layout. Not for: Buyers looking for farmland, which follows different rules. What changed for NA plots in Maharashtra in 2026? Maharashtra replaced the old NA permission system on 31 December 2025. The Maharashtra Land Revenue Code (Second Amendment) Act, 2025 deleted the old conversion sections (42A–42D, 44–46 and 47A), substituted a new Section 42 and a new Section 47, and abolished the annual NA tax (Mondaq / LegaLogic, 13 May 2026). A Government Resolution (GR) dated 10 February 2026 set out how Collectors, planning authorities and banks must apply it. Point Before 31 Dec 2025 From 31 Dec 2025 NA permission Separate order (sanad) from the Collector Not needed where the Development or Regional Plan permits the use What counts as NA permission Collector’s NA order Building permission from the Planning Authority Annual NA tax Payable every year Abolished Conversion charge Conversion tax plus NA assessment One-time premium on the Ready Reckoner value 7/12 update Separate mutation application Automatic where the digital system is linked; otherwise, the Tahsildar updates it Bank loans Banks often ask for the NA sanad GR directs banks not to insist on a sanad once permission is granted and the premium is paid Building permission is now the key NA document. Applications go online through the Building Permission Management System (BPMS) or AutoDCR, or offline where no online system exists (LawWeb, March 2026, summarising the 10 Feb 2026 GR). What did not change: the land must still be in a zone where the use is allowed. Under the new Section 42(2), building permission does not upgrade Class II or restricted land to Class I. Those landholders still need sanction from the competent authority and must pay any due nazarana (premium). What is an NA order (sanad), and do you still need one? An NA order, or sanad, was the Collector’s written permission converting a survey number from agricultural to non-agricultural use. Since 31 December 2025, new conversions in planned areas no longer need one. Brokers often call these orders “NA 42”, “NA 44” or “NA 45” after the old sections of the Maharashtra Land Revenue Code they were issued under. The 2025 Act deleted those sections. Plot converted What proves NA status Before 31 Dec 2025 The Collector’s NA order (sanad), plus proof that the one-time premium has been paid From 31 Dec 2025 Building permission or layout approval from the Planning Authority, plus the premium receipt For an older plot, check that the survey number, area and purpose on the NA order match the 7/12 extract and the layout plan. A residential NA order does not cover a commercial building. What are the types of NA plots, and is an R-zone plot the same? NA plots are classed by the use they are approved for: residential, commercial, industrial or mixed use. Building rules, such as permitted floor area and setbacks, depend on that use and on the zone in the Development or Regional Plan. Type Approved for Typical buyer NA residential Houses, villas, bungalows Families, second-home buyers NA commercial Shops, offices, hotels Business owners, investors NA industrial Factories, warehouses Manufacturers, logistics firms Mixed use A combination, as the plan allows Developers Gaothan land Village settlement area, traditionally used for housing Local buyers; check the property card An R-zone plot is not automatically an NA plot. “R-zone” means the land is marked Residential in a Development or Regional Plan, so housing is allowed there. Under the 2026 rules, the plot becomes NA once building permission is granted and the premium is paid. Until then, the 7/12 extract may still show agricultural use. How to check if a plot is NA or not in Maharashtra? To confirm an NA plot, start with the 7/12 extract, then ask the seller for the building permission and the premium receipt. The 7/12 extract (Satbara utara) is Maharashtra’s record of rights for each survey number. You can view it for free on the MahaBhumi portal. Get a free NA status check before you pay. Send the plot’s survey number and 7/12 extract to a KMA adviser. We will check the land use, occupancy class, layout approval, and MahaRERA registration, and tell you what to ask the seller. Call or WhatsApp +91-9056560022. We reply on the same working day. Which documents prove a plot is NA? For an NA plot bought in 2026, ask for these documents. Together, they prove the NA plot status on paper, not just in the brochure. Older conversions will also have an NA order from the Collector. Document What it proves Where it comes from 7/12 extract Land use, owner, occupancy class, encumbrances MahaBhumi portal 8A extract All holdings of the owner in the village MahaBhumi portal Mutation entries (ferfar), about 30 years How ownership and use changed Talathi

Quick Answer: In October 2026, Yugen Golf City’s only MahaRERA-registered phase is Garden of Eden (PP1310002501906): 278 villa plots at Banda, Sindhudurg. Plots of 350–700 sq yd are listed from ₹1.34 Cr on a property portal and ₹1.57 Cr on reseller sites (base price; excludes stamp duty, registration, and PLC). Possession is listed for January 2029. Key Takeaways What are the phases of Yugen Golf City? Yugen Golf City is a township planned by Gurugram-based Yugen Infra Pvt Ltd near Manohar International Airport, Mopa. It is sold in phases, and only Garden of Eden holds a MahaRERA registration. Yugen Infra announced the project in February 2025 as a 500-acre township with a ₹2,000 Cr investment (Realty+, 7 Feb 2025). Phase Type Size / units RERA status (6 Oct 2026) Can you book it? Golfer’s Paradise (Phase 1) Villa plots 240–1,000 sq yd Not found Listed as “sold out” by resellers Garden of Eden (Phase 2) Villa plots 278 plots, ~1,80,000 sq m MahaRERA PP1310002501906 Yes, after checking the certificate Acqua Front Villas 3 BHK villas 62–70 villas (sources differ) Not found Wait for registration Golf Drive Farmhouse plots 1,300–3,000 sq yd Not found Wait; farmland rules may apply River Front Residences Studio, 1 BHK, 2 BHK Not published Not found Wait for registration Under Section 3 of the Real Estate (Regulation and Development) Act, 2016 (RERA), a developer cannot advertise or sell an unregistered project. RERA also requires the developer to keep 70% of buyers’ payments in a separate escrow account for that project (Section 4). Yugen Infra says it will fund Garden of Eden’s roughly ₹350 Cr development itself (Realty+, 13 Jan 2026). What is the Yugen Golf City price for Garden of Eden plots? The Yugen Golf City price for a Garden of Eden plot starts at ₹1.34 Cr for 350 sq yd on RealEstateIndia and ₹1.57 Cr on reseller sites, as of October 2026. Both figures are base prices. They exclude GST, stamp duty, registration, and Preferential Location Charges (PLC), which are extra fees for better-placed plots. Plot size RealEstateIndia listing Reseller price at ₹44,990/sq yd 350 sq yd ₹1.34 Cr ₹1.57 Cr 400 sq yd ₹1.53 Cr ₹1.80 Cr 500 sq yd ₹1.90 Cr ₹2.25 Cr 700 sq yd ₹2.64 Cr ₹3.15 Cr Sources: RealEstateIndia Garden of Eden listing and yugengolfcitygoa.com (channel partner), both accessed on 6 Oct 2026. The reseller rate is shown as ₹49,990 per sq yd minus a ₹5,000 “inaugural discount”. The two sources differ by about 17–19%. Yugen Infra’s own page gives only a “starting ₹1.55 Cr” headline. Ask Yugen Infra for a signed price list that shows the date, the plot number, the rate per sq yd, and every extra charge. A sq yd (square yard) is about 9 sq ft. At ₹44,990 per sq yd, land costs roughly ₹5,000 per sq ft. Comparing villa plots near Mopa? A KMA adviser can check the numbers with you. Call +91-9056560022. How has the Yugen Golf City price changed? Published listings show the Yugen Golf City price for villa plots rising from “₹80 lakh onwards” in early 2025 to ₹44,990 per sq yd for Garden of Eden in 2026. These figures come from different sellers and plot sizes, so treat the table as a guide to the trend, not a record of resale values. Date Source Price shown Feb 2025 Realty+ (launch press release) Villa plots from ₹80 lakh Oct 2025 Zricks (channel partner) Plots from ₹1.35 Cr, 350 sq yd onwards Sep–Oct 2026 yugengolfcitygoa.com (channel partner) ₹44,990/sq yd; 350 sq yd = ₹1.57 Cr Oct 2026 RealEstateIndia 350 sq yd = ₹1.34 Cr Oct 2026 Yugen Infra project page “Starting ₹1.55 Cr” A rise in a developer’s asking price is not the same as appreciation. No resale transactions in Garden of Eden were publicly available to compare. Which payment plans does Yugen Golf City offer? Reseller sites list three payment plans for Garden of Eden: Super Flexi, Flexi and Down Payment. The Flexi and Down Payment plans include a rental payment from the developer that, as advertised, runs only “till offer of possession”. Plan Payment split Developer rental offer (as advertised, Oct 2026) Super Flexi 25 : 25 : 25 : 15 : 10 (₹10 lakh booking, then 30 days, 90 days, infrastructure completion, possession) None Flexi 50 : 25 : 15 : 10 10% a year until possession is offered Down Payment 90 : 10 12% a year until possession is offered This offer is a contractual promise from the developer, not income the plot earns. It stops at possession, which is listed for January 2029. Before choosing a plan, get written answers to these questions: What does a 400 sq yd plot cost all-in? A 400 sq yd Garden of Eden plot costs roughly ₹1.58–1.87 Cr all-in, depending on which base price applies, before PLC and development charges. Maharashtra stamp duty for village (gram panchayat) areas varies between published guides, so we show a range. Item Portal price Reseller price Base price, 400 sq yd ₹1,53,00,000 ₹1,79,96,000 Stamp duty at 3%–4% (confirm with the Sawantwadi sub-registrar) ₹4,59,000–₹6,12,000 ₹5,39,880–₹7,19,840 Registration fee (1%, capped) ₹30,000 ₹30,000 Total of known items ~₹1.58–1.59 Cr ~₹1.86–1.87 Cr PLC, development, club charges Ask the developer Ask the developer GST Ask a CA Ask a CA Our guide to buying property in Sindhudurg explains Maharashtra stamp duty and registration in detail. What do the villas and apartments cost? Yugen Golf City also markets villas and apartments, but none had a MahaRERA registration we could find as of 6 October 2026, so we list prices only for reference. Product Advertised price Source Status Acqua Front Villas (3 BHK) ₹3.31 Cr onwards (400 sq yd); ₹3.51 Cr (390 sq yd) Reseller sites; RealEstateIndia No RERA found River Front Residences Studio from about ₹65 lakh Reseller sites No RERA found Golf Drive farmhouse plots Not confirmed — No RERA found Yugen Infra’s website says the villas will be “managed by Wyndham group”. We found no Wyndham announcement. Cygnett Hotels

Quick Answer: Property in Sindhudurg sits in Maharashtra, so MahaRERA, Maharashtra stamp duty, and Maharashtra land laws apply, not Goa’s. Before buying near the Goa border in 2026, check the 7/12 extract, non-agricultural (NA) status, MahaRERA registration, and whether the village falls in a proposed eco-sensitive zone. Key Takeaways Why are buyers looking at Sindhudurg near the Goa border? Buyers are looking at Sindhudurg mainly because of Manohar International Airport (GOX) at Mopa, just south of the Maharashtra–Goa border. The airport opened for commercial flights on 5 January 2023 and handled 53,76,516 passengers in FY2025-26, up 15.8% year-on-year (Wikipedia, citing airport data). Goa next door recorded 1,08,02,410 tourist arrivals in 2025 (Business Standard, 11 Jan 2026, citing Goa Tourism). Land prices inside Goa’s coastal belt are high, so property in Sindhudurg’s border villages, such as Banda in Sawantwadi taluka, sits within a short drive of the airport. Sindhudurg at a glance Fact Detail State Maharashtra (Konkan division) Headquarters Oros Talukas (8) Devgad, Kankavli, Malvan, Kudal, Sawantwadi, Vengurla, Dodamarg, Vaibhavwadi Coastline 121 km Population 8,49,651 (Census 2011) Border with Goa Partly formed by the Terekhol River How is buying in Sindhudurg different from buying in Goa? Buying property in Sindhudurg follows Maharashtra’s regulator, stamp duty, land records, and farmland rules. A plot two kilometres away in Goa follows Goa’s. Many projects near the border are marketed as “North Goa”, so read the village and district on the sale documents, not the brochure. Point Sindhudurg (Maharashtra) Goa Real estate regulator MahaRERA (maharera.maharashtra.gov.in) Goa RERA Land record 7/12 extract (Satbara) and 8A Goa’s own survey records (Form I & XIV) Stamp duty Maharashtra rates (check the sub-registrar) Goa rates Farmland purchase Restricted for non-agriculturists (Section 63) Goa’s own rules Registration Maharashtra sub-registrar, 1% fee capped at ₹30,000 Goa sub-registrar Good for: Buyers who check the legal paperwork carefully. Not for: anyone assuming a “North Goa” address brings Goa’s rules or Goa’s resale market. What kind of property can you legally buy in Sindhudurg? As for property in Sindhudurg, you can buy non-agricultural (NA) plots, flats, villas, and RERA-registered plotted projects. Agricultural land is restricted. An NA plot is land that the revenue department has approved for uses other than farming, such as building a house. This is what most “NA plot meaning” searches are asking about. Agricultural land: Under Section 63 of the Maharashtra Tenancy and Agricultural Lands Act, 1948, a person who is not an agriculturist cannot buy agricultural land without the Collector’s permission. Limited exceptions exist, for example, for bona fide industrial use under Section 63-1A. Many “farmhouse plots” near the border are agricultural land, so ask how the seller proposes to transfer them to you. Deemed NA land: Amendments to the Maharashtra Land Revenue Code, 1966 in 2017–18 added Sections 42B, 42C and 42D. Under these sections, land in an approved development or regional plan zone can be treated as converted to NA use once conversion tax and other dues are paid. In January 2026, Cyril Amarchand Mangaldas wrote about the Maharashtra Land Revenue Code (Second Amendment) Act, 2025, which simplifies land conversion further. Ask your advocate which provision applies to your plot. NRIs and OCIs: Under FEMA (Foreign Exchange Management Act) rules, NRIs and OCI cardholders can buy residential and commercial property. They cannot buy agricultural land, plantation property, or farmhouses (Embassy of India, Doha, OCI guidance). This answers the common question, “Can an NRI buy agricultural land in India?” No, except by inheritance. Property type Resident Indian NRI / OCI Flat or villa in a RERA project Yes Yes NA residential plot Yes Yes Agricultural land / farmhouse Only an agriculturist, or with permission No Is your village in an eco-sensitive zone? Check before you buy. Large parts of Sindhudurg sit in the Western Ghats, and property in Sindhudurg’s eco-sensitive villages could face building limits. On 14 April 2024, the Bombay High Court directed the Maharashtra and central governments to declare the Sawantwadi–Dodamarg wildlife corridor of about 25 villages ecologically sensitive. It kept a tree-felling ban in force until the final notification (Free Press Journal, 14 Apr 2024). A newer draft notification for the Western Ghats Eco-Sensitive Zone (ESZ) proposes 198 villages in Sindhudurg, across Sawantwadi, Kudal, Kankavli, Devgad and Vaibhavwadi talukas. Objections can be filed within 60 days of publication (Tarun Bharat, 24 Sep 2026). What to do: Which documents should you check before buying? The 7/12 extract is the starting point for checking any land or property in Sindhudurg. The 7/12 extract (Satbara utara) is Maharashtra’s record of rights. It shows the owner, area, land type, and any loans or disputes for a survey number. You can view it for free on bhulekh.mahabhumi.gov.in and download a digitally signed copy from digitalsatbara.mahabhumi.gov.in. Document What it tells you Where to get it 7/12 extract Owner, area, land type, encumbrances bhulekh.mahabhumi.gov.in 8A extract All holdings of the owner in the village Same portal Ferfar (mutation entries), ~30 years How ownership changed; any heirs missed Talathi office / portal Index II Registered past sale of the land IGR Maharashtra NA order or Sanad Proof of non-agricultural conversion Collector’s office / seller MahaRERA certificate Project registration, plans, RERA possession date maharera.maharashtra.gov.in Approved layout / building plan What can legally be built Planning authority / developer Title search report Advocate’s opinion on clear title Maharashtra advocate MahaRERA rule: projects on more than 500 sq m of land, or with more than eight units, must register with RERA before advertising or selling (Section 3, Real Estate (Regulation and Development) Act, 2016). Plotted developments are covered too. Never pay an expression-of-interest (EOI) or “pre-launch” amount for an unregistered project. What does it cost to buy property in Sindhudurg? On top of the price, expect stamp duty, a registration fee capped at ₹30,000, and legal costs. Confirm the stamp duty rate for your village before budgeting. Published 2026 guides disagree on the rate for gram panchayat (village) areas. Square Yards lists 3% for men and 2% for women. Bhume.in lists “around 4%”. Your sub-registrar’s