Quick Answer: Yugen Golf City is a township by Gurugram-based Yugen Infra at Village Banda, Sindhudurg, Maharashtra, just north of the Goa border. As of September 2026, its Garden of Eden plots hold MahaRERA registration. We found no RERA number and no signed hotel contract for its River Front Residences apartments. Yugen has not published an official price list.
Key Takeaways
- Location: Yugen Golf City is legally in Sindhudurg district, Maharashtra, not Goa. Maharashtra rules, stamp duty, and MahaRERA apply.
- RERA: Garden of Eden Phase 2 received MahaRERA registration in January 2026 (Construction World). The hotel-managed apartments (River Front Residences) had no MahaRERA record we could find as of 30 Sep 2026.
- Hotel brand: Cygnett Hotels & Resorts signed a management contract with Yugen Infra in January 2025 for a 150-villa resort under its Anamore luxury brand (Asian Hospitality). For the apartments, the sales team names Cygnett and Sarovar Premiere, and sales sites also mention Wyndham and Radisson. We found no publicly signed agreement for the apartments.
- 15% ROI: On a ₹1 Cr purchase at Goa’s 2025 median occupancy of 46%, a unit would need about ₹8,900 a night, roughly 2.3 times Goa’s ₹3,839 median nightly rate (Airbtics). We could not verify the claim.
- Suits: Long-horizon buyers who want a Goa-border second home and accept delivery risk. Not for: anyone who needs a fixed income from day one.
What is Yugen Golf City?
Yugen Golf City is a planned golf-themed township by Yugen Infra Pvt Ltd, a developer headquartered at M3M Cosmopolitan, Sector 66, Gurugram. In February 2025, Yugen Infra announced a 500-acre township near Manohar International Airport, Mopa, with a ₹2,000 Cr investment, a 9-hole golf course, and a 150-key resort (Realty+, 7 Feb 2025).
The township is sold in separate phases. Each phase needs its own RERA registration:
| Phase / product | Type | RERA status found (30 Sep 2026) |
| Garden of Eden | Villa plots | MahaRERA-registered (Phase 2, Jan 2026) |
| Golf Drive | Farmhouse plots | Not found |
| Acqua Front Villas | 3 BHK villas | Not confirmed |
| River Front Residences | Studio, 1 BHK, 2 BHK apartments | Not found |
Yugen Infra has not published an official price list. Prices quoted by resellers differ from site to site, so ask the developer for a dated cost sheet before comparing.
Is Yugen Golf City in Goa or Maharashtra?
Yugen Golf City is in Maharashtra. Construction World (9 January 2026) placed its MahaRERA-registered phase at Village Banda, Taluka Sawantwadi, District Sindhudurg. Sales material describes the project as “North Goa” or “North of Goa”, which refers to its location near the border.
This matters for anyone comparing property in Sindhudurg with property inside Goa:
- Regulator: MahaRERA (maharera.maharashtra.gov.in), not the Goa RERA.
- Stamp duty and registration: Maharashtra rates apply, not Goa’s.
- Local approvals: Sindhudurg district and Banda gram panchayat, not Goa’s town-planning bodies.
- Short-stay rentals: ask which Maharashtra licences the hotel operator will hold to rent out the units.
Banda sits on the bank of the Terekhol River, which forms the Goa–Maharashtra boundary for part of its course. Banda is also the last Maharashtra town on NH-66, the Mumbai–Goa highway (Wikipedia). River views and highway access are therefore possible, but each depends on the exact plot and tower.
Is Yugen Golf City RERA-registered?
Part of it is. In January 2026, Yugen Infra received MahaRERA registration for Garden of Eden Phase 2: 278 residential plots on about 1,80,000 sq m (Construction World, 9 Jan 2026). Channel-partner listings give the registration number as PP1310002501906. Confirm it on the MahaRERA portal before you pay.
We could not find a MahaRERA registration for River Front Residences. That is the hotel-managed apartment product sold with the 15% ROI message. Until a project is registered, a developer cannot legally advertise or sell it under Section 3 of the Real Estate (Regulation and Development) Act, 2016. KMA’s advice: do not pay any booking amount, expression-of-interest (EOI) cheque, or “pre-launch” deposit until a registration number appears on the MahaRERA portal.
Which hotel brand will manage the apartments?
No hotel brand is publicly confirmed for the apartments as of 30 September 2026. The brand name has changed over time:
| Brand | What was said | Source | Status |
| Cygnett Hotels & Resorts (Anamore) | Management contract for a 150-villa resort | Asian Hospitality, 15 Jan 2025; Realty+, Feb 2025 | Signed for the villa resort |
| Sarovar Premiere (Sarovar Hotels) | Named as an operator in sales material | Sales material, Sep 2026 | No public announcement found |
| Wyndham | Named for Acqua Front Villas | Channel-partner sites, 2025–26 | No public announcement found |
| Radisson | “In discussion” | Sales material, Sep 2026 | No public announcement found |
Neither Wyndham’s nor Radisson’s report of H1 2026 India signings mentions Goa, Sindhudurg, or Yugen (Asian Hospitality, 2026). Ask which brand will run the apartments under its signed Hotel Management Agreement (HMA). An HMA is the contract that sets the operator’s fee, the owner’s revenue share, and how many nights owners may use their unit.
Verified vs. unverified: the claims checked
Four of the ten claims below are verified or plausible based on public evidence. The other six come only from the project’s sales material.
| Claim | What we found | Status |
| On NH-66 | NH-66 passes through Banda | Plausible; confirm plot frontage on the site plan |
| Terekhol River views | Banda is on the Terekhol | Plausible; varies by unit |
| Golf-course access | 9-hole course announced Feb 2025 | Announced; not built |
| Near Mopa airport | Airport operational since Jan 2023 | Verified (drive time not measured) |
| 450–500 units, ~5 acres | No public source | Unverified |
| G+7 rental block, G+10 self-use block | No approved plan seen | Unverified |
| Rooftop clubhouse, 100+ amenities | Sales material only | Unverified |
| 5-star hotel management | Cygnett contract covers the villa resort only; no public HMA for apartments | Unverified |
| Minimum 15% ROI | See the maths below | Unverified |
| 5% PLC | Sales material only | Unverified |
G+7 means ground plus seven floors. A G+7 block for rental units and a G+10 block for self-use means the two uses are in separate buildings.
Is the 15% ROI claim realistic?
Public rental data does not support a 15% annual return from rent alone. At Goa’s 2025 median of 46% occupancy (Airbtics, Feb 2025–Jan 2026), a unit bought for ₹1 Cr all-in would need about ₹8,900 a night for a 15% gross return. Goa’s median rate is ₹3,839. We use a round ₹1 Cr purely to illustrate the maths; it is not a Yugen price.
What a 15% return would need
| Item | Figure |
| Illustrative all-in purchase cost | ₹1 Cr |
| 15% of that | ₹15 lakh a year |
| Nightly rate at 100% occupancy | ~₹4,110 |
| Nightly rate at 46% occupancy (~168 nights) | ~₹8,930 |
| Goa median nightly rate, 2025 | ₹3,839 (Airbtics) |
What public Goa rental data suggests
The median Goa short-term rental earned ₹6.53 lakh in February 2025–January 2026 (Airbtics, 9,684 listings), with occupancy down 9.8% year on year. On a ₹1 Cr cost, that is about 6.5% gross. Hotel operators typically keep a share of revenue for running costs. If the operator kept 35% (our assumption; the actual share will be in the HMA), the owner would earn about 4.2% before maintenance and income tax.
The Airbtics median covers all Goa listings, including small homestays. A professionally run, hotel-branded unit may charge more per night, so treat these figures as a baseline, not a ceiling.
Sales sites also advertise 8–12% fixed rental payments linked to how much you pay upfront, and a 14–18% “NPV benefit” (yugengolfcitygoa.com, Sep 2026). These are contractual promises from the developer, not rental income. Their value depends entirely on the developer’s ability to pay. Ask for the offer in writing: on what base price, for how many years, and who pays if the hotel underperforms.
Compare before you commit. KMA can put Yugen’s numbers side by side with other registered options near Mopa. Call +91-9056560022 to speak to an adviser.
What charges are added to the base price?
Expect several charges on top of the base price, so the all-in cost will be noticeably higher than the advertised figure. Ask for each one in a dated, written cost sheet.
| Charge | What it is | Rate |
| Preferential Location Charges (PLC) | Extra fee for units with better views or positions | 5% as stated in sales material (unverified) |
| GST | Tax on under-construction flats | 5% without input tax credit |
| Stamp duty | State tax on the sale deed | Maharashtra rate for the area; check with IGR Maharashtra |
| Registration | Fee to register the deed | 1%, capped at ₹30,000 in Maharashtra |
| Others | Maintenance deposit, club membership, furnishing (hotel operators usually specify the fit-out), legal fees | As per developer |
Location: what is near Banda, and how far?
Banda’s main asset is Manohar International Airport (GOX) at Mopa, which handled 53.77 lakh passengers in FY2025-26, up 15.8% (Wikipedia, citing airport data). Goa itself recorded 1,08,02,410 tourist arrivals in 2025 (Business Standard, 11 Jan 2026).
| Place | Drive time | Status | Source |
| Mopa Airport (GOX) | 10–15 min (developer’s figure) | Operational since 5 Jan 2023 | Developer; airport data |
| NH-66 Mumbai–Goa highway | Passes through Banda | Operational | Wikipedia |
| Pernem railway station | ~20 min (developer’s figure) | Operational | Developer |
| Panaji | ~35 min (developer’s figure) | — | Developer |
| Arambol, Mandrem, Morjim beaches | 25–40 min (developer’s figure) | — | Developer |
| 9-hole golf course | On site | Announced, not built | Realty+, Feb 2025 |
| “Casino zone” | 10–15 min (developer’s figure) | No government source found | Developer |
Drive times are the developer’s figures. Check them off-peak on a site visit.
Who is Yugen Golf City good for, and who should avoid it?
Good for:
- NCR families who want a second home in Goa, can wait 3–5 years, and plan to use it themselves.
- Plot buyers happy to hold land in a RERA-registered phase (Garden of Eden) for the long term.
- Buyers who value quiet, green surroundings more than beach-town nightlife.
Not for:
- Investors who need a fixed monthly income from the start.
- Anyone unwilling to wait for a RERA number, a signed hotel agreement, and a RERA possession date.
- Buyers who want walkable shops, schools, and hospitals now.
- Anyone who assumed Goa property rules apply.
What to check before you book
- Registration: search the project name on the MahaRERA portal and download the registration certificate and approved plan.
- Carpet area: confirm the carpet area (the usable floor area inside the walls, as RERA defines it) in the Builder-Buyer Agreement (BBA).
- Possession date: use the RERA-registered date, not the date in the brochure.
- Hotel contract: get a copy of the signed HMA, or a letter from the brand itself.
- Rental terms: revenue share, fees, owner-use nights, lock-in period, and exit rules.
- Payment plan: whether it is a Construction Linked Plan (CLP), where you pay in stages as the building is built, or a Down Payment Plan (DPP), where you pay most of the price upfront. Tie any rental promise to the plan in writing.
- Land title: have a Maharashtra advocate check the title and zoning.
- Tax: ask a CA how the rental income will be taxed. NRIs should also ask about Tax Deducted at Source (TDS) and repatriation.
FAQs
Is Yugen Golf City in Goa?
No. Yugen Golf City’s RERA-registered phase is at Village Banda, Sawantwadi taluka, Sindhudurg district, Maharashtra, just north of the Goa border (Construction World, Jan 2026). It is marketed as “North Goa” because of its location near the border. Maharashtra stamp duty, MahaRERA, and Maharashtra local approvals apply.
Is Yugen Golf City RERA-approved?
Partly. Garden of Eden Phase 2 received MahaRERA registration in January 2026. As of 30 September 2026, we found no MahaRERA registration for River Front Residences, the hotel-managed apartments. Check the project’s registration certificate on maharera.maharashtra.gov.in before you pay anything.
Which hotel brand manages Yugen Golf City?
Not publicly confirmed for the apartments. Cygnett Hotels & Resorts signed a contract in January 2025 to manage a 150-villa resort at the township under its Anamore brand. Sales material also names Sarovar Premiere, Wyndham, and Radisson, but we found no public signing by them. Ask for the signed Hotel Management Agreement.
Is the 15% ROI guaranteed?
No. A projected return is not a guarantee, and we found no public document explaining how the 15% is calculated. At Goa’s 46% median occupancy (Airbtics), a 15% gross yield on a ₹1 Cr purchase needs about ₹8,900 a night, more than twice Goa’s ₹3,839 median rate.
What is the price of an apartment in Yugen Golf City?
Yugen Infra has not published an official price list. Resellers advertise studios from about ₹65 lakh (September 2026), excluding GST, stamp duty, registration, and PLC. Figures differ between sites, so ask Yugen Infra for a dated cost sheet that states the carpet area.
How far is Yugen Golf City from Mopa airport?
The developer says 10 to 15 minutes by car. We have not yet measured the road distance.
Can NRIs buy in Yugen Golf City?
NRIs can generally buy residential property in India. Under FEMA (Foreign Exchange Management Act) rules, they cannot buy agricultural land, plantation property, or farmhouses. Before booking a plot, check that it is non-agricultural, and ask a CA about TDS on rental income.
Verdict
Yugen Golf City is a real, partly RERA-registered township in Sindhudurg, Maharashtra, near a busy new airport. Its hotel-managed apartments are not yet ready for a sound investment decision. The land phase has a MahaRERA registration. The apartment product has no public registration, no confirmed hotel brand, and an ROI claim that 2025 Goa rental data does not support. For a second home you plan to use, it is worth a site visit. As an income investment, wait for the paperwork.
Want a second opinion before you visit? Book a free call with a KMA adviser on +91-9056560022 or at Contact-us. We reply on the same working day.
Sources
- Construction World, “Yugen Infra gets MahaRERA nod for Garden of Eden Phase 2”, 9 Jan 2026. https://www.constructionworld.in/policy-updates-and-economic-news/yugen-infra-gets-maharera-nod-for-garden-of-eden-phase-2/84291
- MahaRERA project search portal. https://maharera.maharashtra.gov.in
- Realty+, “Yugen Infra to develop golf township & luxury villa project in Goa”, 7 Feb 2025. https://www.rprealtyplus.com/press-room/yugen-infra-to-develop-golf-township-luxury-villa-project-in-goa-118715.html
- Business Standard, “Goa sees record 10.8 mn tourist arrivals in 2025”, 11 Jan 2026. https://www.business-standard.com/india-news/goa-sees-record-10-8-mn-tourist-arrivals-in-2025-foreign-arrivals-rise-126011100094_1.html
- Airbtics, Goa short-term rental data, Feb 2025–Jan 2026. https://airbtics.com/annual-airbnb-revenue-in-goa-india/
- Wikipedia: Manohar International Airport; Banda, Maharashtra; Terekhol River (accessed 30 Sep 2026).
- Asian Hospitality, “India’s Cygnett Hotels expands five-star brand”, 15 Jan 2025. https://www.asianhospitality.com/indias-cygnett-hotels-expands-five-star-brand/
- Asian Hospitality, Wyndham and Radisson H1 2026 India signings, 2026. https://www.asianhospitality.com/wyndham-signs-11-hotels-india/ · https://www.asianhospitality.com/radisson-hotel-group-160-hotels-h1-2026/
- Yugen Infra official site (https://yugeninfra.com) and yugengolfcitygoa.com (channel partner), accessed 30 Sep 2026.
Disclaimers
Figures, availability and specifications are indicative. They are taken from developer and channel-partner material accessed on 30 September 2026, not from an official price list. Verify all details, including the MahaRERA registration, before booking.
This article is for general information only and is not investment advice. Property prices and rental yields can fall as well as rise.
About KMA Global Properties
KMA Global Properties is a RERA-registered real estate agency in Gurugram, focused on Gurugram, that advises homebuyers and works with channel partners.