Eleva by Hiranandani Goa

Updated 4 October 2026.

In short: Eleva by Hiranandani Goa is two projects, built by two local developers on two separate sites, with Hiranandani's name on both. Aria Residency is 78 apartments in four towers at Calangute, developed by Azul Amor LLP. Cloud Infinity Premium Villas is 44 villas at Bainguinim, on the Old Goa side of Panjim, developed by Shree Yagna Builders & Developers. Eleva by Hiranandani, the Niranjan Hiranandani group's consultancy arm, is the project management consultant on both: it is not the developer and not the promoter on the RERA record. Both carry Goa RERA numbers: PRGO04262718 and PRGO08262775 for Aria, PRGO03262696 for the villas. No price, unit size or possession date has been published for either. Sales opened for pre-booking in September 2026.

Eleva by Hiranandani Goa at a glance

What is Eleva by Hiranandani?

Eleva is a fee-for-service business. When the Hiranandani group announced it in November 2023, it described Eleva as a consultant to landowners and developers who already hold clear title and their approvals: Eleva brings design, construction management, sales and the Hiranandani quality standard, and is paid a service fee. The land, the approvals and the customer contracts stay with the local developer. That is exactly how both Goa projects are set up. Eleva's own Goa pages say, in their disclaimer, that it "is appointed as a Project Management Consultant" and that each project "is being developed by" the local firm.

For a buyer, that one line decides most things. Under RERA the promoter answers for the title, the construction, the delivery date and the defect liability, and the promoter here is Azul Amor LLP or Shree Yagna, not Hiranandani. We found nothing in Eleva's material that says a Hiranandani company will sign the agreement for sale, guarantee completion or stand behind the work. If that matters to you, and it should, ask for it in writing before you pay a booking amount.

The track record is also short. Eleva by Hiranandani's only earlier project is Vista Residences in Andheri West (the Oshiwara side of Mumbai), done with two local partners: three towers of 33 storeys, flats from about Rs 3 crore, and a RERA possession date of December 2028. Nothing Eleva has managed has been handed over yet, so Goa is its second outing and its first outside Mumbai.

Which Hiranandani is this?

The Hiranandani Group was founded in 1978 by two brothers, Niranjan and Surendra Hiranandani, who later went separate ways. Eleva belongs to Niranjan Hiranandani's side: its website is owned by Evita Constructions, a family company of his, and its office is the group's Olympia building in Hiranandani Business Park, Powai. Niranjan Hiranandani, chairman and managing director of Hiranandani Communities, is the one quoted in the Goa launch.

House of Hiranandani is Surendra Hiranandani's separate company, with projects in Mumbai, Thane, Kalyan, Chennai, Hyderabad and Bengaluru. It has no project in Goa. Nor is there a Hiranandani Estate in Goa: Hiranandani Estate is the group's township in Thane, and the "Hiranandani villas" that searches turn up are in Bengaluru, Chennai or Alibaug. As of October 2026, these two Eleva-managed projects are the only Hiranandani projects in Goa we could find, under any Hiranandani company.

Eleva by Hiranandani Goa location: two addresses, not one

Eleva's main Goa page puts both projects under one heading, "Calangute, North Goa", and the launch coverage spoke of "a five-acre land parcel". Neither is quite right. The two microsites print two different survey numbers in two different talukas:

• Aria Residency: Survey No. 472/3-B, Calangute village, Bardez taluka. This is the coastal belt, a few minutes from Calangute, Candolim and Baga beaches.
• Cloud Infinity Premium Villas: Survey No. 19/2-A-1, Bainguinim village, Tiswadi taluka. This is inland, on the Kadamba plateau along the Old Goa road, south of the Mandovi and roughly 25 km by road from Calangute.

The villa page itself calls the site "Old Goa", "New Panjim" and "Kadamba on Old Goa Road" in three different places. All three describe the same area east of Panjim. It is a quieter, more residential part of Goa than Calangute, close to the capital, the Goa Medical College and the Old Goa churches, and 35 to 45 minutes from either airport by the developer's own timings. It is not a beach address, and anyone shown the Calangute heading should be clear which of the two homes they are being offered.

Since the 5,125 sq m Aria site is about 1.27 acres, the "five acres" can only be the two sites added together. That would leave roughly 3.7 acres for the villas, or about 343 sq m of land per villa once roads, the clubhouse and the shops are counted in. That is our arithmetic on the press figure, not a number either developer has published; the RERA record carries the actual land area for each registration.

Aria Residency Goa: the Calangute apartments

Aria Residency is 78 homes in four towers, split into Block A and Block B, on a site of 5,125 sq m. Block A carries 2 and 3 BHK apartments, 3 BHK villaments (a ground-floor flat with its own garden and pool) and penthouses with and without terraces. Block B is 2 BHK only, in the same four formats. The developer's line is that every home "opens onto a private pool", which on a site this size means a plunge pool on a deck or terrace, not a garden pool. Ask for each pool's size, who waterproofs and maintains it, and what it adds to the monthly charges.

Seventy-eight homes on 1.27 acres works out to about 62 homes an acre, or roughly 66 sq m of land per home. That is dense by Calangute standards, where much of the newer stock at this price is low-rise villas. In return the amenities list is long for a project of this size: a clubhouse, restaurant and bar, gym, sauna, a lap pool and a lap-length infinity pool, a children's pool and park, a games room, a pickleball court, concierge and 24-hour security.

The marketing calls it "Goa's First Ever Wellness Living Residence". Nothing on the site says what that means beyond the sauna, the pools and the gym, so treat it as a slogan. The distances it gives are by road: Calangute beach 5 minutes, Candolim 8, Baga 10, Dr Dukle's hospital 5, Panjim 25, Dabolim airport 45. It quotes 30 minutes to Manohar International Airport at Mopa. Calangute to Mopa is close to 40 km, so allow longer than that, especially in season.

The developer is Azul Amor LLP, and the microsite carries the logo of Azul Homes, a Goa villa builder whose own site lists five small projects: Azul Amor (six villas at Parra, sold out, which is very likely where the LLP takes its name), Azul Alma (eight villas, Parra), Azul Vida (one villa, Parra), Azul Paradiso (eight villas, Siolim) and Azul Estilo (twenty villas in Kasauli, Himachal Pradesh). Aria is its first apartment project and four times the size of anything it lists. That is the gap Eleva is presumably there to fill, and also the reason to read the Goa RERA record for Aria closely.

Cloud Infinity Goa: the villas near Old Goa

Cloud Infinity Premium Villas is a gated estate of 44 villas in 3 and 4 BHK layouts, arranged in Blocks A to D, with 140,081 sq ft of construction in all and more than 11,000 sq ft given to a clubhouse, dining and pools. The plan also has a retail and dining strip; the gallery shows a "Cloud Commercial Plaza" and high-street shops. Ask whether the shops face a public road with their own entrance or sit inside the gate, because that decides who walks through the estate.

Divide the 140,081 sq ft by 44 and you get just under 3,200 sq ft a villa, and less once the club and the shops come out. So these are mid-sized villas, not the large plots that "premium villas" usually suggests in Goa. The amenities are a resort-style pool, a gym, an indoor lounge, a multipurpose hall, a sports court, a jogging track, a climbing wall, event lawns, a pet park and a café. The developer's distances: The Fern Kadamba hotel 4 minutes, Healthway Hospital in Old Goa 2, Goa Medical College 15, the new Zuari bridge 20, Dabolim 35, Mopa 45.

Two things about Bainguinim are worth knowing. It is a growing residential pocket close to Panjim, with Gera, Milroc and other developers already on the Kadamba plateau. It is also the village where the Goa Waste Management Corporation plans a 100-tonne-a-day wet-waste and biogas plant. On 29 September 2026 the corporation shortlisted four firms to prepare it, after years of objections over the site's closeness to homes and to the Old Goa monuments, and the matter has been in court. We could not establish how far that site is from Survey No. 19/2-A-1. Look at the two on a map before you book.

The developer, Shree Yagna Builders and Developers, says in its own material that it has built in Goa for more than ten years and completed three villa projects; the names it gives include Cloud 7 and La Demure, both villa projects at Vagator. We could not reach a company or firm record for it, so ask whether it is a partnership or a company, who its partners or directors are, and for the occupancy certificates of the projects it has finished.

Eleva by Hiranandani Goa price

There is no price. Both microsites ask buyers to register for "early bird benefits" and pre-book, and promise pricing on a callback. Any figure you are shown is a sales quote, so get it in writing against a unit number, with every charge listed.

The company did give one number: a combined project value of Rs 450 crore for about 2.5 lakh sq ft. That is an average of about Rs 18,000 per sq ft across both projects, or about Rs 3.7 crore a home across 122 homes, before the shops are taken out. Hold it against what each area sells at today:

Now the arithmetic. Take the 2.5 lakh sq ft, subtract the villas' 140,081 sq ft, and Aria has about 1.1 lakh sq ft, or roughly 1,400 sq ft a home on average. At Calangute's average rate that is Rs 141 crore. That leaves about Rs 309 crore for 44 villas and the shops, or around Rs 7 crore a villa. Even if Aria sells at Rs 18,000 a foot, a branded-launch rate, the villas still have to average about Rs 5.7 crore. Both numbers sit at or above the top of what the Kadamba plateau has sold villas for. So one of three things is true: Aria will be priced well above the Calangute average, the villas well above the plateau, or the Rs 450 crore counts the commercial plaza at a high value. Do not take any of it on trust until the price list is out.

For a sense of scale only, here is what an average-sized Aria home of about 1,400 sq ft would cost at three rates nearby. These are not quotes:

On rent, Square Yards puts long-term gross yields across Goa at about 2.6 per cent, and Bainguinim 3 BHK flats rent for about Rs 46,500 a month. Holiday letting earns more in season and costs more to run; our guide to second home investment in India works through the occupancy and the costs.

Eleva by Hiranandani floor plan and possession date

The Aria microsite lists its eight unit types by block but shows no plan or area without a callback request, and the villa site shows only a site plan the same way. Ask for the floor plan with the carpet area in sq m for each unit. That is the figure the agreement and RERA work in, and Goa quotes the same home as built-up, super built-up or carpet depending on who is selling. The developers' disclaimers allow a 3 per cent tolerance on carpet area.

No possession date has been published either. The press release gave no timelines, and the developers have not added any since. The completion date each promoter declared is on its RERA registration. Going by how Goa numbers its registrations, PRGO03262696 would date from March 2026 and Aria's two numbers from April and August 2026, which suggests Aria was registered in two parts. Look up all three on rera.goa.gov.in and read the promoter, the land area, the number of units and the completion date for each.

Before you pay: the Goa checks

• The land's zone. Goa's biggest property risk is the land under the building. Ask whether each survey number was settlement land in the Regional Plan, or was converted later under Sections 16B, 17(2) or 39A of the planning law. Those conversions have been stayed, read down or challenged in the High Court since 2018, and the 39A changes have drawn protests across the state through 2026. Get the zoning certificate, the conversion sanad, the Town and Country Planning technical clearance and the panchayat construction licence.
• Coastal rules at Calangute. Ask for the coastal zone status of Survey No. 472/3-B, and the clearance if any part of it falls inside the regulated coastal strip.
• Who signs. Your agreement for sale will be with Azul Amor LLP or Shree Yagna. Read who carries the defect liability and whether Eleva or any Hiranandani company is a party.
• The agent. The Guardians Real Estate Advisory is a Mumbai sales firm registered as an agent with MahaRERA. Ask for its Goa RERA agent number, and deal only through the developers' own or Eleva's official channels. Lead pages using the Hiranandani name are already up with other phone numbers.
• Stamp duty. Since 8 July 2026 Goa charges 3 per cent up to Rs 50 lakh, 4 per cent to Rs 75 lakh, 4.5 per cent to Rs 1 crore, 5 per cent to Rs 5 crore and 6 per cent above that, with registration fees on top. A Rs 2 crore flat pays Rs 10 lakh in stamp duty; a villa that crosses Rs 5 crore moves into the 6 per cent slab. GST is 5 per cent on an under-construction home. More in our stamp duty guide and GST on property guide.
• NRIs and OCIs can buy a flat or villa here, paying through Indian bank channels, but not farmland, a farmhouse or plantation land. Foreign nationals living abroad cannot buy. Our NRI property guide covers the rules, and buying property in Goa covers the sanad, comunidade land and holiday-let registration.

Other projects in Goa to compare

For Calangute and the coast, compare Conscient Vista Arrozal at Candolim, another national name on a small Goa site, and La Mandre pool villas at Mandrem. For a villa with an airport close by, see Sovereign Bay Villas at Sancoale, near Dabolim. If you are looking near Mopa, read land near Mopa airport: Goa or Sindhudurg? first, because half of what is sold as North Goa there is in Maharashtra. Everything we cover in the state is under Goa property.

Pros

• Both projects are registered with Goa RERA, and the numbers are printed on the official pages
• A Hiranandani team is managing design, construction and quality on contract
• Aria is a Calangute address, five to ten minutes from three beaches
• Cloud Infinity is a gated villa estate close to Panjim, Goa Medical College and Dabolim
• Large clubs for the size: an 11,000 sq ft-plus club at the villas, two lap pools at Aria

Cons

• Hiranandani is the consultant, not the developer; the promoters are small local firms
• Eleva has not yet completed a project anywhere
• No price, carpet area or possession date published
• Aria is dense: about 62 homes an acre in four towers
• The villa site is in the village chosen for a planned waste plant
• The company's own Rs 450 crore implies prices above both local markets

Our view

Eleva by Hiranandani Goa is two ordinary-sized local projects with a large name attached. The name is the consultant, which is worth something on design and site discipline but carries no legal promise to you. Judge each project as what it is: a 78-flat Calangute building by a villa builder doing its first tower, and a 44-villa estate near Old Goa by a firm that says it has finished three. Wait for the price list, read the three RERA registrations and the land papers, and compare the price per sq ft of carpet with the tables above. If the numbers hold and you are clear who stands behind the delivery, either can be a sound second home. If the pitch leans on the Hiranandani name to justify the price, walk away until it doesn't need to.

Frequently asked questions

What is Eleva by Hiranandani Goa?

Two residential projects in Goa announced in September 2026: Aria Residency, 78 apartments at Calangute by Azul Amor LLP, and Cloud Infinity Premium Villas, 44 villas at Bainguinim near Old Goa by Shree Yagna Builders & Developers. Eleva by Hiranandani is the project management consultant on both.

What is Eleva? Is Eleva by Hiranandani the developer?

Eleva is the Niranjan Hiranandani group's consultancy arm, launched in November 2023. It manages design, construction and sales for other developers for a fee. In Goa it is not the developer: the RERA promoters are Azul Amor LLP and Shree Yagna Builders & Developers.

What is the Eleva by Hiranandani Goa price?

Not published. Both projects are taking pre-bookings with pricing on request. The company's combined figure of Rs 450 crore for about 2.5 lakh sq ft averages Rs 18,000 per sq ft, against about Rs 12,850 for Calangute apartments and Rs 9,250 for Bainguinim apartments.

What is the Eleva by Hiranandani Goa location?

Two separate sites. Aria Residency is at Survey No. 472/3-B, Calangute, Bardez, near the beaches. Cloud Infinity Premium Villas is at Survey No. 19/2-A-1, Bainguinim, Tiswadi, on the Kadamba plateau off the Old Goa road, east of Panjim.

What is Aria Residency Goa?

The apartment half of Eleva by Hiranandani Goa: 78 homes in four towers on a 5,125 sq m site at Calangute, in 2 and 3 BHK apartments, penthouses and villaments, each with a private pool. Goa RERA PRGO04262718 and PRGO08262775; developer Azul Amor LLP.

What is Cloud Infinity Goa?

Cloud Infinity Premium Villas, the villa half: 44 villas in 3 and 4 BHK layouts across Blocks A to D at Bainguinim, near Old Goa, with a clubhouse of more than 11,000 sq ft and a retail strip. Goa RERA PRGO03262696; developer Shree Yagna Builders & Developers.

Who is Shree Yagna Builders and Developers?

The Goa developer of Cloud Infinity Premium Villas. It says it has built in Goa for more than ten years and completed three villa projects, including Cloud 7 and La Demure at Vagator. Ask for its firm or company record and the occupancy certificates of those projects.

Is there a Hiranandani villa in Goa?

Cloud Infinity Premium Villas is the only one, and it is built by Shree Yagna, with Eleva by Hiranandani as consultant. Other Hiranandani villa projects are in Bengaluru, Chennai and Alibaug.

Does House of Hiranandani have a project in Goa?

No. House of Hiranandani is Surendra Hiranandani's separate company and has no Goa project. Eleva belongs to Niranjan Hiranandani's group. There is also no Hiranandani Estate in Goa; Hiranandani Estate is the township in Thane.

Is the Eleva by Hiranandani floor plan available?

Only on request. Aria lists eight unit types across Blocks A and B, and the villa site shows a site plan, both behind a callback form. Ask for each plan with its carpet area in sq m, which is what the agreement and RERA use.

What is the Eleva by Hiranandani possession date?

Not published. Each promoter's declared completion date is on its Goa RERA registration: PRGO04262718 and PRGO08262775 for Aria, PRGO03262696 for the villas. Read them on rera.goa.gov.in before booking.

Is Hiranandani a good builder?

The Hiranandani group built the Powai and Thane townships over four decades and has a strong name in Mumbai. In Goa, though, it is not the builder. The quality promise comes through a consultancy contract, and the delivery is the local developer's, so judge Azul Amor and Shree Yagna on their own records.

Who is the owner of Hiranandani?

The Hiranandani Group was founded in 1978 by brothers Niranjan and Surendra Hiranandani. Niranjan Hiranandani heads Hiranandani Communities, which runs Eleva; Surendra Hiranandani runs the separate House of Hiranandani.

What other projects does Eleva by Hiranandani have?

One: Vista Residences in Andheri West, Mumbai, three 33-storey towers with flats from about Rs 3 crore and a RERA possession date of December 2028. Nothing Eleva has managed has been completed yet.

Can NRIs buy at Eleva by Hiranandani Goa?

Yes. NRIs and OCIs can buy a flat or a villa in Goa, paying through Indian banking channels or NRE, FCNR or NRO accounts. They cannot buy agricultural land, farmhouses or plantations. Foreign nationals living abroad cannot buy.