Jain Shri Moon's Path Villas Satarda Sindhudurg

Updated 4 October 2026.

In short: Moon's Path is a villa project by Jainshri Buildwell Private Limited, sold under the Jain Shri Villas name as "the finest residential project of North of Goa". Read that phrase slowly. The site is at Satarda, a village in Sawantwadi taluka of Sindhudurg district, Maharashtra, on the north bank of the Terekhol river that marks the state line. It is north of Goa, not in North Goa. That puts the project under MahaRERA, not Goa RERA, and as of 4 October 2026 we could find no registration number for it. The developer publishes no price, no unit count, no land area and no completion date, and its old website now serves an online casino page. This is a project to watch, not one to book yet.

Moon's Path at a glance

Is Moon's Path in Goa? The state line at the Terekhol

No. Satarda is a Maharashtra village of about 2,737 people in 627 households at the 2011 Census, in Sawantwadi taluka. The Terekhol river runs past the village and, along this stretch, is the boundary between Sindhudurg and Goa's Pernem taluka. If you have seen the project described as South Goa, that is the wrong end of the state entirely: Satarda is beyond Goa's northern border, a long way from Margao.

We have seen this pattern before. Yugen's township at Banda, a few villages away in the same taluka, is sold in Delhi NCR as North Goa and registered in Maharashtra; our Yugen Golf City page sets out what that meant for buyers. The state line is not a technicality. It decides four things you will meet in order:

• The regulator. Complaints about delay or missing amenities go to MahaRERA under Maharashtra's rules.
• The land paperwork. A 7/12 extract and a non-agricultural (NA) order, not a Goa conversion sanad or Form I and XIV.
• The stamp duty. Maharashtra's, on the ready reckoner value of a Sindhudurg village.
• The resale buyer. Whoever buys from you later is buying in Sindhudurg, and a bank will value the house on Sindhudurg comparables.

None of that makes Satarda a bad place for a villa. Land there is far cheaper than across the river, and the new airport is close. It just has to be priced and papered as Maharashtra.

Is Moon's Path RERA registered? What we checked, and the papers to ask for

Under Section 3 of the RERA Act, a promoter may not advertise, book or sell units in a project on more than 500 sq m of land, or with more than eight units, until the project is registered with the state authority. For Satarda that authority is MahaRERA. The developer's own pages carry no registration number, and our search on 4 October 2026 turned up none. Goa RERA has no say over a site in Maharashtra, so a Goa number would not help either.

So treat the project as unregistered until you see a certificate. MahaRERA also requires every advertisement for a registered project to print its registration number and a QR code that opens the record; a brochure or social post without one is your answer. Before any token money, ask for:

• The MahaRERA certificate, with the survey numbers, land area, number of units and completion date on it.
• The 7/12 extract for each survey number, showing who owns the land today and any loan or claim against it.
• The NA order. In Maharashtra, farm land can normally be bought only by an agriculturist, so a villa you can own as a non-farmer has to sit on land converted to non-agricultural use.
• The sanctioned layout and building plans, with your villa's number on them.
• A written cost sheet: base price, any club or infrastructure charge, GST and Maharashtra stamp duty shown separately.

If you are an NRI or OCI, the same NA point matters twice: you may buy a residential villa, but not agricultural land or a farmhouse on it.

Moon's Path price: nothing published, and how to test a quote

Jainshri Buildwell publishes no Moon's Path price on any page we could read, and we could not confirm any figure from a second source. So this page carries none. What we can give you is a way to test whatever number a salesperson offers.

Start with the build. A villa with its own pool, finished to the marble-countertop standard the developer describes, costs roughly Rs 3,000 to Rs 4,000 per sq ft to build in this coastal belt. A 3,000 sq ft villa is therefore Rs 90 lakh to Rs 1.2 crore of construction before a single square metre of land is paid for. Then add the land. Yugen's plots at Banda, the nearest priced comparison, are quoted at about Rs 22,990 to Rs 29,990 per sq yd, which is Rs 2,555 to Rs 3,332 per sq ft. On the Goa side near Mopa, land is quoted around Rs 6,500 per sq ft.

Put together, a finished pool villa on a decent plot at Satarda is unlikely to cost much under Rs 1.5 crore if it is built properly. If you are quoted a figure well below the build cost of the house alone, ask in writing what it buys: the land only, a part-payment, a smaller unit, or a share in something. A price that does not cover the bricks is not a bargain. It is a different product from the one in the pictures.

Jainshri Buildwell, and the website problem

Jain Shri Villas (also searched as Jain Shree Villas Goa, and promoted as Jain Shri Luxury Villas) is the selling name of Jainshri Buildwell Private Limited. Its pages describe it as a New Delhi company and Moon's Path as its project; none of the pages we read names an earlier completed project, a land area, or the directors behind it. The marketing talks about solar panels on each villa, imported marble countertops, stainless steel appliances, rain showers, round-the-clock security and on-site parking.

Here is the part that should slow you down. The company's own domain, which still shows up in search with pages titled "high-end villas for sale in Goa" and "about jainshri villas", now opens a Dutch-language online casino review full of betting links. Whatever happened, whether a lapsed registration or a hijack, the developer is not in control of the address its old brochures point to. Its live presence is a free Wix page, a Facebook page, an X account and a YouTube channel. The pictures we could see on the Wix page are stock images of palm trees and sea, not the site.

Two practical rules follow. Never pay or share documents through any form or phone number reached from the old domain. And ask the company for its CIN, so you can look up its directors and filings on the Ministry of Corporate Affairs register yourself, before you meet anyone in person.

Location: Satarda, Mopa airport and the beaches

The pitch rests on two things nearby. Manohar International Airport at Mopa sits just across the state line in Pernem, which is why people searching for villas near Mopa airport, properties near Mopa airport, or villas near the Goa airport in general, land on projects like this one. And the beaches at Keri (Querim) and Arambol are on the Goa side of the Terekhol mouth. Drive both routes yourself before trusting any minute count, because the river crossings decide the time.

For daily life the nearest proper town is Sawantwadi, with its hospital and market, and Sawantwadi Road station on the Konkan line. If you are comparing villas in Sawantwadi taluka, or villas for sale in Sawantwadi itself, this project belongs on that list, not on a Goa one. For houses and properties in Sawantwadi, prices are set by Sindhudurg land, and so is resale. For a villa that really is in North Goa, compare La Mandre at Mandrem, which carries a Goa RERA number, and see the wider list on our Goa property page.

Pros and cons

Pros

• Satarda land is far cheaper than land across the river in Pernem
• Close to Mopa airport and to the quieter northern beaches
• The marketed product, villas with pools and lawns, suits a holiday home
• Maharashtra's registration fee is capped, which keeps one transfer cost down

Cons

• Marketed as Goa but located in Maharashtra, which changes the regulator, paperwork and resale pool
• No MahaRERA registration number published or found
• No price, unit count, land area or completion date from the developer
• The developer's former website now serves casino content, and its live pages use stock photos
• No earlier completed project on record under the company's name

Our view

Satarda may well be a sensible place for a holiday villa: cheap land on the right side of a new airport, minutes from the quietest beaches in the region. But Moon's Path, as of today, is a name and a set of amenities. There is no registration, no published price, no plan and no land area, and the company's own website has slipped out of its hands. Wait for the MahaRERA certificate. When it appears, read the survey numbers, the unit count and the completion date on it, check the NA order, and only then compare the price against Banda and Mopa land. If you want help reading those papers, Realty Hunting can walk through them with you.

Frequently asked questions

Is Moon's Path in Goa?

No. It is marketed as "North of Goa", and that is literal: the site is at Satarda in Sawantwadi taluka, Sindhudurg district, Maharashtra, across the Terekhol river from Goa. Search for Moon's Path Goa and you will find it sold as Goa, but the land, the regulator and the stamp duty are Maharashtra's.

Who is behind Jain Shri Villas?

Jain Shri Villas, also spelt Jain Shree Villas and promoted as Jain Shri Luxury Villas, is the brand of Jainshri Buildwell Private Limited, a New Delhi company. No earlier completed project appears on the pages we read. Ask for its CIN and check the directors on the MCA register.

What is the Moon's Path price?

The developer has published no price. Building a villa with a private pool costs roughly Rs 3,000 to Rs 4,000 per sq ft here, so any quote below the build cost of the house alone needs a written explanation of what it buys.

Is Moon's Path RERA registered?

We found no registration as of 4 October 2026. Because Satarda is in Maharashtra, the project needs MahaRERA registration, not Goa RERA. Until a certificate exists, the project should not be advertised or booked.

Is this one of the villas near Mopa airport for sale?

It is marketed as one, and it is close to Mopa, which sits just across the state line in Pernem. But until it is registered with MahaRERA it should not be on sale at all, and being near the airport does not move the land into Goa.

Where can I see Jain Shree Villas photos of the site?

Not on the developer's live Wix page, whose images are stock pictures of palm trees and sea. Ask for current site photographs with the survey number visible, or visit Satarda yourself.

Are there other villas for sale in Sawantwadi taluka?

Yes. Yugen's township at Banda is the best-known, sold as North Goa and registered with MahaRERA. Compare any villa in Sawantwadi on Sindhudurg land rates, not Goa ones.