Vianaar El Cuento Apartments Mandrem Goa

Updated 4 October 2026.

In short: Vianaar El Cuento is a gated community of 2 and 3 BHK apartments at Mandrem, in Pernem taluka, North Goa, built by Vianaar Homes and registered with Goa RERA as PRGO07262744. It is apartments, not villas: Indo-Portuguese blocks with tiled roofs and arches, ground-floor flats with their own gardens, and one shared pool. Vianaar's own page publishes no price. A channel-partner quote puts the 2 BHK at Rs 2.45 crore plus taxes and the 3 BHK at Rs 3.30 crore, semi-furnished, with handover around the end of 2029. Treat those as a broker's figures until you hold a cost sheet from the developer.

Vianaar El Cuento at a glance

What El Cuento is: Goa apartments in villa clothing

Vianaar made its name with small gated clusters of pool villas, and El Cuento borrows that look for a cheaper product. The developer describes sloping tiled roofs, arches, open plans that run into each other, and planting that comes right up to the buildings. Ground-floor apartments open onto private gardens. Upper floors do not, so ask which floor each quoted price is for; a garden flat and a top-floor flat at the same carpet area are not the same purchase.

The shared pool sits at the centre of the community. That matters more than it sounds. In a villa project every owner has a pool, and nobody's guests use yours. In an apartment cluster one pool serves every flat and every short-stay guest the rental desk brings in. Ask how many apartments share it, and what the house rules say about letting.

Vianaar also sells its own after-sales services here: property management, rental management and housekeeping. For an owner who lives in Delhi or Bengaluru and visits four times a year, that is most of the reason to buy from this developer rather than a local builder. Get the fee for each service in writing before you book, because it comes out of every rupee of rent.

El Cuento price: the broker quote, worked through

Vianaar's project page carries no price and no carpet areas. The quote circulating through channel partners is Rs 2.45 crore plus taxes for a 2 BHK and Rs 3.30 crore for a 3 BHK. Here is what those figures turn into once tax is added:

Our guide to GST on property purchase explains why the 5 per cent applies only while the building is under construction. Without carpet areas we cannot give you an honest per-sq-ft rate, and we will not guess one. What we can do is set the price against our other Goa pages. At Conscient Vista Arrozal in Candolim, the entry flat works out near Rs 18,900 per sq ft. At that rate, Rs 2.45 crore would buy about 1,300 sq ft. So if El Cuento's 2 BHK turns out to be well under 1,300 sq ft on the same measure, Mandrem is being priced above Candolim, which has the busier beach and far more restaurants and shops. Ask for the carpet area of the exact flat, divide, and compare.

For scale, La Mandre in Mandrem sells 4 BHK pool villas from about Rs 5.37 crore, so two El Cuento 2 BHKs come to a little less than one villa in the same village.

Goa RERA PRGO07262744, and the Goa paperwork

The registration number is printed on Vianaar's own page, which is the right place for it. Goa's numbers carry the month and year of registration after the PRGO prefix, which is how our other Goa pages read them, so 0726 points to July 2026. That fits a project now being sold for handover around 2029. Look the number up on the Goa RERA portal and check four things on the record: the promoter's name, the survey number and village, the number of apartments, and the registered completion date. The completion date on the certificate is the one you can enforce, not the one in a sales message.

Goa adds its own checks to the RERA ones:

• Zoning and conversion. The survey number should sit in a settlement zone on Goa's Regional Plan. If the land was ever orchard or agricultural, ask for the conversion sanad.
• Title. Ask for Form I and XIV, which show ownership and encumbrances. Goan land often has many co-heirs, and every one of them must have signed the sale to the developer.
• Coastal rules. Ten minutes from the shore is likely outside the strictest coastal bands, but ask where the plot sits relative to the coastal regulation zone and get it in writing.
• The share of land. In an apartment project you own a flat plus an undivided share of the land. Ask how much, and who the society or association will be.

A question many buyers ask first: can non-Goans buy property in Goa? Yes. Any Indian citizen can buy a flat like this. NRIs and OCIs can buy residential property too, though not agricultural land or plantations. A foreign national living outside India generally cannot buy at all. Our NRI property guide covers the rules and the paperwork.

Mandrem: where it is, and what owning here is like

Is Mandrem in North Goa? Yes, in Pernem taluka at the top of the state, between Arambol to the north and Ashwem and Morjim to the south. It is the quiet end of the coast, with cafes and yoga retreats rather than nightclubs. Mopa airport is about 40 minutes by road, and Mapusa, the nearest full town for a hospital and a proper market, is about the same.

Mandrem real estate now draws branded developers, helped by the Mopa airport up the road. Yugen is building La Mandre here, and Vianaar alone is building two apartment communities in the village, El Cuento and El Barro, beside its villa clusters in neighbouring Ashwem. Anyone pricing a property in Mandrem, Goa, will meet these first: they are among the newest Mandrem property for sale from a branded developer. That is useful for you in one way: there will be resale and rental comparables in the same village from the same builder. It is a risk in another: a cluster of new flats from one developer, all looking for the same holiday tenants in the same season.

If you are weighing apartments in Mandrem as a rental, do the sums the season allows. Rs 2.57 crore with GST, at a 4 per cent gross yield, needs about Rs 10.3 lakh of rent a year. Goa's letting season runs roughly October to March. Across 150 to 180 let nights that is about Rs 5,700 to Rs 6,900 a night, before the rental desk's fee, housekeeping and monsoon upkeep. Vianaar's finished apartments elsewhere, such as El Sereno in Vagator, do let on travel sites, so the model is real. Ask what those flats actually earned last season, in writing.

Vianaar Homes: the developer behind El Cuento

Vianaar has been building in North Goa since 2007 and was founded by Varun Nagpal. Its own homes page lists 84 projects as of this month: 62 marked completed and 22 under construction, of which four are on sale and the rest sold out. Almost all of it is small: clusters of a few villas or a few dozen flats in Assagao, Siolim, Vagator, Parra, Reis Magos, Nerul, Ashwem, Verla Canca and now Mandrem. It also runs a rental and hospitality arm that lets owners' homes, and its site now names Kasauli alongside Goa.

That record is the best argument for El Cuento. A developer with dozens of finished clusters in North Goa is easier to check than a newcomer: visit two completed Vianaar apartment projects, talk to owners, and look at how the buildings have held up through a few monsoons. Vianaar's own site says it does not advertise unregistered projects, which is the right instinct. There is no El Cuento brochure on the site, only a project page with a cover image, so ask the sales team for the Vianaar brochure, the floor plans, the specification sheet and current Vianaar homes photos of the site before you treat any Vianaar apartment for sale here as a firm offer.

Pros and cons

Pros

• Registered with Goa RERA, with the number printed on the developer's own page
• A developer with dozens of completed North Goa projects you can visit
• Mandrem is one of the quietest addresses on the North Goa coast
• Ground-floor flats come with private gardens
• In-house property management, rental management and housekeeping for absent owners

Cons

• No price or carpet areas published by the developer; the figures in circulation are a broker's
• Rs 2.45 crore plus taxes for a 2 BHK is a villa-level budget elsewhere in Goa
• One shared pool for the whole community, including short-stay guests
• Handover is about three years away, around the end of 2029
• Rental income is seasonal, and several new Vianaar flats in the same village will compete for the same guests

Our view

El Cuento is the easiest way into Vianaar for a buyer who wants the look and the management of its villas without a villa budget, in a village that is still quiet. The registration is in order on the face of it, and the builder has a long list of finished projects to inspect. The weak point is the price, which is high for an apartment and not yet published by the developer. Get a written cost sheet with the carpet area of your exact flat, work out the rate, and compare it with Candolim and with Vianaar's own resale flats. Is it worth buying property in Goa this way? If you will use the flat yourself and treat rent as a bonus, yes. If you are buying it to earn a yield, the sums above say be careful. If you want help with the cost sheet or the Goa papers, Realty Hunting can go through them with you, and our Goa property page lists the other projects we have checked.

Frequently asked questions

What is Vianaar El Cuento?

A gated community of 2 and 3 BHK apartments at Mandrem in North Goa by Vianaar Homes, registered with Goa RERA as PRGO07262744. It has one shared pool, private gardens for ground-floor flats, and Vianaar's management and rental services. People also search for it as El Cuento Goa.

What is the El Cuento price?

Vianaar has not published one. A channel-partner quote puts the 2 BHK at Rs 2.45 crore plus taxes and the 3 BHK at Rs 3.30 crore. GST at 5 per cent adds about Rs 12.25 lakh and Rs 16.5 lakh, before Goa stamp duty and registration.

Is El Cuento RERA registered?

Yes. The developer's page gives Goa RERA number PRGO07262744, which on Goa's numbering points to July 2026. Check the promoter, survey number, unit count and completion date on the Goa RERA portal.

Are these villas or apartments in Mandrem?

Apartments. El Cuento is a set of 2 and 3 BHK flats designed in an Indo-Portuguese style. If you want one of the new flats in Mandrem, Goa, with a pool and management, this is one; if you want a villa, look at La Mandre or Vianaar's Ashwem clusters.

Is Mandrem in North Goa?

Yes. Mandrem is in Pernem taluka, North Goa, between Arambol and Ashwem. Mopa airport and Mapusa are each about 40 minutes by road.

Can non-Goans buy property in Goa?

Yes. Any Indian citizen can buy an apartment in Goa. NRIs and OCIs can buy residential property but not agricultural land. A foreign national living abroad generally cannot buy.

When is El Cuento possession?

The broker quote says around the end of 2029. The date that binds the developer is the completion date on the Goa RERA registration, so read it there.

Who are Vianaar builders in Goa?

Vianaar Homes, founded by Varun Nagpal, has built in North Goa since 2007. Its own list shows 84 projects, 62 completed and 22 under construction, mostly small villa and apartment clusters.