Yugen Garden of Eden Plots Near Mopa Airport

Garden of Eden is the phase of Yugen Golf City that actually holds a registration certificate: 278 residential plots on about 180,000 sq m at Village Banda, Taluka Sawantwadi, District Sindhudurg, cleared by MahaRERA. It is sold as North Goa. It is registered in Maharashtra, about fifteen minutes from Mopa airport. If you are buying anything in this township, this is the phase to buy in, because it is the one with a certificate to read — and the one whose numbers can be checked.

What is registered, and what that gives you

Yugen Infra received the MahaRERA Project Registration Certificate for Garden of Eden as a residential plotted development. The company describes it as Phase 2 of Yugen Golf City and puts the development spend at about Rs 350 crore. The registration number in circulation on channel-partner pages is PP1310002501906; treat that as a lead and ask for the certificate itself, because a number typed onto a broker page is not a document.

What the certificate is worth to you: a promoter name, a sanctioned layout, a plot schedule, a declared completion date and a forum — MahaRERA — if the promoter misses it. What it is not worth: anything at all about the golf course, the club or the school, unless those are inside this registration. Ask that question in exactly those words.

The arithmetic nobody publishes: gross land per plot

Divide the parcel by the plot count and you get the number that tells you what kind of colony this is. 180,000 sq m across 278 plots is about 647 sq m of gross land per plot, or roughly 774 sq yd each.

Now compare that with the plots on sale, which run 260 to 1,000 sq yd. If the average saleable plot lands around 400 sq yd, then a little over half the parcel is being sold as plots and the rest goes to roads, open space and amenities. That is a genuinely low-density plotted layout by the standards of most Indian plotted colonies, where the saleable share is pushed as high as the sanction allows. It is consistent with the greenery in the renders.

It also settles a claim you will hear on sales calls. Some channel pages describe this phase as 51 acres of which about 40 acres is an 18-hole golf course. Forty acres of golf inside a 44.5-acre parcel would leave about 4.5 acres for 278 plots, which is arithmetically impossible. The golf course sits on other land in the master plan, not inside the registered plots parcel. That matters, because land outside your registration is land whose delivery you cannot enforce.

Three different price ladders are in circulation

This is the part to slow down on. The same project is quoted at least three ways:

• Rs 22,990 to Rs 29,990 per sq yd, the launch and inaugural-discount rate that most channel pages still lead with.
• About Rs 1.34 to Rs 1.35 crore as the entry price, said in the same breath as "plots from 350 sq yd". Do the division: Rs 1.35 crore over 350 sq yd is about Rs 38,570 per sq yd, not Rs 29,990.
• About Rs 97 lakh for 263 sq yd on another broker page, which is about Rs 36,880 per sq yd. The company's own launch statements also spoke of villa plots starting around Rs 80 lakh.

Two of those three ladders agree with each other at roughly Rs 36,000 to Rs 38,500 per sq yd, and the Rs 22,990 figure does not. The likeliest explanation is that Rs 22,990 was a launch rate with a discount attached, and current inventory is being sold materially higher. So do not accept a headline rate. Ask for the rate against a specific plot number, in writing, with preferential location charges shown separately, then divide the total by the plot size yourself.

For context, the rate range converts to roughly Rs 2,555 to Rs 4,290 per sq ft. Land around Mopa on the Goa side is quoted around Rs 6,500 per sq ft, and ordinary plotted land in the Banda and Kudal belt trades far below both. You are paying a township premium over local land, at a discount to Goa. That is the trade.

What you are buying, and what you still have to build

This is land. There is no builder handing you a house and no construction-linked plan on a structure. What the promoter owes you is a developed plot: roads, water, power, drainage, boundary and the common areas on the sanctioned layout. What you owe yourself afterwards is a construction budget, a local architect and the patience to build in a village 600 km from Delhi.

• Confirm the NA order for the land and that your survey number is inside it.
• Confirm the building norms that apply — height, setbacks, ground coverage — before you plan a villa.
• Confirm what maintenance costs after handover, who collects it, and what happens to the club and golf access if you have not built yet.
• Confirm whether resale before construction is allowed and at what transfer charge.

The developer, briefly

Yugen Infra Private Limited was incorporated on 25 September 2023 in Haryana, CIN U68100HR2023PTC115270, with Rs 10 lakh of paid-up capital. It presents itself as a venture of Timespro Consulting, a broking firm, and V K Developers, a construction business, whose backgrounds add up to the "36 years" in the marketing. That is founder experience, not a delivery record for this company. The full picture, including the buyer complaints that the Goa framing has drawn, is on our Yugen Golf City page.

How it compares inside the township

Garden of Eden is the cheapest way into the township and the only phase with a registration you can read today. The Golf Drive farm plots are the same product at four times the size. The Acqua Front Villas and River Front Residences are built products with rental programmes attached, which is a different risk entirely. If your requirement is Goa on paper rather than Goa in the brochure, look instead at La Mandre at Mandrem, which carries a Goa RERA number, or at the Goa projects already on our Goa page.

Our view

Of everything sold under the Yugen Golf City name, this is the phase we would look at first, because it is the only one where a buyer can put a certificate, a layout and a plot number on the table. The low saleable share is a real point in its favour and the entry rate is defensible against Goa-side land. The two things to fix before paying are the price — the advertised Rs 22,990 and the quoted Rs 1.35 crore entry do not describe the same plot — and the state, which is Maharashtra whatever the campaign says. Get both in writing on the booking form and this is a reasonable land buy on an airport thesis. Skip either and you are buying a render.