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 as PP1310002501906. It is sold as North Goa. It is registered in Maharashtra, about fifteen minutes from Mopa airport. The current price list puts a 350 sq yd plot at Rs 1,57,46,500, Rs 44,990 per sq yd after a Rs 5,000 discount on a Rs 49,990 launch rate, and a portal shows possession in January 2029. 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 trade press reporting the approval prints the number as PP1310002501906, so it is no longer only a channel-partner lead; still ask for the certificate itself, because the plot schedule and the survey numbers on it are what you are buying.

What the certificate is worth to you: a promoter name, a sanctioned layout, a plot schedule, a declared completion date (January 2029 on a portal's copy of the project details) 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 350 to 700 sq yd on the current price list. 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 answers a question you will meet on sales calls, where the golf course, the clubhouse and a floating restaurant are sold in the same breath as these plots. The registration the trade press reported is for 278 plots on about 180,000 sq m, and the half of it that is not plots has to carry the roads and open spaces of a 278-plot colony. Sales pages describe the phase as about 45 acres or about 55, inside a township proposed at 500 acres. Treat the golf course as land elsewhere in the master plan, outside the registered plots parcel, until the certificate shows otherwise. That matters, because land outside your registration is land whose delivery you cannot enforce.

Yugen Garden of Eden price: the ladder has moved twice

This is the part to slow down on. The same plots have been quoted at three levels, and they line up as a sequence rather than a contradiction:

• Rs 22,990 to Rs 29,990 per sq yd, the launch and inaugural-discount ladder the first channel pages led with, about Rs 2,555 to Rs 3,332 per sq ft. An undated price alert from that period put a villa plot at Rs 80 lakh.
• About Rs 1.34 crore for 350 sq yd and Rs 1.53 crore for 400 sq yd, still on one channel page. Do the division: about Rs 38,300 per sq yd, whatever headline rate sits beside it.
• Rs 44,990 per sq yd today: a Rs 49,990 launch rate less a Rs 5,000 discount on the current price list, which gives Rs 1,57,46,500 for 350 sq yd, Rs 1,79,96,000 for 400, Rs 2,24,95,000 for 500 and Rs 3,14,93,000 for 700. A price-update headline saying villa plots start at Rs 1.80 crore is the 400 sq yd plot on this ladder.

So the rate has roughly doubled from the first advertised Rs 22,990, and a channel page quoting Rs 1.34 crore is either holding older stock or out of date. Ask which. 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. The developer's own page describes sizes from 200 sq yd; at today's rate that would be about Rs 90 lakh, but no page offers one at a price, so treat it as a question rather than an entry point.

For context, Rs 44,990 per sq yd is about Rs 4,999 per sq ft. Land around Mopa on the Goa side is quoted around Rs 6,500 per sq ft on one portal's rates page, and ordinary plots in Banda have listed at about Rs 515 to Rs 1,733 per sq ft. You are paying a large township premium over local land, at a discount of about a quarter to Goa. That is the trade, and at today's rate the premium rests mostly on the golf course and the club arriving.

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 Sindhudurg village a flight away 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.
• Budget Maharashtra stamp duty: the guides put it at about 4 per cent in a gram panchayat area, plus registration capped at Rs 30,000, on the higher of the agreement value and the ready reckoner value. That is about Rs 6.6 lakh on a Rs 1,57,46,500 plot.

The developer, briefly

Yugen Infra Private Limited was incorporated on 25 September 2023 in Haryana, just over three years ago, 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. A search for reviews on 1 October 2026 returned sales and channel pages, one reporting buying interest from merchant navy officers and NRIs in this phase, and no independent review or regulator order. The full picture, including a refund demand over the Goa framing reported earlier that could not be traced again on 1 October 2026, is on our Yugen Golf City page.

How it compares inside the township

Garden of Eden is the cheapest way into the township's land and the only phase with a registration you can read today; the serviced studios at River Front start lower, at Rs 64,93,500, but they are a room, not a plot. The Golf Drive farm plots are bigger, 1,300 to 3,000 sq yd, and cheaper per yard at Rs 22,990, but they are agricultural land on which a farmhouse may cover only about 10 per cent of the plot, so they are not the same product. 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. The rate is the weaker point now: at Rs 44,990 per sq yd, about Rs 4,999 per sq ft, the discount to Goa-side land has narrowed to about a quarter, so more of the price rests on the golf course and the club. The two things to fix before paying are the rate against your plot number, because channel pages and the current list still disagree, 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.

Frequently asked questions

Where exactly is Yugen Garden of Eden?

At Village Banda, Taluka Sawantwadi, District Sindhudurg, Maharashtra, about fifteen minutes from Manohar International Airport at Mopa in Goa. Garden of Eden in Goa is how it is sold, but the registration certificate is a Maharashtra one and MahaRERA is the regulator.

How many plots are there and how big is the land?

278 plots on about 180,000 sq m, roughly 44.5 acres; sales pages round it to 45 acres and one says 55. That is about 647 sq m, or 774 sq yd, of gross land per plot. With plots of 350 to 700 sq yd on the current price list, roughly half the parcel goes to roads, open space and amenities rather than saleable plots.

What is the Yugen Garden of Eden plot price?

The current price list quotes Rs 44,990 per sq yd, a Rs 49,990 launch rate less Rs 5,000, so a 350 sq yd plot is Rs 1,57,46,500, 400 sq yd Rs 1,79,96,000, 500 sq yd Rs 2,24,95,000 and 700 sq yd Rs 3,14,93,000. One channel page still shows Rs 1.34 crore for 350 sq yd, and the first ladder started at Rs 22,990. Ask for the rate against a specific plot number in writing and divide it yourself.

Is the golf course part of this project?

Not on what has been published. The registration reported by the trade press covers 278 plots on about 180,000 sq m, and the course, clubhouse and floating restaurant on the sales pages are features of the wider master plan, proposed at 500 acres. Ask in writing which phase the course, club and school are registered in, because a future-phase amenity carries no enforceable date.

What is the Garden of Eden RERA number?

PP1310002501906, a MahaRERA registration for Garden of Eden, which Yugen calls Phase 2 of Yugen Golf City, at Village Banda, Sawantwadi, Sindhudurg, as the trade press reported it. Ask the developer for the certificate itself and check that the village, taluka and survey numbers on it match the plot you have been shown.

When is possession?

A portal's project page shows a launch in January 2026 and possession in January 2029. For a plotted phase that means the development works: roads, water, power, drainage and the common areas on the sanctioned layout. Take the date off the MahaRERA certificate and hold the promoter to it.

What will stamp duty and registration cost?

Maharashtra rates, not Goa's: the guides put stamp duty at about 4 per cent in a gram panchayat area, a little less for a woman buyer, with registration at 1 per cent capped at Rs 30,000, charged on the higher of your agreement value and the ready reckoner value. On a Rs 1,57,46,500 plot that is about Rs 6.6 lakh.