Yugen Infra Goa Price List: What Each Product Costs
"Yugen Infra Goa price list" is one of the most searched phrases about this developer, and the answer you usually get is a single headline number on a broker page. Headline numbers are the least useful part of a price. Here is every Yugen product with its quoted rate, the per-square-foot conversion nobody does for you, and what the cheque actually comes to once stamp duty, GST and the other line items are added.
Key takeaways
- Plots are quoted at Rs 22,990 to Rs 29,990 per sq yd, which is about Rs 2,555 to Rs 3,332 per sq ft.
- Three different price ladders are in circulation for the same plotted phase, and the advertised one is the odd man out.
- The Rs 2.99 crore "farmhouse" is a plot. 1,300 sq yd at Rs 22,990 is Rs 2.99 crore exactly — construction is on top.
- Add roughly 4 per cent for the township products in Maharashtra stamp duty and registration, and 5 per cent GST on anything under construction.
- The one Goa-registered project costs about four times more per unit of land, and Goa stamp duty is a slab that reaches 6 per cent above Rs 5 crore.
The price list, product by product
| Product | What you get | Quoted price | Works out to |
|---|---|---|---|
| Garden of Eden plots | 278 plots, 260 to 1,000 sq yd | Rs 22,990 to Rs 29,990 per sq yd | Rs 2,555 to Rs 3,332 per sq ft |
| Golf Drive farm plots | 29 plots, 1,300 to 3,000 sq yd | Rs 2.99 crore onwards | Rs 22,990 per sq yd after discount; base rate Rs 25,990 |
| Acqua Front Villas | 62 villas, about 3,600 sq ft on 400 sq yd | Rs 3.31 to Rs 3.4 crore | About Rs 9,194 per sq ft of built-up area |
| River Front Residences | Studio, 1 and 2 BHK serviced | From about Rs 64.93 lakh | Carpet area not published — ask before comparing |
| Cricket Front Villas | 30 villas, by invitation | Not published | Expect a premium over the Acqua Front line |
| La Mandre, Mandrem | 13 villas, plots 215 to 590 sq m | Rs 5.37 to Rs 6.9 crore | Land near Rs 1 lakh per sq m after build cost |
The three ladders problem
For the plotted phase, three prices are being quoted at the same time:
- Rs 22,990 to Rs 29,990 per sq yd — the launch rate with an inaugural discount of Rs 3,000 to Rs 5,000 attached.
- "From Rs 1.35 crore, plots from 350 sq yd" — divide it and you get about Rs 38,570 per sq yd.
- "Rs 97 lakh for 263 sq yd" — about Rs 36,880 per sq yd.
The last two agree with each other within five per cent. The advertised rate is 40 per cent below both. The likeliest reading is that Rs 22,990 was a launch price and current inventory sells materially higher. Whatever the reason, do not shop on a headline rate. Ask for the rate against a plot number in writing and do the division yourself.
What is not in the quoted price
On the Maharashtra side of the border, the township products carry these on top:
| Line item | What to expect |
|---|---|
| Stamp duty (gram panchayat area) | 3% for a male buyer, 2% for a female buyer |
| Registration fee | 1%, capped at Rs 30,000 above Rs 30 lakh |
| GST | Nil on plot purchase; 5% without input credit on an under-construction villa or apartment; 18% can apply to development or club charges billed separately |
| Preferential location charge | Corner, park-facing and wide-road plots normally carry 10-20% premiums |
| Development and infrastructure charges | Often billed apart from the base rate — ask |
| Club and golf membership | Ask whether it is included, its tenure and the annual subscription |
| Maintenance | Per sq yd per year, payable whether or not you have built |
Three worked totals
A Rs 1.35 crore plot at Banda. Stamp duty at 3 per cent is Rs 4.05 lakh, registration is capped at Rs 30,000, and land attracts no GST. You are writing cheques of about Rs 1.39 crore before any preferential location charge or development charge. A female buyer saves about Rs 1.35 lakh on the duty alone, which is worth structuring for.
A Rs 3.31 crore Acqua Front villa. If it is still under construction, GST at 5 per cent adds about Rs 16.55 lakh. Stamp duty at 3 per cent adds Rs 9.93 lakh, registration Rs 30,000. That is roughly Rs 3.58 crore, about 8 per cent above the sticker.
A Rs 5.37 crore villa at La Mandre, in Goa. Goa's slab hits 6 per cent above Rs 5 crore, so stamp duty is about Rs 32.2 lakh, registration at 0.5 per cent is about Rs 2.7 lakh, and GST on an under-construction villa adds about Rs 26.85 lakh. Total near Rs 5.99 crore — roughly 11 per cent above the quoted price.
That last comparison is the practical cost of the state line. On similar tickets, the Maharashtra side adds about 4 per cent in duty and the Goa side about 6.5 per cent.
The payment plans, and what they cost you
Two schemes are marketed alongside these prices, and each changes the real cost.
- 30:70 on the Goa villas. Thirty per cent up front, seventy on stages or dates. Ask which — a plan linked to construction stages protects you far better than one linked to the calendar, because you stop paying when work stops.
- 20:80 with no EMI on the serviced apartments. This is a subvention loan. You pay 20 per cent, a bank lends 80 per cent in your name, and the developer services the interest until possession. The debt is yours from day one, it sits on your credit report, and if the project runs past the subvention date the EMI becomes yours on a flat you cannot use. Ask for the tripartite agreement and the subvention end date, and compare the total against the plain down-payment price.
A discount for paying more up front is common and often worth taking on a registered project with visible work on site. On an unregistered one it is the opposite of a bargain — you are funding the build with no completion date you can enforce.
How the rate compares with the market
| Reference | Rate |
|---|---|
| Yugen plots at Banda, Sindhudurg | Rs 2,555 to Rs 3,332 per sq ft |
| Land near Mopa, Goa side | About Rs 6,500 per sq ft |
| Sindhudurg, prime and well-connected parcels | Up to about Rs 4,900 per sq ft |
| Ordinary plotted land around Banda and Kudal | Far below both, often a few hundred rupees per sq ft |
| La Mandre land, Mandrem, after stripping build cost | About Rs 1 lakh per sq m, roughly Rs 9,300 per sq ft |
So the township asks a clear premium over ordinary land in its own taluka and sells at a clear discount to Goa. That premium is being charged for the golf course, the club and the gated layout. Whether it is worth paying depends on those being delivered, which is a different question from whether the rate is fair today.
Questions that change your price
- What is the rate against this specific plot number, in writing?
- Is the inaugural discount still available, and until when?
- Which charges are outside the base rate — development, infrastructure, club, membership?
- Is the plot NA-converted, and what is the ready reckoner value of that survey number?
- For a built product, is GST included in the quoted figure or added?
- What is annual maintenance per sq yd, and when does it start?
FAQ
What is the cheapest Yugen product? The River Front serviced apartments at about Rs 64.93 lakh, though carpet areas are not published, so ask for the area in square feet before treating that as cheap.
Is Rs 2.99 crore the price of a farmhouse? No. It is 1,300 sq yd of land at Rs 22,990 per sq yd. A 3,000 to 4,000 sq ft farmhouse with a pool adds roughly Rs 1 crore to Rs 1.6 crore at local build rates.
Do I pay GST on a plot? No. The sale of land is outside GST. Development or club charges billed separately can attract it, so ask how the cost sheet is split.
Which is better value, the township or La Mandre? Per square metre of land, the township is a third to a quarter of the price. La Mandre buys a Goa address, a Goa registration and a beach five minutes away. Both are defensible; they are answers to different questions.
Want the current cost sheet against a specific plot, or a like-for-like comparison with other Goa projects and projects we track? Send us the plot number you have been offered and we will price it out line by line.
