Yugen La Mandre Villas Mandrem North Goa

La Mandre is the one project Yugen sells that really is in Goa, and it is finished. Thirteen 4 BHK villas with private pools at Mandrem in Pernem taluka, North Goa, on Goa RERA registration PRGO02231931 against Survey No. 18/5, quoted from about Rs 5.37 crore to about Rs 6.9 crore. Goa's RERA record, read through a search summary on 1 October 2026, shows the project as completed, with work dated from 21 February 2023 to 30 June 2025 and a completion certificate and an occupancy certificate on file. It also names the promoter as Perfectio Panacea LLP, a Goa villa developer, not Yugen Infra, which announced the project in 2025 as the redevelopment of an existing villa community. Everything else Yugen sells as "Goa" is registered across the state line at Banda in Sindhudurg, Maharashtra. If your requirement is a Goa address on a Goa registration, this is the only one of the developer's products that meets it, and the price gap between them is the clearest measure of what that state line is worth.

The project in numbers

Check the open-space claim yourself

Marketing for La Mandre promises wide internal roads and nearly 50 per cent open area. The 2025 launch announcement put the site at about 8,000 sq m, which would be about 615 sq m of gross land per villa. The Goa RERA record says 6,640 sq m: 2,965 sq m covered and 3,675 sq m open, which is 55 per cent open and about 511 sq m of gross land per villa. The registration is the document that settles the land area, so work from 6,640 sq m and ask the seller why the announcement said more.

The 55 per cent supports the open-space claim on paper. What it does not say is how much of that open land is common and how much sits inside the private plots of 215 to 590 sq m. Thirteen plots averaging 300 sq m would take 3,900 sq m and leave about 2,740 sq m, 41 per cent of the site, for roads and shared space; at an average of 450 sq m only about 790 sq m, 12 per cent, would be shared. Ask for the plot schedule from the registration, every plot number with its area, and add it up. It takes five minutes and it settles what the open area really is.

What the Yugen La Mandre price says

One portal lists four floor plans: 4,574 sq ft at Rs 5.4 crore, 4,682 sq ft at Rs 5.52 crore, 5,015 sq ft at Rs 5.92 crore and 5,844 sq ft at Rs 6.89 crore. Divide each and the answer barely moves, about Rs 11,800 per sq ft (Rs 5.4 crore over 4,574 sq ft is Rs 11,806), so the villas are priced on area rather than on plot. The launch announcement's Rs 5.37 crore entry sits just under the smallest plan, an earlier price alert printed Rs 5.99 crore a villa, and Yugen's sales blog sells them as luxury villas near Mandrem beach.

Be careful which area that is. The Goa RERA record's 2,965 sq m of covered area across 13 villas is about 228 sq m, or about 2,455 sq ft, a villa. If that is the built-up area, an entry villa costs about Rs 21,900 per sq ft (Rs 5.37 crore over 2,455 sq ft), which is where Mandrem's resale market sits: one listing offers a 4 BHK of 2,475 sq ft for Rs 5.5 crore, about Rs 22,200 per sq ft, and another a 6 BHK of 5,920 sq ft for Rs 13 crore, about Rs 21,960. If the larger portal figures are the built-up area, the covered figure is a footprint carrying more than one floor. The sale agreement should state the carpet area; ask which measure the price was struck on.

Now the land. Thirteen villas at about Rs 6 crore each is about Rs 78 crore on 6,640 sq m, roughly Rs 1.17 lakh per sq m with the houses on it. Take out construction at the Rs 2,500 to Rs 3,500 per sq ft that cost guides give for villa-grade work in Goa, plus Rs 10 lakh to Rs 16 lakh a pool, and the land underneath is valued at about Rs 97,500 to Rs 1.03 lakh per sq m if the houses are the 2,455 sq ft covered figure, or about Rs 80,000 to Rs 91,000 if they average the portal's 5,029 sq ft. That is about Rs 7,400 to Rs 9,600 per sq ft of land.

Set that against the developer's own Maharashtra land. Garden of Eden villa plots at the Banda township are now quoted at Rs 44,990 per sq yd, about Rs 53,800 per sq m, and Golf Drive farm plots at Rs 22,990 per sq yd, about Rs 27,500 per sq m. La Mandre's land is valued at one and a half to two times the first and about three to nearly four times the second. Land in Mandrem itself is listed at about Rs 35,000 per sq m for a 60,000 sq m settlement-zone parcel, and Pernem taluka's minimum land rate went from Rs 3,000 to Rs 8,000 per sq m after the Mopa airport opened, so a finished villa plot here also carries a large premium over raw land in the same village.

That gap is not only a markup. It is Goa: settlement-zoned coastal land in Pernem, minutes from a beach that people fly in for, sold with its completion paperwork. It is the honest reason to prefer this project to the township if you can afford it, and the reason the township is cheaper if you cannot.

The Goa questions this project actually raises

A Goa registration is worth having, and it does not answer everything. Three things to establish in writing:

• Coastal regulation. Mandrem is a coastal village. Ask for the distance from the High Tide Line, the CRZ category the plot falls in, and any CRZ clearance on file. Building bands inside the CRZ are restrictive and the rules are enforced.
• Zoning and conversion. Ask which zone the survey number sits in on Goa's Regional Plan - settlement land is what you want - and for the conversion sanad if the land was ever orchard or agricultural. Ask for Form I and XIV showing current ownership and any encumbrance.
• Who sells, and who signs. The Goa RERA promoter is Perfectio Panacea LLP, which lists La Mandre among its villa projects; Yugen Infra announced it as a redevelopment it had taken on. Ask in writing whose name is on the title to Survey No. 18/5 today, who executes your sale deed, what Yugen's role is (owner, development partner or sales agent), and whether any earlier interest in the villa community is still unresolved. A redevelopment with one unresolved seller is a redevelopment with a stay order waiting in it.

None of these are unusual asks in Goa and a properly papered project answers all three in an afternoon. Budget the transfer cost too: the guides read on 1 October 2026 put Goa stamp duty at 6 per cent above Rs 5 crore (one says the slabs were revised in July 2026) plus a registration fee of about 3.5 per cent, charged on the higher of the price and the assessed value. On a Rs 5.37 crore villa that is about Rs 51 lakh. Ask whether any GST appears on the cost sheet, and why, when the record lists a completion certificate.

Yugen La Mandre possession: the villas are finished

Launch announcements spoke of possession within about six months. The Goa RERA record has since overtaken them: it shows the project as completed, with an end date of 30 June 2025, and lists a completion certificate and an occupancy certificate, the latter filed under Survey No. 18/5. Sales material now offers the villas for immediate possession. That changes what a buyer checks. There is no construction risk left to price; there is a finished house to inspect. Ask for copies of both certificates, check that the occupancy certificate covers the villa number you are offered, walk through that villa with someone who knows Goa monsoons, and test the pool, the drainage and the roof before you pay more than a token.

The rest of the picture

Yugen Infra Private Limited was incorporated on 25 September 2023 in Haryana, just over three years ago, as a venture of a broking firm and a construction business whose founders' experience is what the "36 years" in the marketing refers to. La Mandre's start date on the Goa RERA record, 21 February 2023 under Perfectio Panacea LLP, is seven months older than the company. Yugen's filings, its Sindhudurg township and the questions its "North Goa" framing raises are set out on our Yugen Golf City page, and each product there has its own page - the Garden of Eden plots, the Golf Drive farm plots, the Acqua Front Villas, the Cricket Front Villas and the River Front Residences.

Marketing here adds that residents get access to the golf course at the Banda township, which our township page puts about thirty-five minutes from the Mandrem beach belt. That is a fair drive for a round; just do not let a course that is not built yet carry any part of the price of a villa in Goa. Buy the villa on the villa.

For comparison inside Goa itself, Conscient Asaya is a larger-ticket villa project in North Goa listed on this site, and Northern Hills and New World Developers cover the plotted end of the same market. The full list is on our Goa page.

Mandrem, Goa: location and what it is like to own in

Mandrem sits between Arambol and Ashwem on the north end of the Goan coast, in Pernem taluka, and it is a quieter address than Anjuna or Vagator by some distance. The season runs roughly from October to March, and villa rentals in this belt let well in season and thinly in the monsoon. Anyone modelling rental income should build a six-month year rather than a twelve-month one, and should ask what a caretaker, pool servicing and monsoon repairs cost before deciding what the villa yields.

For daily life, Mapusa is the nearest full town for a hospital, a bank and a proper market, about 16 to 19 km away, which a route planner puts at about 17 minutes by car. Manohar International Airport at Mopa is about 26 to 30 km, 40 to 55 minutes by taxi, and Pernem railway station about 15 km, roughly twenty minutes. A house here is a holiday home or a seasonal let with real charm; it is not a commute address, and pretending otherwise is how people end up selling in year three.

Other villas for sale in Mandrem, Goa give a buyer a check on the price. Listings read on 1 October 2026 put Mandrem houses at roughly Rs 22,000 to Rs 37,000 per sq ft of built-up area. A 4 BHK villa with a private pool in Mandrem, North Goa, with its occupancy certificate in hand is the scarcer product, and La Mandre sells thirteen of them in one gated cluster. Searches for La Mandre by Perfectio Mandrem photos return listing galleries; since the villas are finished, visit and photograph the one you are offered instead.

Our view

Small, finished and in the right state. Thirteen villas with a Goa RERA number, a completion certificate and an occupancy certificate on the record are a far more checkable proposition than a 500-acre master plan, and Mandrem is one of the few North Goa villages where a beach-adjacent villa still makes sense to buy rather than rent. The price is a full Goa price, about Rs 11,800 per sq ft on the portal's areas, so there is no bargain here; what there is, is a house you can walk through before you pay.

Find out who signs the sale deed, Perfectio Panacea LLP or Yugen Infra, and in what capacity. Do the plot-schedule arithmetic on the open space, get the CRZ distance and the zoning in writing, and match the occupancy certificate to your villa number. Clear all four and this is the Yugen-marketed product we would be comfortable with.

Frequently asked questions

Is Yugen La Mandre in Goa, and who is the developer on record?

Yes, it is in Goa: Mandrem in Pernem taluka, North Goa, on Goa RERA registration PRGO02231931 against Survey No. 18/5. It is the only product Yugen sells with a Goa registration; the Golf City township marketed as North Goa is registered at Banda in Sindhudurg, Maharashtra. The Goa RERA record names the promoter as Perfectio Panacea LLP, a Goa villa developer, which is why the project also turns up as La Mandre by Perfectio. Ask who signs your sale deed and what Yugen Infra's role is.

What is the Yugen La Mandre price?

From about Rs 5.37 crore to about Rs 6.9 crore. One portal lists four floor plans: 4,574 sq ft at Rs 5.4 crore, 4,682 sq ft at Rs 5.52 crore, 5,015 sq ft at Rs 5.92 crore and 5,844 sq ft at Rs 6.89 crore, about Rs 11,800 per sq ft each, and an earlier price alert printed Rs 5.99 crore. Add Goa stamp duty of about 6 per cent above Rs 5 crore and a registration fee of about 3.5 per cent, roughly Rs 51 lakh on an entry villa.

Is La Mandre ready to move, and when is possession?

The Goa RERA record shows the project as completed, with work dated 21 February 2023 to 30 June 2025 and a completion certificate and an occupancy certificate on file, and sales material offers immediate possession. Ask for copies of both certificates, check that the occupancy certificate covers your villa number, and inspect the villa before paying more than a token.

What is the La Mandre RERA number?

PRGO02231931, on the Goa RERA register, for La Mandre at Survey No. 18/5, Mandrem, Pernem, with Perfectio Panacea LLP as promoter. The record lists 6,640 sq m of land, 2,965 sq m covered and 3,675 sq m open. Look it up on the Goa RERA site and match the survey number and the plot schedule to the villa you are offered.

How many villas are there and how big is the site?

Thirteen villas, on plots of about 215 to 590 sq m. The 2025 launch announcement said about 8,000 sq m; the Goa RERA record says 6,640 sq m, about 511 sq m of gross land per villa, and the registration is the figure to rely on. Its open area of 3,675 sq m is 55 per cent of the site, but that includes private gardens, so ask for the plot schedule and add up the plots to see how much is shared.

What should I check because it is coastal land?

Ask in writing for the distance from the High Tide Line, the CRZ category the plot falls in and any CRZ clearance on file. Also ask which zone the survey number sits in on Goa's Regional Plan, for the conversion sanad if the land was ever orchard or agricultural, and for Form I and XIV showing ownership and encumbrances.

Can I rent the villa out?

Mandrem lets well from roughly October to March and thinly through the monsoon, so model a six-month year, not twelve. Cost in a caretaker, pool servicing and monsoon repairs before deciding what the villa yields, and read any rental or management agreement the seller offers before booking.