Yugen La Mandre Villas Mandrem North Goa
● Survey No. 18/5, Mandrem, Pernem taluka, North Goa - about five to ten minutes from Mandrem beach
Yugen La Mandre Villas Mandrem North Goa is a Residential project by Yugen Infra Private Limited in Survey No. 18/5, Mandrem, Pernem taluka, North Goa - about five to ten minutes from Mandrem beach. Prices start at around Rs 5.37 Cr - Rs 6.9 Cr (as quoted). Current status is under construction. Below you will find the price, sizes, RERA details, location notes, pros and cons, and answers to the questions buyers ask most.
Quick Facts
| Project | Yugen La Mandre Villas Mandrem North Goa |
| Developer | Yugen Infra Private Limited |
| Location | Survey No. 18/5, Mandrem, Pernem taluka, North Goa - about five to ten minutes from Mandrem beach |
| Type | Residential |
| Sizes | Plots of about 215 to 590 sq m |
| Starting Price | Rs 5.37 Cr - Rs 6.9 Cr (as quoted) onwards |
| Status | Under Construction |
| RERA Number | PRGO02231931 (Goa RERA), cited against Survey No. 18/5 at Mandrem, Pernem. This is the only Yugen project carrying a Goa registration - ask for the certificate and match the survey number to the plot (verify on Haryana RERA) |
Prices & details are indicative. Please confirm the latest with our advisor or the builder before booking.
Sizes & Pricing
| Configuration | Size | Price | Best for |
|---|---|---|---|
| Residential | Plots of about 215 to 590 sq m | Rs 5.37 Cr - Rs 6.9 Cr (as quoted) onwards | Families & end-users |
Prices are indicative. Confirm the latest cost sheet with us.
Floor Plan, Master Plan & Brochure
About Yugen La Mandre Villas Mandrem North Goa
La Mandre is the one Yugen project that really is in Goa. Thirteen villas on about 8,000 sq m at Mandrem in Pernem taluka, North Goa, carrying a Goa RERA registration - PRGO02231931 - against Survey No. 18/5, priced from about Rs 5.37 crore. 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 projects that meets it, and the price gap between them is the clearest measure of what that state line is worth.
The project in numbers
| Item | Detail |
|---|---|
| Villas | 13 |
| Land | About 8,000 sq m |
| Plot sizes | About 215 to 590 sq m |
| Configuration | 4 BHK villas with private pools |
| Price | From about Rs 5.37 crore; quoted up to about Rs 6.9 crore |
| Goa RERA | PRGO02231931 |
| Survey number cited | 18/5, Mandrem, Pernem, North Goa |
| Nature of the project | Redevelopment of an existing villa community acquired by the developer |
| Payment plan marketed | 30:70 |
| Beach | Mandrem, about five to ten minutes away |
Check the open-space claim yourself
Marketing for La Mandre promises wide internal roads and nearly 50 per cent open area. Test it with the developer's own figures. Eight thousand square metres across 13 villas is about 615 sq m of gross land per villa. The plots on sale run 215 to 590 sq m.
If the average plot is around 300 sq m, roughly 3,900 sq m is plotted and about half the site is genuinely open, and the claim holds. If the average is closer to 450 sq m, plotted land is nearly 5,900 sq m and open space is closer to 26 per cent, and it does not. 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 you are paying a premium for.
What the price says next to the developer's own Maharashtra land
Yugen sells plots at its Banda township at about Rs 22,990 to Rs 29,990 per sq yd, which is roughly Rs 27,500 to Rs 35,900 per sq m. Here, an entry villa at Rs 5.37 crore on a plot of roughly 300 to 400 sq m works out to about Rs 1.34 lakh to Rs 1.79 lakh per sq m of land including the house.
Strip out a fair build cost - a 3,000 to 3,500 sq ft villa with a pool at Rs 3,500 to Rs 4,000 per sq ft is roughly Rs 1.1 crore to Rs 1.4 crore - and the land underneath is being valued near Rs 1 lakh per sq m, three to four times the rate the same developer charges fifteen minutes away across the border.
That gap is not a markup. It is Goa: settlement-zoned coastal land in Pernem, minutes from a beach that people fly in for, in a state where new land for villas is genuinely scarce. It is also 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.
- The redevelopment chain. This is not raw land; Yugen acquired an existing villa community and is rebuilding it. Ask what happened to the earlier owners' interests, whether every one of them has conveyed clear title, and whether any of those conveyances is disputed. 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.
Possession, and the date that counts
Announcements around the launch spoke of possession within about six months, which for 13 villas on an existing site is credible in a way that a 500-acre township is not. Take the date from the Goa RERA registration rather than from the announcement, check it against what is standing on site today, and ask what the delay clause pays. On a redevelopment the works are usually further along than a greenfield project, so ask to walk through a completed villa before you pay beyond the booking amount.
The rest of the picture
The developer is Yugen Infra Private Limited, incorporated on 25 September 2023 in Haryana, a venture of a broking firm and a construction business whose founders' experience is what the "36 years" in the marketing refers to. The company's own filings, its Sindhudurg township and the buyer complaints the "North Goa" framing has drawn 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. Fifteen to twenty minutes' drive for a round is fine; 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 runs 18 four-bedroom villas on 3.33 acres in North Goa, and Northern Hills and New World Developers cover the plotted end of the same market. The full list is on our Goa page.
What Mandrem is like to own in
Mandrem sits between Arambol and Ashwem on the north end of the Goan coast, and it is a quieter address than Anjuna or Vagator by some distance. The season runs roughly from October to March, the crowd skews European and long-stay, 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 forty minutes away. Manohar International Airport at Mopa is roughly forty minutes, and Pernem railway station about twenty-five. 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.
Our view
Small, finishable and in the right state. Thirteen villas on a site the developer already owns, with a Goa RERA number and a survey number you can look up, is 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, so there is no bargain here - what there is, is clarity.
Do the plot-schedule arithmetic on the open-space claim, get the CRZ distance and the zoning in writing, satisfy yourself on the redevelopment title chain, and take the possession date off the registration. Clear all four and this is the Yugen project we would be comfortable with.
Amenities
- ✓ Clubhouse
- ✓ Multipurpose Hall
- ✓ 24x7 Security
- ✓ Power Backup
- ✓ Car Parking
- ✓ Indoor Games
- ✓ Gymnasium
- ✓ Jogging Track
- ✓ Kids Play Area
- ✓ Landscaped Gardens
- ✓ Swimming Pool
- ✓ Yoga & Meditation Area
EMI Calculator
Indicative only. Actual EMI depends on the bank, your profile and final price.
Project Highlights
- ✓ The only Yugen project registered in Goa itself - Goa RERA PRGO02231931 against Survey No. 18/5, Mandrem
- ✓ Thirteen 4 BHK villas with private pools on about 8,000 sq m, plots of 215 to 590 sq m
- ✓ About 615 sq m of gross land per villa, the figure to test the nearly-50-per-cent open space claim against
- ✓ Five to ten minutes from Mandrem beach, between Arambol and Ashwem on the quieter north coast
- ✓ A redevelopment of an existing villa community the developer acquired, so works start further along than greenfield
- ✓ Land here is valued near Rs 1 lakh per sq m, three to four times the developer's Sindhudurg township rate
Density & Open Space
Density (homes per acre) tells you how open or packed a project feels. Ask us and we will tell you the exact figure for this one, plus the open-area share, so you know how spacious it really is.
Pros & Cons
- +Registered in Goa, on Goa RERA, with a survey number a buyer can look up - unique among Yugen's projects
- +Only 13 villas on about 8,000 sq m, so the community is small and genuinely low density
- +A redevelopment on land the developer already holds is a far shorter delivery risk than a 500-acre master plan
- +Mandrem is one of the quieter North Goa villages and still lets well through the season
- +Villas come with private pools on individual plots rather than shared amenity space
- –A full Goa price - land here is valued near Rs 1 lakh per sq m, three to four times the developer's Sindhudurg rate
- –The nearly-50-per-cent open space claim does not hold if average plots are at the larger end of the 215 to 590 sq m range
- –Mandrem is coastal, so CRZ distance and category must be established in writing before purchase
- –A redevelopment carries a title chain - every earlier owner's conveyance needs checking for disputes
- –Rental income is seasonal, roughly October to March, so a twelve-month yield model overstates it
- –Mapusa is about forty minutes away, so this is a holiday or seasonal-let address rather than a daily-life one
Who Should Buy & Who Should Avoid
- +Buyers who want a Goa villa on a Goa registration and can pay a Goa price
- +Holiday-home buyers who will use the villa in season and let it for part of the rest
- +Buyers who prefer a 13-villa community they can inspect over a township that is still being drawn
- –Buyers looking for value per square metre - the Sindhudurg township is a third of the rate for a reason
- –Anyone modelling twelve months of rental income on a seasonal North Goa villa
- –Buyers who will not do the CRZ, zoning and redevelopment title checks before paying
Is It Right For You?
Steady rental demand and active resale in Survey No. 18/5, Mandrem, Pernem taluka, North Goa - about five to ten minutes from Mandrem beach make it a sensible medium to long-term hold. Get a good entry price and the maths works better.
Larger layouts, amenities and a settled neighbourhood suit families who actually want to live here, not just invest.
A RERA-registered project from a known builder is the safer pick when buying from abroad. We handle paperwork and updates remotely.
Schools, parks, security and open areas keep day-to-day family life easy.
Green areas and nearby healthcare help — ask us about lower-floor units for easier access.
Is Yugen La Mandre Villas Mandrem... Worth Buying?
Yes, for the right buyer. Early pricing now, with value as it nears handover. Just compare the exact unit and price with one nearby option first.
Short answer — yes, it is worth a serious look if you want a home in Survey No. 18/5, Mandrem, Pernem taluka, North Goa - about five to ten minutes from Mandrem beach from a builder with a real track record. Buying early gets you a better price than ready stock, with the upside as it nears handover. It is not the cheapest option in the area, so it fits buyers who value the builder, location and amenities over the lowest sticker price. Compare the exact unit with one nearby project, lock the live cost sheet with us, and you will know if it is right for you.
- →You want a long-term home or hold from a builder with a track record
- →You are fine waiting for handover in return for better pricing
- →Location, build quality and amenities matter more to you than the lowest sticker price
- →You need the cheapest option in the area
- →You need to move in right away
- →You are chasing quick, short-term resale gains
Possession Timeline
Launch announcements spoke of possession within about six months, which for 13 villas on an existing site is more credible than a township timeline. Take the completion date from the Goa RERA registration rather than the announcement, check it against what is standing on site, and ask what the delay clause pays. On a redevelopment, ask to walk through a completed villa before paying beyond the booking amount.
Investment Analysis
Why people look at Yugen La Mandre Villas Mandrem North Goa for investment is simple — it is in Survey No. 18/5, Mandrem, Pernem taluka, North Goa - about five to ten minutes from Mandrem beach, and this part of North Goa - about five to ten minutes from Mandrem beach has seen steady demand from both end-users and investors. Good road links, nearby offices and schools usually keep rentals healthy and resale active. Since it is still under construction, entry prices are lower than ready stock, which is what early buyers count on. That said, treat any price or return figure as a guide and confirm the current cost sheet with us before you decide.
Price Analysis
The starting price of about Rs 5.37 Cr - Rs 6.9 Cr (as quoted) is in line with what Survey No. 18/5, Mandrem, Pernem taluka, North Goa - about five to ten minutes from Mandrem beach asks today for this kind of project. What you actually pay shifts with the floor, view, facing and unit size, plus any offer running at the time.
Treat the listed figure as a starting point, not the last word. Ask us for a unit-wise cost sheet so you see the real, all-in number before you decide.
Payment Plan Explained
There are usually a few ways to pay. A construction-linked plan (CLP) spreads payments across building stages, a down-payment plan asks for most of the cost upfront for a discount, and a possession-linked plan pushes a big part to handover.
Which one suits you depends on whether you are buying to live in or to invest, and on your loan. We can lay out the exact plans on offer and what each costs you.
Hidden Charges to Budget For
Beyond the base price, plan for GST (on under-construction homes), stamp duty and registration, and one-time charges like club membership, covered parking, power backup and IFMS (a maintenance deposit). A preferred-location charge (PLC) may apply for a better floor or view.
None of this is truly hidden once you see a full cost sheet, but it adds up. Ask us for the complete break-up so the final figure is clear from day one.
Maintenance Cost
Maintenance is billed per square foot every month and depends on the amenities and upkeep level — bigger clubs and more facilities usually mean a slightly higher rate.
We will share the current maintenance rate for this project, along with the one-time maintenance deposit, when you reach out.
Rental Yield
Residential rental yields in Survey No. 18/5, Mandrem, Pernem taluka, North Goa - about five to ten minutes from Mandrem beach are modest, like most of NCR, but steady, helped by demand from nearby offices and schools. The bigger draw is usually capital appreciation and a good tenant pool rather than high monthly rent.
If rental income is your main aim, tell us your budget and we will point you to the configurations that rent out fastest here.
Resale Potential
Resale demand in Survey No. 18/5, Mandrem, Pernem taluka, North Goa - about five to ten minutes from Mandrem beach is generally active because the corridor stays in demand with both end-users and investors. A known builder and a good location usually make a unit easier to sell later.
Resale value still comes down to the exact unit, floor and the market at the time, so buy at a sensible price and the resale side tends to look after itself.
Possession Risks
Since it is still being built, there is always some chance of a timeline shift. The plus point is that RERA-registered projects carry committed dates and clear compensation rules for delay.
Before booking, check the RERA possession date and the delay clause. We will also share the builder's track record on delivery so you go in with eyes open.
Bank Loan Availability
Home loans here are generally easy to arrange, since leading banks usually approve known builders and RERA-registered projects. Banks typically fund up to roughly 75 to 90 percent of the cost based on your profile.
We can connect you with loan partners, help with eligibility and paperwork, and line up a competitive interest rate.
Construction Updates
The project is currently under construction. The build stage and finishing change month to month.
For the latest site progress — slab status, finishing or possession readiness — call or WhatsApp us and we will share the most recent update from the ground.
Yugen La Mandre Villas Mandrem... vs Park Five Dubai Production Cit...
| Compare | Yugen La Mandre Villas... | Park Five Dubai Produc... |
|---|---|---|
| Developer | Yugen Infra Private Limited | Deyaar Development PJSC |
| Location | Survey No. 18/5, Mandrem, Pernem taluka, North Goa - about five to ten minutes from Mandrem beach | Dubai Production City (IMPZ) |
| Type | Residential | Residential |
| Sizes | Plots of about 215 to 590 sq m | About 399 - 2,726 sq ft (studios to 3 BHK duplexes, per Property Finder) |
| Starting Price | Rs 5.37 Cr - Rs 6.9 Cr (as quoted) onwards | AED 640,690 (about Rs 1.65 Cr) onwards |
| Status | Under Construction | Under Construction |
| RERA | PRGO02231931 (Goa RERA), cited against Survey No. 18/5 at Mandrem, Pernem. This is the only Yugen project carrying a Goa registration - ask for the certificate and match the survey number to the plot | Registered with Dubai RERA (DLD); project number not published by the sources checked — verify on the Dubai REST app before paying a booking amount. Each Park Five building (Elm, Ember, Neem, Alder, Ivy) may carry its own number. |
A quick side-by-side with a nearby project. Prices & details are indicative — confirm with us.
See the full Yugen La Mandre Villas... vs Park Five Dubai Produc... comparison →Comparison Matrix
| Feature | Yugen La Mandre Vill... | Park Five Dubai Prod... | Jumeirah Asora Bay L... | Resale 4BHK Flat for... |
|---|---|---|---|---|
| Developer | Yugen Infra Private Limited | Deyaar Development PJSC | Meraas (Meraas Holding), part of Dubai Holding | Tata |
| Location | Survey No. 18/5, Mandrem, Pernem taluka, North Goa - about five to ten minutes from Mandrem beach | Dubai Production City (IMPZ) | La Mer, Jumeirah | Sector 72 Gurgaon |
| Starting Price | Rs 5.37 Cr - Rs 6.9 Cr (as quoted) onwards | AED 640,690 (about Rs 1.65 Cr) onwards | AED 45.0 M (about Rs 115.88 Cr) onwards | ₹4.36 Cr – ₹5.66 Cr (est.) onwards |
| Type | Residential | Residential | Residential | Flats For Sale |
| Status | Under Construction | Under Construction | Under Construction | Resale |
| RERA | PRGO02231931 (Goa RERA), cited against Survey No. 18/5 at Mandrem, Pernem. This is the only Yugen project carrying a Goa registration - ask for the certificate and match the survey number to the plot | Registered with Dubai RERA (DLD); project number not published by the sources checked — verify on the Dubai REST app before paying a booking amount. Each Park Five building (Elm, Ember, Neem, Alder, Ivy) may carry its own number. | Meraas sells under Dubai RERA (DLD) registration and escrow; the project number is not published by the sources checked — verify on the Dubai REST app before paying a booking amount. | Updating soon |
Locality Review
Survey No. 18/5, Mandrem, Pernem taluka, North Goa - about five to ten minutes from Mandrem beach is one of the steadier addresses in the Gurugram market. Day-to-day life is easy here — schools, hospitals, markets and offices are close, the roads connect well to the rest of NCR, and there is a healthy mix of families and working professionals. It suits buyers who want a settled, well-linked neighbourhood rather than a far-out, still-developing pocket.
Scores are indicative, based on the locality.
Location Map
Nearby Landmarks & Connectivity
Connectivity is indicative. Ask us for exact distances and drive times.
The main thing to weigh is this — a full Goa price - land here is valued near Rs 1 lakh per sq m, three to four times the developer's Sindhudurg rate. It is not a deal-breaker for most buyers, but worth factoring in. Tell us your plan and we will say honestly whether it matters for you.
For the long term, Survey No. 18/5, Mandrem, Pernem taluka, North Goa - about five to ten minutes from Mandrem beach has the basics investors look for — steady demand, improving roads, and a healthy mix of end-users and tenants. A home from a known builder in this corridor usually holds value and has room to grow over a 5 to 10 year horizon. It suits patient, long-term buyers more than anyone chasing a quick flip. The entry price you get decides how good the return looks, so confirm the live rate with us first.
It suits long-term buyers and investors who are fine waiting for handover in exchange for lower entry pricing, and anyone who wants a home from a trusted builder in Survey No. 18/5, Mandrem, Pernem taluka, North Goa - about five to ten minutes from Mandrem beach.
At around Rs 5.37 Cr - Rs 6.9 Cr (as quoted) to start, it is priced in line with the Survey No. 18/5, Mandrem, Pernem taluka, North Goa - about five to ten minutes from Mandrem beach market for this kind of home. Whether it is worth it depends on the exact unit and the running offer — we will help you compare before you commit.
An honest read on livability, builder trust, investment potential and value — scored by our team, not the builder.
About Yugen Infra Private Limited
Yugen Infra Private Limited is a known name in the North Goa - about five to ten minutes from Mandrem beach and Delhi-NCR property market, with a mix of residential and commercial projects. Buyers usually look at the group for build quality and on-time delivery. For the latest on Yugen Infra Private Limited projects and the best deal, talk to our team.
Payment Plan
Specifications
💬 Our View
Small, finishable and in the right state. Thirteen villas on land the developer already holds, with a Goa RERA number and a survey number that can be looked up, is far more checkable 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 own rather than rent. It is a full Goa price, so there is no bargain here - what there is, is clarity.
We track North Goa - about five to ten minutes from Mandrem beach closely, and Yugen La Mandre Villas Mandrem North Goa is one of the homes buyers ask about often. Our honest take: weigh the developer, the exact unit, and the price you get against nearby options before you commit. We are not here to push one project — we help you compare and pick what fits your budget and plan. For the live price and a clear comparison, just reach out.
Common Concerns, Answered
Premium projects in Survey No. 18/5, Mandrem, Pernem taluka, North Goa - about five to ten minutes from Mandrem beach do sit higher, but you pay for the builder, location and build quality. Compare the price per sq ft with one nearby project and it usually adds up — we will run that for you.
It is RERA-registered, so there is a committed date and compensation rules if the builder slips. We will share the delivery track record so you can judge the risk.
Maintenance is per sq ft per month and scales with amenities. We give you the exact rate up front so it is in your budget, not a surprise.
Resale in Survey No. 18/5, Mandrem, Pernem taluka, North Goa - about five to ten minutes from Mandrem beach stays active on steady demand. A known builder and a good unit make selling later easier.
Loading (the gap between saleable and carpet area) varies by project. Ask us for the exact carpet area of the unit you like so you compare like for like.
Yields here are modest but steady, helped by nearby offices and schools. If rent is your goal, we will point you to the units that lease out fastest.
Frequently Asked Questions
Is La Mandre actually in Goa? +
What does a villa cost? +
How many villas are there and how big is the site? +
What should I check because it is coastal land? +
It is a redevelopment - does that matter? +
When is possession? +
Can I rent the villa out? +
Final Verdict
Do the plot-schedule arithmetic on the open-space claim, get the CRZ distance and zoning in writing, satisfy yourself on the redevelopment title chain and take the possession date off the registration. Clear those four and this is the Yugen project to be comfortable with.
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