Agricultural & NDZ Land in Ponda — River View
Property ID: SGA-021
Property Type: Agricultural and NDZ Land — Zuari River View | Field View — Large-Format Investment
Total Area: 2,36,000 Sq. Mt. (Approx. 23.6 Hectares / 58 Acres)
Location: Shiroda, Borim, Ponda, South Goa, Goa, India
Zone: Agriculture and NDZ (No Development Zone)
Views: Zuari River View | Open Field View
Title: Serious Buyers Only
Price: ₹1,000 per Sq. Mt.
- 2,36,000 sq. mt. (approximately 58 acres / 23.6 hectares) of agricultural and NDZ land at Shiroda, Borim — with Zuari River views and open field views — one of the largest single-parcel land holdings available in Goa's central river corridor at this price point
- Zuari River view — one of South Goa's most commercially and aesthetically valuable landscape premiums, commanding structurally higher valuations and development interest across all permissible land use formats in this corridor
- Open field views — the dual landscape premium combining river and field panoramas across a 58-acre holding, creating a natural setting of extraordinary visual depth and ecological richness
- Borim–Ponda location — at the geographic centre of Goa, within the Zuari River basin's most ecologically significant corridor, and within practical driving distance of both North and South Goa's commercial and coastal infrastructure
- Agricultural and NDZ designation — honest and transparent disclosure of the land's current zoning status, enabling buyers to evaluate the parcel with full regulatory clarity and accurate development constraint awareness
- Priced at ₹1,000 per sq. mt. — the most affordable entry per square metre for Zuari River view land in Goa's central agricultural corridor — representing a long-term land banking entry at the lowest available price point in the Zuari basin
- 58 acres of Zuari River view agricultural land at ₹1,000 per sq. mt. — total acquisition cost of approximately ₹23.6 Crore — a generational land banking entry into one of Goa's most ecologically significant and scenically premium river corridors
- NDZ and agricultural land in Goa's Zuari River basin represents a long-term appreciation asset — land banking on ecologically significant river-view parcels in accessible central Goa positions buyers for future planning policy evolution and infrastructure-driven appreciation
- Suitable for long-term land banking, agricultural operations, plantation, ecological restoration, or carbon sequestration projects — the range of productive and conservation uses appropriate for NDZ and agricultural land in the Zuari River catchment
- A 58-acre Zuari River view agricultural parcel at ₹1,000 per sq. mt. in central Goa is a land banking opportunity at a price point that future buyers will find difficult to believe was once available
• NDZ and agricultural land — full regulatory transparency as a buyer confidence signal — the seller's honest disclosure of the NDZ and agricultural zone designation on this parcel reflects a transparent, professionally conducted listing that enables buyers to evaluate the land with accurate regulatory information. NDZ (No Development Zone) land in Goa's river and agricultural corridors is subject to specific use restrictions — buyers should engage with this designation as a known planning parameter, not an unexpected complication. The transparent disclosure of this status upfront is itself a trust signal about the quality and completeness of the seller's documentation. Goa Regional Plan 2021 zoning guide covers NDZ and agricultural zone land use rules in detail
• Zuari River view — the permanent landscape premium on 58 acres of central Goa — the Zuari River is South Goa's most significant waterway — a wide, navigable tidal river that flows through the heart of South Goa's agricultural and heritage landscape before meeting the Arabian Sea. River views across the Zuari from Borim's elevated agricultural land create a panoramic natural setting of genuine scenic value — the kind of landscape that eco-tourism operators, conservation investors, and large-scale agricultural enterprises specifically seek. At 58 acres of river-view agricultural land, this parcel is large enough for a genuinely landscape-integrated agricultural, ecological, or long-term conservation investment of meaningful scale. The Goa farmhouse and agricultural land opportunity covers the investment thesis for large-format Zuari River view agricultural land in South Goa's central belt
• ₹1,000 per sq. mt. — the long-term land banking entry price in Goa's most ecologically significant river basin — ₹1,000 per sq. mt. for Zuari River view agricultural land in Borim–Ponda at 58 acres total represents a land banking entry of approximately ₹23.6 Crore for one of Goa's most ecologically and scenically premium river view parcels. Agricultural and NDZ land in Goa's river basins has historically appreciated significantly as infrastructure development, population growth, and planning policy evolution have increased the development potential of parcels in these corridors over time. The ₹1,000 per sq. mt. entry for 58 acres of Zuari River view land in central Goa is priced at the lowest available rate for river-view land in this corridor — a price that reflects the current NDZ constraints rather than the underlying landscape quality of the holding. Goa property market trends 2026 provides the appreciation context for agricultural land banking in Goa's river basin corridors
• Borim–Ponda — Goa's geographic centre with Zuari River access — Borim is a village in Ponda taluka that sits at the confluence of several river branches of the Zuari system — one of South Goa's most ecologically significant and agriculturally productive river zones. Ponda taluka's position at the geographic centre of Goa means that Borim land benefits from reasonable connectivity to both North and South Goa's commercial and coastal infrastructure while retaining the agricultural and ecological character of Goa's central river belt. For large-format agricultural, plantation, or ecological investment buyers, central Goa river basin land of this scale at ₹1,000 per sq. mt. represents a structurally rare price-to-scale ratio in the current market. Goa's two property markets — coastal and interior provides useful context for understanding the investment dynamics of central Goa river basin land
• Productive uses of NDZ and agricultural land in Goa's Zuari basin — while built development is restricted on NDZ and agricultural land, a range of productive uses are permitted and commercially viable: organic farming, plantation agriculture, managed fisheries (given river access), eco-tourism under applicable guidelines, ecological restoration projects, carbon sequestration initiatives, and long-term agricultural leasing. For institutional buyers targeting productive and sustainable land use in Goa's most ecologically significant river corridor, this 58-acre Zuari River view parcel at ₹1,000 per sq. mt. offers a scale and price combination that is structurally compelling as a long-term investment. Agricultural land use and conversion options in Goa covers the full range of permitted activities and future development pathways for agricultural land in Goa's river basins
This 2,36,000 sq. mt. agricultural and NDZ land at Shiroda, Borim, Ponda, priced at ₹1,000 per sq. mt. (approximately ₹23.6 Crore total), with Zuari River views and open field panoramas, represents the most affordably priced Zuari River view land of this scale currently available in Goa's central agricultural corridor. For buyers targeting long-term land banking, large-format agricultural investment, plantation, ecological restoration, or carbon sequestration projects in one of Goa's most ecologically significant and scenically premium river basins, this parcel offers a price-to-scale combination that will not remain available. Buying large land parcels in Goa covers the acquisition process and legal requirements. Complete Goa property due diligence including NDZ verification is essential. Contact SwiftSell for site visit and buyer discussions.
About This Location
Shiroda is a village in Ponda taluka at the confluence of the Zuari River tributaries in central Goa — an ecologically rich and agriculturally productive zone defined by the Zuari River system's complex tidal and freshwater dynamics. Borim, within the same area, is one of Goa's most historically significant riverside villages — connected to the Zuari River system and positioned within the broader agricultural and ecological landscape of Ponda's central river belt. The Zuari River is South Goa's most significant waterway: a navigable tidal river that supports rich aquatic biodiversity, traditional fishing and farming communities, and a landscape of genuine ecological importance. Agricultural land with Zuari River views in this corridor is held primarily by established farming families and ancestral landholders — large-format parcels at commercial acquisition pricing in this zone are a genuinely rare occurrence in the market. South Goa property investment guide and Zuari River view land for sale in Goa provide additional market context for this corridor.
Frequently Asked Questions
What is an NDZ (No Development Zone) and what does it mean for this property? An NDZ designation under the Goa Regional Plan restricts built development on the affected land, typically to protect ecologically sensitive agricultural and river-floodplain areas. Agricultural activities, plantation, and specific eco-tourism formats may be permitted within NDZ land subject to applicable regulations. Goa Regional Plan 2021 zoning guide covers NDZ land parameters in detail. Buyers must verify the specific NDZ classification and applicable use rules with the TCP department before purchase.
Can agricultural or NDZ land on the Zuari River in Borim be used for fishing, plantation, or eco-tourism? Agricultural activities, plantation, and limited eco-tourism formats may be permitted on agricultural and NDZ land in the Zuari River basin, subject to applicable government guidelines and environmental clearances. A registered Goa property lawyer and environmental consultant should be engaged to confirm current permitted uses for the specific survey numbers included in this parcel. Agricultural land use in Goa provides the framework for understanding permitted activities on agricultural and NDZ land.
What is the long-term appreciation outlook for NDZ and agricultural land near the Zuari River? Historically, agricultural and NDZ land in ecologically significant river corridors in Goa has appreciated over time as infrastructure development, population growth, and planning policy evolution have increased development pressure and potential in these zones. Goa property market trends 2026 provides context for the medium-term appreciation trajectory of agricultural land banking in Goa's river basin corridors.
Related Guides
Browse All South Goa Properties for Sale | Goa Regional Plan 2021 Zoning Guide | Buying Large Land Parcels in Goa | Goa's Two Property Markets | Agricultural Land Use in Goa | Zuari River View Land for Sale in Goa | Massive River Touch Land in South Goa | Property for Sale in Quepem, South Goa