Settlement Land for Sale in Tivim — 18,600 Sqmt ₹25K
Property ID: NGA-054
Property Type: Large-Format Residential Land — Settlement Zone VP1 — Villa Colony / Bungalow Township
Total Area: 18,600 Sq. Mt. (1,93,680 Sq. Ft. — Approx. 1.86 Hectares)
Location: Bordem Village, Tivim, Bardez, Goa, India
Zone: Settlement VP1 — 80% FSI
Road Access: Wide Road Access Available
Landmark: 4 km from North Goa Railway Station | 18 km from Mopa Airport | 5 km from NH-17 | Near St. Anne's High School | Planned Cricket Stadium 4 km Away
Title: Serious Buyers Only
Rate: ₹25,000 per Sq. Mt.
Total Price: ₹46.5 Crore
- 18,600 sq. mt. (1.86 hectares) of premium residential settlement land in Bordem, Tivim — one of the largest clear-titled, development-ready residential parcels available in Bardez at this price point, with wide road access and verified documentation
- Settlement zone VP1 with 80% FSI — enabling approximately 14,880 sq. mt. of usable floor space before staircase, balcony, and parking additions, an exceptionally high development efficiency for a Bardez residential parcel
- 4 km from North Goa Railway Station (Tivim) — direct Konkan Railway access to Mumbai, Pune, Mangalore, providing residents with a genuine national connectivity profile that elevates the address beyond a seasonal Goa destination
- 18 km from Mopa International Airport — fundamentally transforming the accessibility and investment attractiveness of the northern Bardez corridor, with direct flights connecting Goa globally
- 5 km from NH-17 (National Highway) towards Mumbai — highway proximity ensuring logistics access, commercial connectivity, and long-term infrastructure resilience for any residential colony
- Community infrastructure within peripheral vicinity: St. Anne's High School, Tivim Football Ground, Tivim Panchayat, St. Xavier's College Mapusa (7 km) — the amenities that transform a residential plot into a complete neighbourhood address
- Planned International Cricket Stadium 4 km from site — a future infrastructure addition that will drive further appreciation and attract premium residential demand in the immediate area
- Clear marketable title — all documents verified; exclusive mandate held directly with owners, ensuring buyers work directly with the principal without intermediary complications
- Demarcated in settlement zone for RP 2001, RP 2011, and RP 2021 — three consecutive Regional Plan cycles confirming development certainty for any long-term residential project
- Priced at ₹25,000 per sq. mt. — against VP1 FSI of 80%, delivering a development economics model highly attractive for a premium residential colony in Bardez's most connectivity-rich corridor
• VP1 settlement with 80% FSI — the development mathematics that make this exceptional — at 80% FSI across 18,600 sq. mt., a developer has access to approximately 14,880 sq. mt. of usable floor space before staircase, balcony, and parking additions. For a premium residential villa colony — the highest-demand development format in this location — this means a project of 20–40 premium units depending on size and configuration, each commanding the premium pricing that Bardez's residential market consistently delivers. Large plots for developer projects in Goa confirms that parcels of this scale with VP1 FSI in Bardez are among the most sought-after development land in North Goa
• Railway, airport, highway — the infrastructure trifecta that defines the address — 4 km from Tivim Railway Station, 18 km from Mopa International Airport, 5 km from NH-17. This connectivity density — rare in Bardez's inland villages — positions Bordem as an address where residents can genuinely live, not merely visit. Mopa Airport's impact on North Goa property has already been measurable in Tivim's land price appreciation and will continue as the airport's connectivity expands. Upcoming Goa infrastructure and property price impact provides the broader context for how planned infrastructure investments translate into residential land appreciation
• Planned International Cricket Stadium — the future appreciation catalyst 4 km away — cricket stadiums of international standard generate significant economic activity — hospitality demand, commercial development, transport infrastructure — in their immediate vicinity. When that stadium is 4 km from a premium residential settlement land parcel in Bardez, the appreciation implication is straightforward and positive. This is the kind of future infrastructure addition that experienced investors factor into their appreciation models from the outset, not as speculation but as planned government investment with confirmed location
• Clear title, verified documents, exclusive owner mandate — the legal quality a large transaction demands — for a project of this scale, title clarity and direct owner access are non-negotiable. The clear marketable title, fully verified documentation, and exclusive owner mandate eliminate the legal uncertainty and intermediary friction that large transactions in North Goa's land market sometimes encounter. 25-point Goa property legal checklist should be reviewed, and a qualified advocate engaged for transaction management at this scale
This 18,600 sq. mt. residential settlement VP1 land in Bordem, Tivim, Bardez, Goa — priced at ₹25,000 per sq. mt. (₹46.5 Crore total) — satisfies every criterion on a developer's acquisition checklist: scale, zoning efficiency, infrastructure connectivity, title clarity, community amenities, and competitive pricing against development economics. Building a luxury villa colony in Goa on this parcel produces a premium residential product with category-leading ROI. Contact SwiftSell directly — we hold the exclusive mandate — for site visit arrangement and documentation review.
About This Location
Bordem is a village within Tivim, Bardez taluka, situated approximately 5 km from Mapusa urban area. Tivim is best known as the location of the North Goa Railway Station — the primary Konkan Railway stop connecting North Goa to Mumbai, Pune, Mangalore, and the national rail network. Community infrastructure includes St. Anne's High School, the Tivim Football Ground, Tivim Panchayat, and proximity to St. Xavier's College in Mapusa (7 km). The 18 km proximity to Mopa International Airport is a defining growth catalyst for the Tivim corridor, and a planned International Cricket Stadium 4 km from site adds further future appreciation potential. The property is confirmed in settlement zone across RP 2001, RP 2011, and RP 2021. Large land in Thivim and Bardez investment corridor analysis provide broader market context.
Frequently Asked Questions
What development format is most suitable for this 18,600 sq. mt. VP1 settlement land? The parcel is ideal for a residential villa colony (20–40 villas), a premium bungalow township, or a mixed villa and apartment development. VP1 settlement zone with 80% FSI gives developers exceptional floor space efficiency. All development requires TCP building plan sanction, Panchayat NOC, and applicable approvals. Engage a registered Goa architect and legal counsel before finalising plans.
Is this land consistently zoned across all Regional Plans? Yes — the property is demarcated in the settlement zone as per RP 2001, RP 2011, and RP 2021, providing development certainty across three consecutive Regional Plan cycles — a strong positive signal for developers evaluating long-term project viability.
Related Guides
Large Plots for Developers in Goa | Browse All North Goa Properties | Plots in Tivim | Mopa Airport & Property Prices | Building a Luxury Villa Colony in Goa | Upcoming Goa Infrastructure Impact | 25-Point Goa Legal Checklist | NRI Investment Guide — Goa