Orchard land for Sale in thivim
Property ID: NGA-044B
Property Type: Orchard Land — Residential Conversion Potential
Total Area: 10,400 Sq. Mt.
Location: Near Tivim, Bardez Taluka, North Goa, India
Zone: Orchard
Road Access: 10M PWD Road (East, as per RP-21) | 4M Road (South)
Shape: Near-Rectangular
Landmark: 3km from Tivim Railway Station | 13km from Mapusa | 26km from Mopa Airport
Title: Serious Buyers Only
Total Price: ₹8.91 Crore
- 10,400 sqm of almost rectangular orchard land near Tivim, Bardez — with dual road access, railway station proximity, and a clear residential conversion potential that makes it one of the more strategically positioned orchard parcels in North Goa's development pipeline.
- A near-rectangular plot shape is a significant practical advantage — it maximises usable land area, simplifies layout planning, and is preferred by both architects and layout approval authorities compared to irregular or narrow plots.
- Dual road access — a 10M PWD road on the east (as per Regional Plan 2021) and a 4M connecting road on the south — provides excellent vehicle ingress and egress, a critical requirement for any gated community or plotted development approval.
- At ₹8.91 Crore total for 10,400 sqm, this Tivim orchard parcel is priced attractively for a well-shaped, dual-access land holding in a railway-proximate North Goa location — particularly for buyers targeting residential conversion.
- The 3 km distance from Tivim Railway Station is a meaningful connectivity advantage — Konkan Railway access from this location means the site is accessible to buyers and residents from Mumbai, Pune, and other major Maharashtra cities.
- Mopa International Airport at 26 km places this parcel within the primary Mopa appreciation corridor, where land has consistently outperformed the broader North Goa market since the airport became operational.
- The seller has identified this as suitable for a gated housing society or plotted development — both are high-demand product typologies in North Goa's emerging suburban residential market, where affordable land with good connectivity is increasingly scarce.
- Mapusa, North Goa's commercial hub, is 13 km away — providing residents of any future development here with access to the full range of retail, healthcare, education, and administrative services the city offers.
- Orchard zone land with a clear conversion pathway is increasingly attractive to developers who can secure the NA (non-agricultural) conversion and settlement zone reclassification needed to unlock full residential development potential.
- For developers and investors targeting the affordable-to-mid-market residential segment in North Goa's expanding suburban corridor, this Tivim orchard parcel — with its shape, access, and rail connectivity advantages — is a compelling entry-level land acquisition.
• Residential Conversion Pathway — NA and Zone Reclassification — Orchard land in Goa requires NA (non-agricultural) conversion and, in many cases, TCP zone reclassification before residential development can proceed. The RP-21 road designation on the eastern boundary is a positive planning signal that may support future zone reclassification. agricultural to non-agricultural NA conversion in Goa explains the conversion process in detail. Goa agricultural land NA conversion guide provides the practical steps and timeline. Buyers should engage a TCP consultant to assess conversion feasibility before committing.
• RP-21 Road Designation — A Development Catalyst — The 10M PWD road on the eastern side being designated under Regional Plan 2021 (RP-21) is an important planning advantage. RP-21 road designations often precede zone upgrades and are typically viewed positively by TCP authorities in layout and development approval processes. Goa Regional Plan 2021 zoning guide explains how RP-21 road designations interact with zone classification and development permissions. upcoming Goa infrastructure projects tracks planned road development across North Goa that may affect this parcel's connectivity and valuation.
• Gated Housing Society Potential — 10,400 sqm of near-rectangular land with dual road access and railway proximity is purpose-built for a gated residential society or plotted development. This product typology is in growing demand across North Goa's suburban belt as land-constrained urban buyers seek affordable plots within commuting distance of Mapusa and Panaji. land for developers in Goa — large plots outlines the development and approval framework. buying large land parcels in Goa covers the acquisition due diligence process.
• Mopa Corridor Appreciation and Investment Fundamentals — Land within the Mopa Airport appreciation corridor has delivered consistent above-market returns since the airport's opening. Tivim's position at 26 km from Mopa places it firmly within this zone. Mopa Airport impact on Goa property documents the appreciation trajectory. why invest in Goa property in 2026 confirms the continued investment case for well-located North Goa land in the Mopa corridor.
This 10,400 sqm orchard land near Tivim, North Goa, priced at ₹8.91 Crore total, is a well-shaped, dual-access land parcel with strong residential development potential in one of North Goa's most railway-connected and airport-proximate suburban corridors. North Goa properties for sale and current property prices in Goa 2026 provide market context. Contact SwiftSell for documentation review, TCP consultation referrals, and site visit arrangements.
About This Location
Tivim is a village in the Bardez taluka of North Goa, best known for its railway station — one of the primary Konkan Railway stops serving North Goa. The area's suburban character, improving road infrastructure (including the RP-21 road designations in the area), and proximity to Mapusa and the North Goa coastal belt make it an emerging destination for residential developers and plotted development buyers. North Goa vs South Goa for investment contextualises Tivim within the broader North Goa investment landscape. Mopa International Airport at 26 km adds further investment appeal as the airport drives development demand across the northern taluka belt.
Frequently Asked Questions
What is the process for converting this Tivim orchard land for residential use? Residential development on orchard land in Goa requires NA (non-agricultural) conversion from the competent authority, followed by TCP zone reclassification if required. agricultural to non-agricultural NA conversion in Goa and Goa agricultural land NA conversion guide detail the full process and timeline. Buyers should engage a qualified TCP consultant before committing to any development concept to assess conversion feasibility for this specific plot.
Can NRI developers or investors acquire this Tivim orchard land? Orchard land in India carries specific NRI and OCI purchase restrictions under FEMA guidelines — similar to agricultural land. NRI investment guide for buying property in Goa and can foreigners and OCI cardholders buy property in Goa cover the applicable restrictions. NRI buyers should consult a qualified legal advisor before proceeding with any orchard land acquisition in Goa.
Related Guides
North Goa Properties for Sale | Agricultural to Non-Agricultural NA Conversion | Goa Regional Plan 2021 Zoning Guide | Mopa Airport Impact on Goa Property | Land for Developers in Goa | Goa Property Due Diligence Checklist | Current Property Prices in Goa 2026 | Buying Large Land Parcels in Goa