Investing in Kondura & Vengurla: The Unspoiled 'New North Goa' (2026 Guide)

Goa has officially spilt over. The quiet, palm-fringed paradise that early investors found in Assagao and Siolim a decade ago is now bustling with traffic, ₹1 Lakh/sqm land rates, and a density that defies the "sussegad" promise.

But geology doesn't respect state borders. Just 20 kilometers north of the Goa border, the exact same laterite cliffs, white sand topography, and Konkan vibe continue into Vengurla and Kondura—but at a fraction of the cost.

For 2026, the smart money isn't fighting for scraps in North Goa. It's moving slightly north to Sindhudurg, specifically the Kondura-Vengurla belt. Here is the data-backed thesis on why this is the most exciting "Early Mover" market on the West Coast right now.

The 85% Price Arbitrage

The math is simple and brutal. In North Goa's premium belts (Assagao, Anjuna, Parra), a clear-title plot (if you can find one) will set you back anywhere from ₹50,000 to ₹1,20,000 per sq meter.

Cross the border into Vengurla, and the rates for sea-view, gated community plots drop to ₹15,000 per sq meter.

That is not a discount; that is an 85% arbitrage.

Benchmarking Value: Mango Courtyard

Projects like Mango Courtyard in the region have established a benchmark price of ~₹15,000/sqm for fully gated, managed plotted developments. At this entry price, you are buying into a coastal asset class that allows for massive headroom for appreciation, unlike Goa where the "growth ceiling" is visible.

Feature	North Goa (Assagao)	Vengurla (Kondura)
Entry Price	₹60,000 - ₹1,00,000+ / sqm	~₹15,000 / sqm
Plot Size for ₹1 Cr	~150 sqm (Tiny)	~650+ sqm (Estate)
Saturation	High	Low (Early Stage)
Rental Yield	3-4% (High Capital Cost)	6-8% (Low Capital Cost)

The "Mopa Effect" & Connectivity

The game-changer wasn't just the price; it was the Mopa International Airport (GOX).

Historically, reaching Vengurla meant a long drive from Dabolim. Today, the new Mopa Airport is actually located closer to the Maharashtra border than to South Goa.

Time from Mopa to Assagao: ~45 mins (Traffic heavy)
Time from Mopa to Kondura: ~50-55 mins (Scenic drive)

You land at the same airport, but instead of turning left into the traffic jams of Calangute, you turn right into the pristine hills of Vengurla.

[!TIP] The Highway Bonus: The upcoming widening of the Revas-Redi Coastal Highway (MSH-4) is set to turn the drive from the border to Kondura into a 4-lane breeze, potentially cutting travel time by another 15 minutes.

Legal Safety: Maharashtra vs. Goa "Orchard" Land

One of the biggest headaches for investors in Goa is the complex "Orchard Land" status and the recent 2023 restrictions on non-agriculturists buying farmland.

Maharashtra offers a cleaner alternative for Indian investors: Non-Agricultural (NA) Plots.

Clear Jurisdiction: In Maharashtra, once a layout is sanctioned as NA, it is fully legal for any Indian citizen to buy.
No "Farmer" Loophole: You don't need to prove you are an agriculturist to buy an NA plot in projects like Mango Courtyard or Innovest Baywatch.
Better Town Planning: New developments in Sindhudurg are often better planned with wider roads and designated open spaces compared to the narrow village roads of North Goa.

The Vibe: "Virgin Goa"

Kondura Beach is what Anjuna was in the 1970s. It’s a dedicated surf spot with aggressive waves, a curved bay, and zero shacks. This is not a place for rave parties; it’s a place for deep work, retreats, and private luxury villas.

New developments are focused on "Gated Communities"—solving the two biggest issues of remote land ownership: Security and Maintenance.

Managed Ownership: Projects offering "Plug-and-Play" villa construction.
Rental Management: With the rise of high-end homestays in Sindhudurg (like Coco Shambhala), the rental model is proven.

Conclusion: The Window is Closing

In real estate, "arbitrage" doesn't last forever. As the Coastal Highway completes and more boutique hotels open in Vengurla, that ₹15,000/sqm benchmark will move.

For 2026, Vengurla isn't just a "cheaper Goa." It's the smarter Goa. It allows you to own a massive legacy estate for the price of a studio apartment in Calangute.

Ready to explore the region?