The "Sanad" Trap: Why Buying 'Orchard Land' in Goa is a Bad Idea (2025)

The scams in Goa don't happen in the villas; they happen in the dirt. You will see listings for "River view plots, 500 sqm, only ₹25 Lakhs". Meanwhile, the neighbor is selling for ₹1 Crore.

The difference isn't the view. It is the Zone. The cheap plot is Orchard (Green) Zone. The expensive one is Settlement Zone. In 2025, buying Orchard land hoping to "convert it later" is the fastest way to lose your capital.

What is a "Sanad"?

A Sanad is the official "Convertion Certificate" that changes land use from Agricultural to Non-Agricultural (NA).

• No Sanad = No Construction.
• You cannot legally pour concrete on land without a Sanad.

The "Orchard" Myth

Brokers will tell you: "Sir, buy now as Orchard. We will apply for File 17(2) correction or zone change and get it converted in 6 months. Value will triple!"

The 2025 Reality Check:

1. Strict Ban: The Goa State Amritkal Agriculture Policy 2025 has explicitly banned the conversion of paddy fields (Khazan/Kher).
2. TCP Act Ruling: High Courts have recently struck down arbitrary "spot conversions" (Section 17(2)) that allowed individual plot conversion. The loophole is closing.
3. The "Farmhouse" Rule: You can build a farmhouse on Orchard land, BUT:
   • Min land size: 4,000 sqm (1 Acre).
   • Coverage: Only 5% to 10%.
   • If you buy a 400 sqm orchard plot, you can build nothing. You own an expensive garden.

How to Check Zone Before Buying

Don't trust the broker. Trust the Form I & XIV.

1. Ask for the Survey Number.
2. Go to the Goa Land Records portal (DSLR).
3. Check the "Regional Plan 2021" (RP21) map overlay.
   • Yellow: Settlement (Safe to buy).
   • Green: Orchard/Natural Cover (Do not buy for building).
   • Blue: Eco-sensitive/CRZ (Highly restricted).

Summary

If you are an outsider looking for a second home, buy Settlement Land with Sanad in hand. Yes, it costs 3x more. But it comes with the right to build. Orchard land is for farmers, not for investors hoping to game the system.

Next Step: Once you have secured a Settlement plot, check the North vs. South Guide to decide what to build on it.