North GoaMixed Development
1 CHOGM
COSME COSTA CONSTRUCTION PRIVATE LIMITED
PossessionMar 2027Declared cost₹89.91 CrScale66 flats
21 ARMANDO PEREIRA
01
Complete project overview
RERA Goa · Registration filing- Project name
- 21 ARMANDO PEREIRA
- Units
- 36 units
- Mix
- 36 × Flats
- Land area
- 1,200 sq m
- Covered area
- 376 sq m
- Open area
- 784 sq m
- Parking
- 26 spaces
- Description
- A RESIDENTIAL PROJECT COMPRISING OF 12 STUDIO AND 24 ONE BEDROOM HOMES ALONGWITH COMPOUND WALL, SWIMMING POOL, LANDSCAPING AT PILERNE GOA
Timeline
Project startedJun 2022
Proposed completionApr 2025
TodaySep 2026
Find your flat
Filed by type and size, in the batches the builder registered — not a per-flat listing. Look yours up.
TypeArea sq mCount
Flats90736
Shown in sq m. The filing records square metres; the sq-ft view is a straight conversion. The declared inventory as registered — how many of each type exist, not how many are still unsold (this state's filing carries no booking count).
02
Builder’s track record
RERA Goa · Builder registrationMS SHARAYU GLOBAL
Partnership FirmPromoter type
North Goa, GoaBased in
1Projects
1Cities
Timelineevery project, start → promised completion
The only project Horizon has read from this builder so far. Dates are the project’s start (where filed) and target-completion dates on the RERA filing; delivery isn’t reported here.
03
Location & price analysis
RERA Goa · Registration filing- Address
- 21 ARMANDO PEREIRA, SURVEY 148/16 , TEMBREM BATTA, AT VILLLAGE PILERNE, BARDEZ, GOA 403114 , North Goa
- District
- North Goa
What’s nearby
SchoolsNearest school 1.9km away
HealthcareNearest hospital 2.1km away
LifestyleNo parks within 2km
ShoppingNo supermarket within 2km · Bank 997m away
Getting around
Expressway 2.3 km · Sangolda BypassPrimary road 2.0 km · Chogm RoadNo metro or railway within 5kmLimited bus connectivity nearby
Water & environment
Water body 467 mRiver 1.3 km · Nerul Creek
distances only — not a flood assessmentPrice analysisdeclared build cost — not a sale price
₹9.01 Cr declared to build 36 flats. What that works out to:
₹25.02 Lakhdeclared cost per flatall-in — land + construction
₹22,273/sq ftof built-up area₹2,39,744/sq m
This is what the builder filed it costs to build — land plus construction, at registration — not a sale price. The gap to an asking price is their margin, taxes and anything the filing doesn’t carry.
04
Government Guidance Rate
Goa Revenue Department — land rates notified in the Official GazetteIn Goa it’s called the notified land rate.
₹12,542per sq yd
₹15,000per sq m
- Which rate
- land — developing area, base value (settlement zone S1, plot up to 1,000 m²)
- Matched to
- The rate published for the village of “Pilerne”.
- In force
- 2024-25 schedule
What this number is — and isn’t
- The minimum value Goa’s registration department will register a sale at. Stamp duty is usually charged on this or the price in the sale deed, whichever is higher.
- Not a market price. Sales normally register above it, and how far above varies by place and by project.
- Its fit depends on the grain the state publishes at. This one is matched at the level of village, and says so above. How Horizon decides what to show.
05
Planning authority
RERA Goa · Approved building planBuilding Permit
The promised possession date (6 Apr 2025) has passed. This record can’t confirm whether the project was completed — that sign-off is the occupancy certificate, below.
Completion Certificate — the occupancy sign-off, on record
A Completion Certificateis on this project’s RERA record— the completion / legal-to-occupy sign-off that most RERA records simply don’t carry. It is issued by the planning authority, not by RERA. Still confirm it covers your specific unit before you rely on it.
06
Complaints & litigation
RERA Goa · public recordComplaints register
Not published. RERA Goa doesn’t publish a complaints register in the record Horizon reads.
So there is nothing to count here — which is not the same as nothing having been filed.
What the builder declared
Declared to RERA Goa- Litigation
- None declared in this filing
Only what the builder declared, or what RERA Goa records itself, can appear here — a case filed elsewhere and never declared would not.
Not a verdict. A complaint can be dismissed and a case can be won; an order can be appealed.
Not a clean bill. An empty record means nothing was filed with RERA Goa, or that this register doesn’t publish it — never that nothing happened.
07
Other projects nearby
The register · within 25 km116 residential projects still under way within 25 km. Step out ring by ring:
Of the 92 projects the radar draws within 6 km — every kind, every stage — 32 are residential projects still under way. This list keeps only those, and looks further out.
1 project within 1 km — showing the nearest 1.
Projects within 25 km, nearest first — closed ones excluded, nothing ranked. This project’s coordinate is approximate, so distances are rough.
What this record cannot tell you
- Build quality — no filing records how well it was actually built.
- Private disputes — only complaints escalated to the authority appear here.
- What it will be worth — the record is the past; it does not price the future.
- Construction progress — RERA Goa does not publish quarterly progress reports. How far along it actually is cannot be read here.
- Complaints — RERA Goa does not publish a complaints register. This read cannot speak to them either way.
- Escrow — RERA Goa does not publish escrow declarations. Whether buyer money is ring-fenced cannot be read here.