HORIZONMarkets
01

Complete project overview

RERA Goa · Registration filing
Units
23 units
Mix
23 × Villas
Land area
15,500 sq m
Covered area
3,826 sq m
Open area
11,675 sq m
Parking
23 spaces
Description
Set across 4 acres, this property offers breathtaking views. Situated within an oasis of the palm trees and sunny blue skies, A Cappella lies just minutes from Goa’s lush tropical belt: Morjim, Ashwem and Mandrem and a 30 minute drive from MOPA Airport. These distinctive 4 bedroom villas have extended terraces and patios accompanied by private patches of green and private pools Offering a back to

Timeline

Project startedSep 2024
Proposed completionMar 2026
TodayJul 2026

Find your flat

Filed by type and size, in the batches the promoter registered — not a per-flat listing. Look yours up.

23 units across 1 batch
TypeArea sq mCount
Villas4,90323

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 · Promoter registration

RIO LUXURY HOMES PRIVATE LIMITED

CompanyPromoter type
North Goa, GoaBased in
1Projects
1Cities
Timelineevery project, start → promised completion
A CAPPELLA

A CAPPELLA

this project
Residential/Group Housing
Sep 2024started
Mar 2026target completion
23 flats3,826 sq m₹60.50 Cr

The only project Horizon has read from this promoter 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
OXEL , BARDEZ GOA , North Goa
District
North Goa
What’s nearby
SchoolsNearest school 1.8km away
HealthcareNearest hospital 3.8km away · 1 clinic within 1km
LifestyleNo parks within 2km · Gym or sports centre 1.7km away
ShoppingSupermarket 1.3km away
Getting around
No metro or railway within 5kmLimited bus connectivity nearby
Water & environment
Water body 164 mRiver 543 m · Chapora
distances only — not a flood assessment
Price analysisdeclared build cost — not a sale price

₹60.50 Cr declared to build 23 flats. What that works out to:

₹2.63 Crdeclared cost per flatall-in — land + construction
₹14,691/sq ftof built-up area₹1,58,136/sq m

This is what the promoter 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

Planning authority

RERA Goa · Approved building plan
Building Permit

The promised possession date (31 Mar 2026) has passed. This record can’t confirm whether the project was completed — that sign-off is the occupancy certificate, below.

The occupancy certificate — the proof that isn’t here

A sanctioned plan is the government’s approval to build. It is not proof the project was built to that plan. That sign-off is the Occupancy Certificate (OC) — issued by the planning authority, the same body that approved the plan, not by RERA— and it isn’t in this record. Ask the builder for it, or check with the authority. Without an OC, banks may decline home loans, and any deviation from the sanctioned plan carries penalty or demolition risk.

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.