North GoaResidential/Group Housing
BELEZA ROYALE
BELEZA REALTY PRIVATE LIMITED
PossessionJun 2027Declared cost₹20.23 CrScale23 flats
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Detailed ReportADWALPALKAR’S PARK
01
Complete project overview
RERA Goa · Registration filing- Project name
- ADWALPALKAR’S PARK
- Units
- 20 units
- Mix
- 20 × Flats
- Land area
- 900 sq m
- Covered area
- 360 sq m
- Open area
- 540 sq m
- Parking
- 20 spaces
- Description
- RESIDENTIAL
Timeline
Project startedDec 2025
Proposed completionDec 2028
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
Flats99020
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 registrationMAHESH R ADWALPALKAR
IndividualPromoter 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
- Date of Registration :
- District
- North Goa
What’s nearby
SchoolsNo schools within 2km
HealthcareNearest hospital 2.3km away
LifestyleNo parks within 2km
ShoppingNo supermarket within 2km
Getting around
Primary road 2.2 kmRailway line 791 mRailway station 3.5km away (Thivim)Limited bus connectivity nearby
Water & environment
Water body 625 mRiver 1.3 km · Mapusa River
distances only — not a flood assessmentPrice analysisdeclared build cost — not a sale price
₹3.96 Cr declared to build 20 flats. What that works out to:
₹19.80 Lakhdeclared cost per flatall-in — land + construction
₹10,220/sq ftof built-up area₹1,10,009/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 “Calapur”.
- 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 occupancy certificate — the proof that isn’t here
An approved 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 approved plan carries penalty or demolition risk.
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:
18 projects within 1 km — showing the nearest 6.
North GoaResidential/Group Housing
CARMO LOBO ESTATE KADAMBA PLATEAU
Mr. Allen Carmo Lobo and Mrs. Jessica Sofia Leitao
PossessionDec 2032Declared cost₹17.11 CrScale24 flats
North GoaMixed Development
BELLA VILLA
Lawrence Custod Alphonso
PossessionDec 2027Declared cost₹1.34 CrScale8 flats
North GoaMixed Development
D.K's ARCADE MAPUSA
LOKESH DAMODAR KOCHREKAR
PossessionDec 2026Declared cost₹6.16 CrScale17 flats
North GoaMixed Development
AYANA COMPLEX
NAZIR AKBAR KHAN
PossessionMar 2026Declared cost₹3.03 CrScale9 flats
North GoaResidential/Group Housing
Acron Quinta d'Oliveira
Acron Developers Private Limited
PossessionMay 2028Declared cost₹66.91 CrScale22 flats
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.
Sources
Where each section of this report comes from.
- 01Complete project overview
- The project's registration filing with RERA Goa, as the builder submitted it.
- 02Builder's track record
- RERA Goa: the builder's registration.
- The track record: every project filed under this builder, counted by Horizon across the state RERA registers it holds.
- 03Location & price analysis
- Address, pincode and declared cost: the RERA Goa filing.
- Coordinates: geocoded by Horizon from the filed address with Google Geocoding, matched to the general area only, not the exact site.
- What's nearby and getting around: distances measured by Horizon on OpenStreetMap data, © OpenStreetMap contributors (ODbL). Not from the RERA filing.
- Map: © OpenStreetMap contributors (ODbL).
- 04Government Guidance Rate
- Goa Revenue Department — land rates notified in the Official Gazette.
- 05Planning authority
- RERA Goa: the approved building plan, as filed.
- 06Complaints & litigation
- RERA Goa's public record lists no complaints or litigation for this project.
- 07Other projects nearby
- The RERA-registered projects Horizon holds within 25 km of these coordinates.
Compiled by Horizon from public records. Each fact is reproduced as its source publishes it, and Horizon does not verify filings on the ground. The live record: gethorizon.in/projects/adwalpalkar-s-park-north-goa-iouapkgp.
Horizon does not rate, review, score or signal, and it gives no verdict, opinion or forecast. Its only aim is to seek the truth through data: what the public record says, where each fact comes from, and where the record is silent. Nothing in this document is legal, financial or investment advice; what to make of it is yours to decide.