South GoaMixed Development
AMBA HILLS
ANAND B. DALAL
PossessionDec 2026Scale14 flatsAuthorityRERA Goa
ARANIA’S ORCHIDS
01
Complete project overview
RERA Goa · Registration filing- Project name
- ARANIA’S ORCHIDS
- Units
- 38 units
- Mix
- 23 × Flats · 15 × Shops
- Land area
- 1,727 sq m
- Covered area
- 622 sq m
- Open area
- 1,105 sq m
- Parking
- 23 spaces
- Description
- COMMERCIAL CUM RESIDENTIAL PROJECT
Timeline
Project startedJul 2019
Proposed completionDec 2022
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
Flats564
Flats564
Shops162
Shops152
Flats554
Shops162
Shops231
Flats554
Shops141
Flats574
Shops191
Shops222
Shops121
Shops91
Flats563
Shops221
Shops271
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 registrationJOSE CUPERTINO SOUZA
IndividualPromoter type
South 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
- South Goa
What’s nearby
SchoolsNo schools within 2km
HealthcareHospital 959m away
LifestyleNo parks within 2km
ShoppingNo supermarket within 2km · Bank 494m away
Getting around
Expressway 1.6 kmPrimary road 903 m · Margaon Ponda State HighwayNo metro or railway within 5kmBus stop within 1km
Water & environment
Water body 1.2 km
distances only — not a flood assessmentPrice analysisdeclared build cost — not a sale price
₹9.48 Cr declared to build 38 flats. What that works out to:
₹24.94 Lakhdeclared cost per flatall-in — land + construction
₹14,161/sq ftof built-up area₹1,52,426/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.
₹8,361per sq yd
₹10,000per sq m
- Which rate
- land — rural area, base value (settlement zone S1, plot up to 1,000 m²)
- Matched to
- The rate published for the village of “Verna”.
- 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 (31 Dec 2022) 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 km65 residential projects still under way within 25 km. Step out ring by ring:
23 projects within 1 km — showing the nearest 6.
South GoaMixed Development
AMBI EVERGREEN
YALLAPA B AMBI
PossessionOct 2028Declared cost₹3.99 CrScale9 flats
South GoaResidential/Group Housing
AMBA HILLS BLOCK B
SONALI NIKHIL PAI
PossessionDec 2026Declared cost₹14.44 CrScale20 flats
South GoaResidential/Group Housing
CASA DE NAGOA
NITIN KUMAR AGARWAL
PossessionFeb 2027Declared cost₹11.89 CrScale14 flats
South GoaResidential/Group Housing
ASHIRWAD CHAVADI RESIDENCY Phase 2
LEO CONSTRUCTION BUILDER AND REAL ESTATE DEVELOPERS Proprietor Mr SHIVANAND K AMONKAR
PossessionFeb 2029Declared cost₹1.11 CrScale8 flats
South GoaMixed Development
ENJEE PRIME COLONY PHASE - I
NIKITA SUDESH GADKAR
PossessionJun 2028Declared cost₹4.65 CrScale14 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.