North GoaMixed Development
CASA BELEZA
AADHVAY REALTORS PRIVATE LIMITED
PossessionMay 2028Declared cost₹28.53 CrScale39 flats
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Detailed ReportCoco Baia
01
Complete project overview
RERA Goa · Registration filing- Project name
- Coco Baia
- Units
- 16 units
- Mix
- 16 × Villas
- Land area
- 3,450 sq m
- Covered area
- 1,267 sq m
- Open area
- 1,919 sq m
- Parking
- 21 spaces
- Description
- Residential Villas Project
Timeline
Project startedNov 2022
Proposed completionDec 2024
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
Villas3,09816
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 registrationAnokha Estates Private Limited
CompanyPromoter 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
- Moica Vaddo, , Pilerne Village, , North Goa
- District
- North Goa
What’s nearby
SchoolsNearest school 1.3km away
HealthcareHospital 485m away · 10 clinics within 1km · Pharmacy within 1km
LifestyleNo parks within 2km · Gym or sports centre 340m away · 55+ restaurants and cafes within 1km
ShoppingSupermarket 322m away · Convenience store within 1km · Bank 446m away
Getting around
Expressway 332 m · Chogm RoadPrimary road 334 m · Chogm RoadNo metro or railway within 5kmBus stop within 1km
Water & environment
Water body 641 m · Pilerne Lake
distances only — not a flood assessmentPrice analysisdeclared build cost — not a sale price
₹24.91 Cr declared to build 16 flats. What that works out to:
₹1.56 Crdeclared cost per flatall-in — land + construction
₹18,268/sq ftof built-up area₹1,96,633/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 (31 Dec 2024) 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 km118 residential projects still under way within 25 km. Step out ring by ring:
3 projects within 1 km — showing the nearest 3.
North GoaResidential/Group Housing
ASPIRE TOWER II
G & D REALTORS
PossessionDec 2026Declared cost₹4.44 CrScale12 flats
North GoaResidential/Group Housing
ASPIRE TOWER I
BHAGAT REALTY PRIVATE LIMITED
PossessionDec 2026Declared cost₹4.39 CrScale12 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/coco-baia-north-goa-k70pwh3e.
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.