Model 01
Find it. We'll run it.You own the asset.
We source the property, negotiate the price, handle the purchase process, deliver a full hospitality-grade fit-out, and then operate it under a management contract. One engagement, one fixed consultation fee across all our inputs — no percentage games, no conflicts of interest between who you're paying and who they're working for.
8–15%
Gross rental yield, premium managed Goa villas
33%
North Goa villa price appreciation, 2022–2024 (Savills India)
70.5%
Goa luxury hotel occupancy in 2024 — a 10-year high (Horwath HTL)
10.4M
Tourists in Goa in 2024 — up 21% year-on-year
The process
From brief tofirst booking.
01
Mandate & brief
We start with a signed advisory mandate and a structured brief — your investment objective, budget, yield target, personal-use expectations, and exit horizon. This shapes everything that follows.
02
Sourcing & shortlist
We curate options across developer launches and the resale pool — including off-market opportunities unavailable on listing platforms. In South Goa, we focus on the Palolem–Agonda–Canacona corridor, where supply is permanently constrained by CRZ-III restrictions and tourist arrivals are growing 21% year-on-year.
03
Independent due diligence
Every shortlisted property goes through rigorous title verification — Mother Deed, Encumbrance Certificate, NA (non-agricultural) conversion status, RERA registration, and outstanding municipal liabilities. We use a Goa-qualified lawyer independent of the developer. Goa's Portuguese-era land records and communidade system make this step non-negotiable.
04
Negotiation & structuring
We negotiate on your behalf — final price, payment milestone schedule, and agreement structure. Stamp duty in Goa runs 3.5% to 5% of transaction value (tiered by price) plus 0.5% registration fee. We factor total acquisition cost — not just the headline price — into every decision.
05
Fit-out & launch
Once possession is taken, we design and execute a full hospitality-grade fit-out — flooring, kitchen, linen, outdoor furniture, smart locks, WiFi mesh, professional photography. The property goes live on our management platform within 6–10 weeks of possession.
Total timeline: 3–6 months from mandate to possession for resale properties. Developer new-builds are 12–36 months to handover. Under RERA, 70% of buyer funds are held in escrow and released only against verified construction milestones — a statutory protection for all under-construction purchases.
The management contract
Everything theproperty needs.
Our management contract covers the full operating cycle. We charge a fixed consultation fee — not a percentage of your revenue. A property that performs well should not cost you proportionally more to manage.
Owner usage is built into the arrangement. You can block the property for personal use — typically up to 30–45 days per year, coordinated outside peak booking windows — and earn rental income for the remaining period.
Lock-in is typically one to three years, with a clearly defined exit protocol including a full inventory handover and FF&E condition report. You retain full title throughout.
Channel management across Airbnb, Booking.com, MakeMyTrip, and our direct booking platform
Dynamic pricing via revenue management tools — typically 15–25% uplift over flat pricing
Guest communications: pre-arrival coordination, in-stay support, and post-stay follow-up
Housekeeping and linen changeover after every guest
Routine maintenance: pool, garden, AC service, pest control, and monthly property inspection
24/7 reactive maintenance with a local team on the ground in Palolem
Monthly statements with booking-level revenue transparency
Tourism registration renewal, GST compliance support, and fire safety documentation
The returns case
Why managed beatsdoing it yourself.
Goa is the only Indian market where internationally benchmarked rental yields, proven capital appreciation, and a maturing professional management ecosystem converge in a single geography.
Rental income
5–15% gross yield
Professionally managed villas across North and South Goa micro-markets. Peak season (December–March) contributes 50–60% of annual revenue in just four months. Daily rates on premium managed villas run ₹25,000–₹1,50,000 per night in peak.
Capital appreciation
10–20% per year
North Goa villa prices rose 33% between Q2 2022 and Q2 2024 (Savills India). The South Goa Canacona belt is tracking similar growth with more headroom — CRZ-III restrictions permanently cap new beachfront supply.
Management edge
15–25% ADR uplift
Dynamic pricing via revenue management tools consistently outperforms flat-rate pricing. Airbnb Superhost status — earned through operational discipline — drives better algorithm placement and higher repeat bookings.
Things specific to Goa
Land title here is not straightforward
Goa retains a Portuguese-era land record system (Form I & XIV, Mutation Register). Some parcels remain under communidade (village commons) governance. Agricultural land requires conversion to non-agricultural (NA) status before any construction can begin. We confirm the NA order and run a full independent title search before any advance is paid.
GST on your rental income
Short-stay accommodation above ₹7,500 per night attracts 18% GST; below that threshold the rate is 5%. Operators with annual turnover above ₹20 lakh must register for GST. We handle registration, return filing, and ensure your monthly statements are fully GST-compliant from the first booking.
Tell us what you'relooking for.
Share your budget, preferred location, and investment objective. We'll come back within 24 hours with a candid view on whether and how this works.