Assagao, Anjuna or Siolim? North Goa's Premium Belt Compared
Three villages within fifteen minutes of each other, with a 60% price gap between them and appreciation records backed by registered sale deeds. What separates them.
Assagao, Anjuna and Siolim sit within a quarter of an hour of one another and are routinely discussed as one market. They are not. There is a 60% price gap across them, their yields run in opposite directions to their prices, and only two of the three have appreciation anyone can evidence.
| Assagao | Anjuna | Siolim | |
|---|---|---|---|
| Rate /sqft | Rs 8,361 | Rs 8,361 | Rs 5,110 |
| Yield | 5.0% (4 to 6%) | 6.0% (5 to 7%) | 4.0% (3 to 5%) |
| Since 2022 | +135% | +63% | +84% |
| Data confidence | High | Medium | High |
| Character | Villas, dining, boutiques | Beach, market, footfall | Riverside, heritage houses |
The appreciation figures for all three come from registered sale deeds via Westside Realty, which is why we are willing to print them. Most Goa appreciation numbers in circulation have no such basis.
Assagao: the one that has already run
Assagao is the most documented repricing in Goa. Up roughly 135% since 2022, it has gone from a village behind Anjuna to the address the villa market is organised around, with the dining and retail to match.
Its 5% yield is the middle of the three, and that is the tell: the price has moved faster than the rent. You are buying an asset whose value now rests substantially on further appreciation rather than on income. That has been a good bet for four years. It is a more expensive bet now than it was.
Anjuna: the income one
Anjuna matches Assagao on rate but yields more, at an indicative 6% against a 5 to 7% band. Year-round tourist footfall, the flea market and an established short-stay rental market are why.
It has appreciated least of the three at around 63%, which is the same fact from the other side: Anjuna's price is better supported by what the property earns, and less dependent on the next buyer paying more. If the rental market is the point, this is the strongest of the three.
Siolim: the discount, and what it costs
Siolim is roughly 39% cheaper than either at Rs 5,110/sqft, with heritage Portuguese houses, riverfront plots and its 84% appreciation since 2022 sitting between the other two.
The 4% yield is the lowest here, and it is honest about what Siolim is: a residential village with longer lets rather than a short-stay market. You are trading rental intensity for entry price and for a quieter place to actually be. For a buyer who will use the house themselves and let it occasionally, that trade is often the right one.
How to choose
- Income first: Anjuna. Highest yield of the three, best supported by real footfall.
- Appreciation first: Assagao has the record, with the caveat that records are backward-looking and this one is unusually steep.
- Entry price and liveability: Siolim. Nearly 40% cheaper, documented appreciation, and the lowest rental intensity of the three.
Whichever you pick
All three are coastal or near-coastal, so CRZ classification decides what can be built regardless of the price paid. Check it against the survey number before anything else: our CRZ guide covers the order, and the document checklist covers the rest, including the Mundkar and Communidade questions that catch out buyers from outside Goa.
For the wider picture, see prices across every micro-market or browse listings from RERA-verified agencies.
Rates and yields are indicative benchmarks as at 2026. Appreciation figures are sourced from registered sale deeds and are not a forecast.
