Goa Property Prices by Area, 2026
What land actually costs across Goa's micro-markets, from Vagator at the top to Margao and Pernem at the entry point - with an honest note on which figures are solid and which are indicative.
Goa is not one property market. The gap between the most expensive and the cheapest micro-market on this page is roughly four-fold, and two villages fifteen minutes apart can differ by 60%. Anyone quoting a single "Goa rate" is not describing anything real.
Below are the indicative rates Haven Hive holds for the areas we cover, as at 2026.
Rates by area
| Area | Region | Rate /sqft | Trend | Confidence |
|---|---|---|---|---|
| Vagator | North | Rs 9,290 | +16.0% | Indicative |
| Assagao | North | Rs 8,361 | +18.5% | High |
| Anjuna | North | Rs 8,361 | +12.8% | Medium |
| Siolim | North | Rs 5,110 | +14.2% | High |
| Panjim | Central | Rs 5,110 | +9.5% | Indicative |
| Vasco | South | Rs 4,738 | Not measured | Medium |
| Morjim | North | Rs 4,645 | +15.3% | Indicative |
| Margao | South | Rs 2,323 | Not measured | Medium |
| Pernem | North | Rs 2,323 | +24.0% | Medium |
Read this before you use the table
These are curated plot rates, not apartment rates, and they are indicative benchmarks rather than transaction records. Where we mark confidence as "indicative" we hold no corroborating source for that specific locality, and the figure should be treated as an order of magnitude only. Where we say "not measured", no year-on-year series is published for that town on its own and we would rather say so than print a zero and let it read as flat.
What the numbers are telling you
The Assagao belt has repriced, and it is documented
Assagao is up roughly 135% since 2022, and Siolim about 84% over the same period - both figures derived from registered sale deeds via Westside Realty, which is why we rate them high confidence. Anjuna is up around 63% on the same basis.
That is not a bubble narrative; it is what the deeds say. It also means the easy money in this belt has already been made. Buying Assagao at Rs 8,361/sqft is buying a market that has already tripled, which is a different proposition from buying it in 2022.
Pernem is the outlier, for a specific reason
Pernem shows the steepest movement on the page - about 261% over three years per 99acres locality trends - off the lowest base in North Goa at Rs 2,323/sqft. Manohar International Airport at Mopa is the obvious driver. Infrastructure-led appreciation is real, but it front-loads: much of it prices in before the infrastructure matures, and the entry point is no longer what it was.
The south is a different market, not a cheaper version of the north
Margao at Rs 2,323/sqft and Vasco at Rs 4,738 are not discounted beach markets. They are working towns - Margao the commercial and administrative centre of South Goa, Vasco the port city around Mormugao harbour and Dabolim airport. Demand there comes from employment rather than tourism, which makes it steadier through the monsoon and slower in a boom. Read them on their own terms.
Panjim behaves like a city
At Rs 5,110/sqft with the mildest movement of the northern markets at +9.5%, Panjim trades on being a functioning capital - schools, hospitals, offices, year-round life - rather than on proximity to a beach. That tends to produce a flatter, more durable curve.
How to use this
A rate per square foot tells you where a market sits, not what a specific plot is worth. The things that move a real price - CRZ classification, road access, whether the land is settlement or orchard, distance to the High Tide Line - do not appear in any average.
Start with the area guides for the character of each micro-market, run the numbers through our rental yield calculator if you are buying to let, and check CRZ status before you take any coastal plot seriously.
Rates are indicative benchmarks as at 2026 and are not a valuation. Verify current pricing and the specific plot's status before transacting.
