Team Goemkarponn
PANAJI: The Goa government has introduced a revised schedule of minimum property valuation rates for 2026-27, placing Panaji and several prominent coastal villages in Bardez in the highest category at Rs 25,000 per square metre.
The revised benchmarks cover five talukas — Pernem, Bardez, Tiswadi, Salcete and Mormugao — and have come into force following a notification issued by the Department of Revenue on October 28.
The rates have been fixed under the Goa Stamp (Determination of True Market Value of Property) Rules, 2003. They will serve as minimum valuation benchmarks for calculating stamp duty and registration charges, although the actual valuation will depend on factors such as the property’s location, zoning classification, size and permitted land use.
Among the urban centres, Panaji has been placed at Rs 25,000 per sq m. Margao follows at Rs 20,000, while Mapusa has been assigned Rs 18,000 and Vasco Rs 15,000 per sq m. The municipal areas of Pernem and Cuncolim have a benchmark of Rs 8,000 per sq m.
Several prominent locations in Bardez feature in the highest valuation bracket. Anjuna, Candolim, Calangute and Assagao have each been assigned Rs 25,000 per sq m. The benchmark stands at Rs 20,000 for Reis Magos and Rs 18,000 for Siolim. Guirim, Penha-de-Franca, Salvador-do-Mundo and Pilerne have been placed at Rs 15,000 per sq m.
In Pernem, Morjim, Mandrem, Arambol and Querim carry a minimum rate of Rs 15,000 per sq m. The corresponding figure for Tiracol is Rs 12,000, while Mopa has been placed at Rs 15,000. Dhargal and Tuem have lower benchmarks of Rs 6,000 and Rs 7,000, respectively.
Bambolim is among the highest-valued locations in Tiswadi, with a rate of Rs 25,000 per sq m. Durgawado and Bainguinim have been assigned Rs 20,000, while Corlim, Calapur, Chimbel and Ella fall within the Rs 13,000-Rs 15,000 range.
In Salcete, Margao Municipal Area has a benchmark of Rs 20,000 per sq m. Navelim and Aquem have been valued at Rs 12,000, while Nuvem stands at Rs 15,000. The coastal villages of Benaulim, Colva, Betalbatim, Sernabatim and Varca have rates of Rs 15,000 per sq m. Majorda has been fixed at Rs 12,000, with Cavelossim and Carmona at Rs 10,000.
For Mormugao taluka, Vasco Municipal Area and Cansaulim have been assigned Rs 15,000 per sq m. Velsao, Issorcim, Pale and Chicolna carry rates of Rs 12,000, while Cortalim, Sancoale, Chicalim and Dabolim have been placed at Rs 10,000.
The notification specifies that the listed village rates are reference values for the S1 settlement zone and apply to plots measuring up to 1,000 sq m. For properties up to 500 sq m in settlement zones S1 to S4, a 30 per cent reduction is applicable to the base rate.
Zone classification can significantly alter the valuation. For plots up to 1,000 sq m, the prescribed benchmark increases by 100 per cent in C1, 75 per cent in C2, 50 per cent in C3 and 25 per cent in C4 zones.
Separate concessions have been provided for different land categories. Agricultural properties qualify for reductions between 60 per cent and 80 per cent, depending on their area. Orchard and forest land receive concessions ranging from 50 per cent to 70 per cent. Reductions of 40 per cent to 60 per cent have been specified for industrial, institutional, public and semi-public land.
The revised schedule also excludes purchases made by mundkars and tenants from landlords under the respective protective legislation. Agricultural tenanted properties, however, will be assessed at 20 per cent of the notified minimum land value.
The government has clarified that the revised minimum rates are not automatic compensation benchmarks in land acquisition cases. Instead, they will serve as broad reference points.
For this purpose, the notification provides for a 50 per cent reduction in the prescribed value for land parcels up to 1,000 sq m. The reduction rises to 60 per cent for areas between 1,001 and 4,000 sq m and 70 per cent for plots exceeding 4,001 sq m, irrespective of their zoning classification.
