Yugen Golf City in 2026: A Second-Home Buyer's Guide to Living Near Mopa Airport
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Short answer: Yugen Golf City is a planned golf-themed township by Gurugram-based Yugen Infra at Village Banda, Sawantwadi taluka, Sindhudurg district, Maharashtra, a short drive north of Manohar International Airport (Mopa). It is sold as "North Goa", but Maharashtra law applies. For a second home you will use yourself, it is worth a visit. For guaranteed rental income, wait until each phase you are offered shows a MahaRERA number and a signed hotel agreement.
Key takeaways
- Location: Yugen Golf City is at Banda, which sits on the Terekhol River at the Maharashtra–Goa border, on the NH-66 Mumbai–Goa highway.
- What is registered: the Garden of Eden plotted phase received MahaRERA registration for Phase 2 in January 2026 (Construction World, 9 Jan 2026).
- What is new in 2026: In June 2026, Yugen Infra signed an MoU with Livlong for preventive healthcare, emergency care, and assisted-living services at Yugen Golf City (Construction World, 9 Jun 2026).
- What is still planned: The 9-hole golf course and the hotel-run resort were announced in February 2025. We found no public evidence that either is operating yet.
- Best fit: Families from Delhi-NCR, Mumbai, or Pune who want a second home in Goa's airport belt and can wait a few years for the township to take shape.
Why are buyers looking at Yugen Golf City now?
Three things have changed in the last three years, and together they explain the interest.
1. A new airport on the border: Manohar International Airport (GOX) opened on 5 January 2023 and handled about 53.77 lakh passengers in FY2025-26, up 15.8% from the year before. For the first time, the Goa–Maharashtra border villages are closer to an international airport than most of South Goa is.
2. Goa's visitor numbers keep climbing: Goa recorded 1,08,02,410 tourist arrivals in 2025, about 3.8% more than in 2024 (Business Standard, 11 Jan 2026, citing Goa Tourism). More visitors mean more demand for stays, but also more supply chasing them.
3. Coastal Goa land is expensive and scarce: Buyers priced out of Assagao, Siolim or Anjuna are looking a few kilometres north, across the border, where land is cheaper.
Yugen Golf City sits right where those three trends meet. That is the opportunity. The catch is that a border location brings a different state's rules, which many buyers only discover at the registration stage.
Is Yugen Golf City in Goa or Maharashtra?
Yugen Golf City is in Maharashtra. MahaRERA records and press coverage place the registered phase at Village Banda, Taluka Sawantwadi, District Sindhudurg. "North Goa" in the brochure describes the neighbourhood, not the legal address.
This one fact changes four things for you:
| What changes | What applies at Banda |
|---|---|
| Real estate regulator | MahaRERA, not Goa RERA |
| Land record you check | 7/12 extract (Satbara) and 8A |
| Stamp duty and registration | Maharashtra rates; registration fee 1%, capped at ₹30,000 |
| Farmland rules | Maharashtra tenancy law restricts farmland purchase by non-agriculturists |
If you are comparing a villa here with one in Mandrem or Morjim, you are comparing property in Sindhudurg with property in Goa. The paperwork, resale market and local approvals are different, even if the drive between them is short.
What does Yugen Golf City include?
Yugen Infra announced the township in February 2025 with a stated investment of ₹2,000 crore, a 9-hole golf course, and a 150-key resort (Realty+, 7 Feb 2025). Yugen Golf City is being sold in separate products, each needing its own registration:
| Product | Type | Status we could confirm (Oct 2026) |
|---|---|---|
| Golfer's Paradise | Villa plots | Reported sold out |
| Garden of Eden | Villa plots, 278 plots | MahaRERA Phase 2 registration, Jan 2026 |
| Golf Drive | Larger farmhouse-style plots | No registration found |
| Acqua Front Villas | 3 BHK pool villas | Not confirmed |
| River Front Residences | Studio, 1 BHK, 2 BHK apartments | No registration found |
The registration number shown for Garden of Eden on reseller listings is PP1310002501906. Look it up yourself on the MahaRERA portal before relying on it. The portal also shows the approved plan and the possession date the developer has committed to, which matters more than any date in a brochure.
Does the Livlong healthcare tie-up matter?
It matters most to retirees and parents buying for themselves. For buyers at Yugen Golf City, this is the biggest 2026 update. Healthcare is the weak spot of almost every second-home destination in rural Konkan. The nearest large hospitals to Banda are in Sawantwadi, Mapusa and Panaji, not next door.
Under the June 2026 MoU, Livlong is to provide preventive healthcare, emergency medical assistance, rehabilitation and assisted-living support, drawing on the Manipal Hospitals Group network (Construction World, 9 Jun 2026). If it is delivered as described, that answers the first question most retirees ask.
Two cautions. An MoU is an agreement to work together, not a finished service. And the article names no timeline or cost. Before you buy on the strength of it, ask:
- Will there be an on-site clinic or only tele-consultation and ambulance tie-ups?
- Is the service included in maintenance, or a separate subscription?
- From which year will it start, and for which phase?
Is Yugen Golf City a good second home in Goa for Delhi-NCR families?
For many families, the honest answer is "it depends on how you plan to use it". Here is how the trade-off looks.
What works:
- Getting there is easy. A direct flight into Mopa and a short road transfer replaces the long drive from Dabolim that South Goa buyers face.
- It is quieter. Banda is a riverside town, not a party belt. Arambol, Mandrem and Morjim are the nearest beaches; the developer puts them at 25–40 minutes by car.
- Room to build. Plot buyers get space that is hard to find inside Goa's coastal villages.
What to accept:
- It is early. The golf course, resort, clubhouse, and most amenities are planned. You are buying into a township that will take years to fill in.
- Daily services are not on site. Schools, malls, and hospitals are in nearby towns.
- Resale is thin. Sindhudurg's village resale market is small, so plan to hold for a long time.
Our rule of thumb for clients: if you would still be happy with the purchase when the golf course is not ready on schedule, it is the right purchase. If the golf course is the reason to buy, wait until you can see it.
Can you rely on the rental returns being advertised?
Treat any fixed percentage as a promise from the developer, not as rental income. Some sales material for the hotel-managed apartments at Yugen Golf City mentions returns of 8–12% linked to the payment plan, and figures of 15% or more.
Public rental data gives a reality check. The median short-term rental in Goa earned about ₹6.53 lakh in a year, at 46% occupancy and an average nightly rate of ₹3,839 (Airbtics, Feb 2025–Jan 2026). On a ₹1 crore all-in purchase, that median works out to roughly 6.5% gross, before the hotel operator's share, maintenance, and tax. To earn 15% gross on the same ₹1 crore at 46% occupancy, a unit would need around ₹8,900 a night, more than double the median.
A branded, professionally run unit may beat the median. But the numbers show why the source of the return matters. If the developer is topping up rent to a fixed figure, the return depends on the developer's finances, not on tourists. Ask for it in the agreement, with the years covered and what happens if the hotel under-performs.
For a second home you mostly use yourself, rent is a bonus. That is the safer way to think about Goa property investment in a new township.
What will it really cost?
The advertised price at Yugen Golf City, as anywhere, is never the full number. Budget for these on top:
| Cost | Typical basis |
|---|---|
| GST | 5% on under-construction flats and villas (no input tax credit) |
| Preferential location charge (PLC) | Quoted in sales material at about 5% for better views; confirm in writing |
| Stamp duty | Maharashtra rate for the village; confirm with the Sawantwadi sub-registrar |
| Registration | 1% of value, capped at ₹30,000 |
| Club, maintenance deposit, furnishing | As per developer; hotel-run units usually need a set fit-out |
| Legal due diligence | A Maharashtra advocate's fee |
Ask for a dated cost sheet that shows the carpet area, every charge, and the payment plan. Compare all-in costs, not per-square-foot rates.
A checklist before you pay anything
- Find the MahaRERA number for the exact phase you are being offered, and download its certificate.
- Check the land record. Get the 7/12 extract for the survey number and confirm it is non-agricultural (NA) land.
- Check eco-zones. A draft Western Ghats notification lists 198 Sindhudurg villages as proposed eco-sensitive. Confirm where Banda stands.
- Get hotel and healthcare terms in writing, including the signed management agreement and the Livlong service scope.
- Use the RERA possession date, not the brochure date, in your planning.
- If you are an NRI, remember FEMA bars NRIs and OCIs from buying agricultural land or farmhouses, so "farmhouse plots" need extra care.
- Visit off-peak and time the drive to the airport, the nearest hospital, and the beach yourself.
FAQs
Where exactly is Yugen Golf City?
At Village Banda in Sawantwadi taluka, Sindhudurg district, Maharashtra, on the Goa border near Mopa airport and on the NH-66 highway.
Is Yugen Golf City RERA-registered?
Partly. The Garden of Eden plotted phase has MahaRERA registration (Phase 2, January 2026). As of October 2026, we found no registration for the River Front Residences apartments. Check each phase on the MahaRERA portal.
Is the Yugen Golf City golf course ready?
Not as far as public records show. A 9-hole course was announced in February 2025, but we found no evidence it is built or open.
What is the Livlong partnership?
A June 2026 MoU under which Livlong is to provide preventive healthcare, emergency care, rehabilitation, and assisted-living services at the township, using the Manipal Hospitals Group network. Timelines and costs were not published.
Who should buy in Yugen Golf City?
Patient buyers who want a quiet second home near Mopa airport and plan to use it themselves. It suits fewer people who need a fixed monthly income or quick resale.
Bottom line
Yugen Golf City sits in one of the few places in the Goa region where a new international airport, rising tourist numbers, and affordable land overlap. The registered plotted phase, the airport and the highway are real today. The golf course, resort, hotel brand, and healthcare services are still promises at different stages. Buy the part that is registered, price in Maharashtra's rules, and treat everything else as upside rather than the reason to buy.
This article is for general information only and is not legal, tax, or investment advice. Figures are from public sources dated as shown and from developer or reseller material accessed in September–October 2026. Verify every detail, including RERA registration, before booking. Property prices and rental income can fall as well as rise.
About the author: KMA Global Properties is a RERA-registered real estate advisory firm based in Sector 103, Gurugram. Its team helps Delhi-NCR buyers compare projects in Gurugram and in second-home markets such as North Goa and Sindhudurg.
Sources (for reference): Construction World (9 Jan 2026; 9 Jun 2026); Realty+ (7 Feb 2025); Business Standard (11 Jan 2026, citing Goa Tourism); Airbtics Goa rental data (Feb 2025–Jan 2026); Manohar International Airport traffic data FY2025-26; MahaRERA project records; Tarun Bharat (24 Sep 2026) on the draft Western Ghats eco-sensitive zone.
