Stage 1 · Before you buy
Buyers arrive three ways
From a post on Instagram or LinkedIn, from vassoka.com, or with a parcel a broker or a friend has already shown them. All three arrive at the same place: a free answer to whether they can buy.
Partners and investors
A land bank, open to you.
Land, checked before you ask. Managed after you own.
Vassoka sells two kinds of land: old settlement and orchard land in North Goa, and whole parcels on Maharashtra's Konkan coast. Every parcel is checked on paper before it is shown. Every buyer hears whether they may legally buy before they travel. After the deed, Vassoka runs the land for the owner. This page maps everything a customer gets, and where a partner fits.
Onboarding: Mr. Suresh Kumar Arya, +91 93554 55511 · The founder: H. Arya, +91 83580 55055
600+parcels walked, of which 12 passed every checkas of 30 Sep 2026
80villages with asking-price benchmarks, open to anyoneseen online 26 Sep – 1 Oct 2026
5checks per parcel, each with its own written verdictStanding · Ownership · Ground · Access · Permission
2states, two sets of law, one methodNorth Goa · the Konkan coast
Why the Konkan coast
A coast that is opening up, read line by line.
Maharashtra's Konkan coast runs seven hundred kilometres between the Sahyadri and the sea, from Ganpatipule to the Goa border. In three years it has gained a fully electric railway with a Vande Bharat, an airport at each end, a four-laned highway through its southernmost district and a car ferry from Mumbai. More is on the way, and the state now pays part of the cost of planting, irrigating and hosting guests on the land. Below: what has arrived, what is coming and how firm each project is, the rules that changed, and what the government pays towards. Every line is dated.
Arrived
In use today
As of 25 Sep 2026
Konkan Railway, fully electricThe Mumbai–Madgaon Vande Bharat has run since June 2023, with halts at Khed, Ratnagiri, Kankavali and Thivim: under eight hours outside the monsoon.
Two airports at the endsMopa (Manohar International) in North Goa, open since January 2023, is under an hour from the Maharashtra border. Chipi, near Malvan, has daily flights to Bengaluru, Hyderabad and Pune.
NH-66, the southern stretchFour-laned through the southernmost district; the Lanja flyover opened in September 2026. Works continue further north, so the Mumbai drive is still long.
A car ferry from MumbaiA ro-ro from Bhaucha Dhakka to Jaigad and Vijaydurg since March 2026: cars aboard, five to six hours, timetabled season by season.
Sindhudurg Fort, World HeritageShivaji's sea fort off Malvan, inscribed by UNESCO in 2025 within the Maratha Military Landscapes.
Diving, and a scuttled warshipMTDC's PADI five-star institute at Tarkarli runs October to May; INS Guldar was sunk off Nivati in May 2026 as an artificial reef.
The Alphonso, GI-taggedDevgad and Ratnagiri are the heartland of the GI-tagged Alphonso (2018); Vengurla's cashew is the district's other tree crop.
Coming
And how firm each one is
As of 25 Sep 2026
- SignedTaj at Shiroda-VelagharIHCL signed with MTDC and the landholders in August 2026 for a resort of about 150 keys. No opening date. A Ginger hotel in the district was signed the month before.
- Under constructionThe rest of NH-66Flyovers, bypasses and the Sangameshwar bridge north of the district; the ministry's own estimate runs into early 2027.
- SanctionedRevas–Reddi coastal highway523 kilometres along the shore, with eight creek bridges. Bridges tendered in 2024; no 2026 progress report found.
- Land acquisitionShaktipeeth ExpresswayNagpur to the Goa border at Patradevi, via Banda; alignment revised in April 2026, with a 2028–29 target.
- On paperKonkan ExpresswayPanvel to the Goa border, about 389 kilometres. A revised project report went in during December 2024; environmental clearance pending, no contract awarded.
- Feasibility studyFerry to Malvan and VengurlaThe Maritime Board is studying an extension of the Mumbai ro-ro south. Nothing sails yet.
Arrived means usable today; coming means signed, sanctioned or only on paper, and we say which. What is coming is never a reason to pay more now. The full list, with the life of the coast in between: vassoka.com/why-konkan.
The state's push
Rules that changed
Converting land got simplerSince 31 December 2025 there is no separate NA order where the development or regional plan allows the use: the planning authority's permission and a one-time premium replace it, and the annual NA tax is gone (Mah. Act LVII of 2025).As read 1 Oct 2026
Farm leases without the tenancy riskA lease registered under the Maharashtra Agricultural Land Leasing Act 2017, in force from 8 May 2026, creates no protected tenancy, so an owner can have the land farmed and keep a clean record.As read 25 Sep 2026; the owner's advocate confirms it for the parcel
Tourism Policy 2024A registered agro-tourism unit or homestay can claim a 15% capital incentive (20% if owned by women or SC/ST), paid over five years, with further tax and interest support that depends on the zone.Checked 8 Oct 2026
Agri-tourism, on the booksRegistering an agri-tourism centre under the state's Agri-Tourism Policy costs ₹2,500, renewed every five years for ₹1,000. It needs at least 1 acre, the 7/12 in the owner's or family's name, and the owner farming it.Checked 8 Oct 2026
What the state pays towards
On a Konkan parcel
Checked 8 Oct 2026
- An orchard. The Bhausaheb Fundkar Falbag Lagwad Yojana pays the listed planting costs in full (pits, grafts, plant protection, gap filling, drip) over three years, 50:30:20, for 0.10 to 10 ha, if the plants survive. Mango, cashew, coconut, kokum and jackfruit.
- Water. Drip and sprinkler: 55% for small and marginal farmers, 45% for others, plus a state top-up of 25 to 30%, so up to 80% in all. A lined farm pond: 50% of the cost, up to ₹75,000.
- A solar pump. The owner pays 10% (5% for SC/ST) of an off-grid solar pump, where there is no grid connection.
- First, a Farmer ID on the MahaDBT portal; for most schemes the 7/12 must be in the owner's own name, and applications are taken first come, first served.
The money comes from the government department, not from Vassoka, and every scheme has its own conditions, budget and queue; payments can be slow. Vassoka says which schemes fit the parcel and helps with the paperwork.
Why with Vassoka
The coast is opening. The paperwork is not.
In Maharashtra, half the parcels are not legal for half the buyers, and a road on the ground is not always a road on the record. Vassoka shows only parcels that passed five checks, tells a buyer whether they may buy before they travel, and runs the land after the deed: the lease, the scheme applications, the build and the letting. What a parcel will be worth is something we will not tell you; nobody knows, and our covenant forbids guessing. What we will tell you is what has arrived at the gate, what is only on paper, and what the land can do while you hold it.
The customer journey
From the first post to land that keeps working.
Three questions decide the route to the deed: may you buy it, whose parcel it is, and what the five checks found. After the deed, the state decides what the land can do. Everything before the first question is free. Scroll, and the diagram follows the text.
Blue diamonds are the questions that decide the route; green arrows are the way through; dashed boxes are free reading or the end of a route.
01 · Free
A free answer first
Before anyone gets in a car, two doors are open to anyone, at no cost: the Can you buy? screen on the site, or a question on WhatsApp with a 7/12 or a Form I & XIV. Around them, free reading: the village benchmarks, what it costs, and why the Konkan coast.
Can you legally buy?
A few questions, no email, an answer on the page: Section 63 and agriculturist status in Maharashtra, the FEMA bar for NRI and OCI buyers, Goa's paddy rule.
GoaKonkanFree
vassoka.com/check →Send a 7/12
Any parcel, theirs or one they are being sold. Vassoka says what the record shows and what it doesn't: who holds it, the tenure, what is recorded against it, where the mutation chain breaks.
Goa · Form I & XIVKonkan · 7/12Free read
Read first
- Village benchmarks: what land is asking, totals only, dated
- What it costs: every line to the buyer's name on the record
- Why the Konkan coast: what has arrived, kept apart from what is only coming
- Learn and the glossary
Free
02 · 03
A 15-minute call, then the answer in writing
What the land is for, and the budget. Then Can you buy? in writing: whether the buyer may, and by which route, with the date each legal line was read. Everything up to here is free.
The first question
May you buy it?
In Maharashtra, half the parcels are not legal for half the buyers. A buyer who is not an agriculturist may need Collector permission: the long way, six to twelve months. An NRI or OCI buyer may not buy agricultural land at all; for them the route is Goa settlement land. As read 1 Oct 2026; the buyer's advocate confirms it.
Stage 2 · Choosing and buying
Whose parcel?
A parcel Vassoka lists, or one the buyer found elsewhere. Either way it gets the same five checks.
Vassoka Parcels
Two kinds of land, each on its own law. The cards open only to registered buyers: a name, a WhatsApp number and a password, so every buyer is on record before a card is seen. A card names the village and a size band; the rest comes with the dossier.
GoaKonkan
Register to see the cards →Vassoka Clear
The same five-check dossier on any parcel found elsewhere: through a broker, a friend, or already in the family. Quoted in writing for that parcel before anything is agreed.
GoaKonkanQuoted per parcel
vassoka.com/clear →04 · The dossier
Five checks, each with a written verdict
Standing (may you buy?), Ownership (may they sell?), Ground (what is it?), Access (can you reach it, all year?), Permission (what may you do with it?). Each is answered from the record, not from the seller.
ClearCautionBlockedNot established
Blocked: walk away; the file says why, and the parcel is never shown. Caution or Not established: resolve it, with paperwork or the buyer's advocate, and check again. Clear on every check: on to a visit. How each check works.
05 · 06 · 07
A visit, your own advocate, the deed
A site visit with the owner's consent, if the buyer wants one. Then the buyer's own advocate reads the dossier: a step that is never optional on land, and never Vassoka's. Then stamp duty, registration, and the buyer's name on the record.
Goa paperwork, done for you
- Title, with an independent advocate
- Mutation, Form I & XIV corrections, partition, the conversion sanad
- Zoning certificate and technical clearance
- Construction licence, occupancy, NOCs
GoaBought or already held
Stage 3 · While you hold it
After the deed, the land keeps working
The state decides what the land can do. On the Konkan coast: farm it on a registered, cancellable lease, build on it, or rent it out. In North Goa: build on it, or rent it out. Each is on paper, each can be cancelled, and each is a fee for work with no promise about the result. A fortnightly photo log and a monthly statement.
While you hold it, in detail
After the deed, the land keeps working.
Vassoka can run three things on a parcel after the deed: a farm, a build or a rental. Each is on paper, each can be cancelled, and each carries a fee for the work with no promise about the result. The owner approves every person who works on the land.
Konkan parcels only
Farm it
Mango, cashew, coconut, flowers, vegetables: whatever the soil and the season take. A share of the harvest can be sent to the owner's door.
Two ways to run it
- Fixed rent: a grower pays the owner a set rent for the land and carries the crop.
- Share of the produce: the owner takes a share of what actually grows, which in a bad season may be very little.
How it runs
- The owner chooses the crop and the model.
- Vassoka finds a grower; the owner meets them on the land and approves them before anything is signed.
- The lease is written and registered. Rent or produce comes to the owner.
The owner gets
- A registered, cancellable lease between owner and grower
- A clean Record of Rights: the grower is never recorded as a tenant
Why the paperwork: someone who farms land for years can claim it as a tenant. A lease registered under the Maharashtra Agricultural Land Leasing Act 2017 (in force from 8 May 2026) creates no protected tenancy. On NA land the route is confirmed parcel by parcel. As read 25 Sep 2026; the owner's advocate confirms it for the parcel.
Promised: the setup, not the harvest.Stopping: on the notice written into the lease.
Goa Konkan
Build on it
A house or a villa on the owner's own parcel, inside what the zoning and the setbacks allow, without the owner having to be on site.
How it runs
- What may be built comes from the dossier: the zone, the CRZ setback in metres, the sanad or NA position, and the space left inside them.
- Permissions, then people: conversion where needed, then the building licence. Only then come an architect and a contractor the owner has met and approved.
- The build, on record: a written contract and stage payments against measured work.
The owner gets
- A photographed record of the site every fortnight
- Money released only against work done
- A snag list before the last payment
Pricing: the build is a quote against drawings, never a figure on a website. Vassoka's management fee is stated before signing.
Goa Konkan
Rent it out
Once there is a house, it can be let while the owner is away: long lets, or short stays where the rules and the village allow.
Vassoka handles
- The listing, and the guests or the tenant
- A named caretaker
- The cleaning and the repairs
The owner gets
- A monthly statement of every rupee in and out
- What comparable houses nearby actually let for, dated, with the source
Never quoted: an occupancy or income figure for the owner's house. Both depend on the season, the road and the house itself.Stopping: the agreement can be cancelled on notice.
Support the owner can apply for
Both states pay part of the cost of some things an owner can do on the land. That money comes from the government department, not from Vassoka, and every scheme has its own conditions, budget and queue. Vassoka says which schemes fit the parcel and helps with the paperwork. As read in the official scheme papers, 8 Oct 2026.
In Goa
- Rooftop solar, once there is a house: a state top-up on the central PM Surya Ghar subsidy, until March 2028.
- Homestays: registration with the Department of Tourism before the first guest. The 2025 state grant is narrow: women-led or self-help-group units in seven talukas, with a residence condition.
In Maharashtra, on the Konkan coast
An orchard, drip and sprinkler, a farm pond, a solar pump, agri-tourism and homestays, each with what the state pays and the date it was checked: see Why the Konkan coast above.
Every year the owner holds it
The cost of holding, named up front
Gram panchayat tax, a caretaker, fencing, upkeep and the access road. Every line, and where each one comes from, is on vassoka.com/costs.
Vassoka's fees for work
- Farm setup
- Quoted per parcel, before anything is agreed
- Caretaker, yearly
- Quoted per parcel, before anything is agreed
- Construction
- Fixed, or a share of the build cost; stated before signing
- Rental
- Fixed, or a share of what is collected; stated before signing
These are fees for work, not a return, and nothing here projects one. For any fee, message Arya.
Also for owners
Goa paperwork, done for you: mutation, Form I & XIV corrections, partition, the conversion sanad, licences and NOCs, including for a parcel the owner already holds.
Vassoka Clear: the same five-check dossier on a parcel the owner already holds or is about to inherit.
A free read of the record: send a 7/12 or a Form I & XIV, and get back what it says and what it doesn't.
Two kinds of land
Same coast, two states, two sets of rules.
Every dossier says which law applies. The two offers are never mixed in one listing.
North Goa
To build on
- The land
- Old settlement land in the settlement zone of the Regional Plan for Goa 2021 as notified, and orchard land of about an acre where a farmhouse is allowed. Never paddy land.
- Who may buy
- Resident Indians. NRI and OCI buyers: settlement parcels only, under FEMA.
- The papers
- Form I & XIV, the deed chain back into the Portuguese-era registers, every heir's share, whether a conversion sanad exists, CRZ where coastal.
- After the deed
- Build, rent, the Goa paperwork service, rooftop solar and homestay support.
Maharashtra · the Konkan coast
To hold
- The land
- Whole parcels from Ratnagiri south to the Goa border; villages further north on request.
- Who may buy
- Depends on the buyer: Section 63 and agriculturist status, the 2016 plan carve-out, or Collector permission. NRI and OCI buyers cannot buy agricultural land.
- The papers
- The 7/12, the ferfar chain, Form 8-A, NA status or the conversion route, the plan earmark, CRZ and the no-development distance.
- After the deed
- Farm on a registered lease, build, rent, and orchard and water scheme support.
The covenant
Four things Vassoka will not do.
It's on its own page, so it can be quoted back. Breaking one would make Vassoka a different company.
1
No parcel with an unresolved title defect.
What failed is not dressed up, discounted or listed with a warning. It is simply not shown.
2
The CRZ category and no-development distance, in the first fold.
On every coastal parcel, cited to the approved coastal zone plan sheet and drawn across the parcel map.
3
Whether you may legally buy, before you travel.
Asked in the first message, not discovered at the sale deed.
4
No clear-felling.
Every parcel carries a written planting and canopy-retention undertaking. The land does not arrive cleared.
And underneath all four: have your own advocate read our dossier. If they find something we missed, the correction goes up.
What is never promised
The offer is the work, not a forecast.
Every service is a fee for work, stated per parcel before anyone signs. For any fee, message Arya.
- No return, rent, yield, appreciation or income figure, anywhere.
- No parcel card is public: cards open only to registered buyers, and show the village and a size band. Never a survey number, exact area, exact price, coordinates or owner.
- No date a government department has not given, and nobody is paid to move a file.
- No "clear title" without the document that shows it. "Not established" is never dressed up as "Clear".
- No farming on any Goa parcel. Farm leases are for Maharashtra land only.
- Every legal line carries the date it was read, and is re-read after 30 days.
For partners
Where partners plug into the offer.
Each role works to the same method and the same covenant. The owner approves who works on their land.
Landholders and brokers
Parcels to check
Land from Ratnagiri south to Goa, walked and checked before it is shown. A parcel lists only under a signed mandate from every holder.
Advocates
Independent title reads
The buyer's own reading of the dossier, and title work on the Goa paperwork service. Never Vassoka's in-house opinion.
Surveyors
Measured boundaries
Pegs against the record, where deed extent and the 7/12 or Form I & XIV disagree.
Growers
Konkan farm leases
Registered, cancellable leases on Maharashtra parcels, on a fixed rent or a share of the produce.
Architects and contractors
Builds
Permissions first; stage payments against measured work; a fortnightly photo log.
Caretakers and hosts
Rentals
Long lets and permitted short stays, with a monthly statement to the owner.
Partner and investor onboarding
Mr. Suresh Kumar Arya
To join Vassoka as a partner or an investor, message him on WhatsApp. He manages partner and investor onboarding for Vassoka.
- +91 93554 55511
- hello@vassoka.com
Talk to the founder
H. Arya
For a parcel to check, or a question about the method. Send a village and a 7/12, or just a question.
- +91 83580 55055
- hello@vassoka.com
- Site
- vassoka.com
- @vassoka.land
Everything here restates what vassoka.com shows, as of 18 Oct 2026. Legal positions: Maharashtra and Goa read 1 Oct 2026; the farm-lease note and Goa paperwork read 25 Sep 2026; scheme support read 8 Oct 2026. The parcel funnel is as of 30 Sep 2026.
Vassoka · H. Arya, founder · Nothing here is a price commitment or a return projection.