Date: 19th October, 2024
The real estate market in Goa is as dynamic and vibrant as the state’s rich heritage and landscape. Over the years, this coastal paradise has attracted major players from across India and beyond, transforming the market into a thriving hub for both investors and developers. The real estate landscape of Goa has indeed seen a significant shift, especially following the demise of the former Chief Minister late Manohar Parrikar. Known for his strong governance and efforts to keep Goa’s natural beauty and charm intact, Parrikar was widely respected for maintaining a balance between development and environmental preservation.
Wave of brokers—many from outside Goa—entered the scene, drawn by the prospect of quick profits. These brokers were often less concerned with the sanctity of Goa’s environment and more focused on flipping properties for a fast buck. These brokers, many of whom came from outside Goa, often posed as seasoned developers with promises of profitable ventures, particularly targeting landowners who were unaware of the long-term consequences. Their polished presentation, fluent English, and knowledge of complex property transactions allowed them to win over many locals who were unfamiliar with the intricacies of real estate deals. In doing so, they introduced concepts such as part-payment agreements and joint ventures. These arrangements often seemed too good to refuse, as Goans were offered upfront sums for their land or promised a share in future developments without fully understanding the implications. The introduction of joint ventures seemed like an appealing offer for many Goans, who thought they were participating in an equal partnership. However, many of these agreements resulted in Goans losing control over their properties. One of the most critical ways these brokers cemented their hold on Goa’s land market was by directly approaching local Panchayat members, MLAs, and other government officials for permissions. This created a situation where Goan bureaucrats and politicians, many of whom were locals, became active participants in this exploitation for personal gain.
It is indeed accurate to say that we Goans have, in many ways, sold our land to brokers who came posing as developers. But the reality is more complex: we’ve not just sold our land—we’ve also sold our heritage, our culture, and our natural beauty…
Locals often hear that a “Delhikar” (outsider, particularly from North India) is buying land, but the true identity of buyers is rarely clear. Goa’s real estate market, once regulated and orderly, has transformed into a chaotic BAZAAR where transparency is a rarity. This growing sense of mystery and lack of clarity has fuelled mistrust within the Goan community, Many Goans feel increasingly cut off from the fast-paced land sales and developments that are changing their state.
The term “Delhikar” has evolved into a shorthand for the widespread concern that outsiders—particularly affluent individuals or corporations from North India—are acquiring vast tracts of land in Goa. While the buyers may not always be from Delhi, the term highlights a deeper worry about the state’s cultural and geographic identity being eroded as non-Goans settle in. The influx of these buyers is seen not just as a demographic shift, but as a cultural and economic one, raising fears about the future of Goa’s heritage and local ownership.
There was a time when every parcel of land in Goa was registered with the local Communidade or community based organisations, making sure that all land stayed within the hands of the indigenous Goan community. The Communidade system safeguarded communal ownership and prevented private control. However, after the Code of Communidades was translated, large portions of this communal land were sold off to private parties under the flawed concept of ‘quit rent.’ Paying rent for 20 years was wrongly used as justification for claiming ownership. This absurd misuse of power effectively stole land from the community, turning property that had belonged to Goans for generations into private holdings.
This practice was a clear misinterpretation of the Communidade laws, mocking the very foundation of the Gaunkari System, which was designed to protect communal land rights. The “quit rent” loophole allowed individuals to exploit the system, turning land into personal property simply by paying rent.
The State Government’s recent changes to the Code of Communidades are making Goa’s real estate market even more like a Bazaar. The new amendments allow people who have taken land on aframentos to sell it to private buyers, weakening the protections that once kept Goan land in local hands. Additionally, the amendment to Section 31-A of the Land Revenue Code, which claims to limit land use changes, is just a fake solution—it does little to stop the misuse of land.
In October 2024, we have entered Bazaar Version 2.0, where Goan lands are being sold off without any constitutional protection or authority. As a young advocate, I feel that we are not far from the day when Panjim will be referred to as Bandra of Mumbai and Assagao as Noida of Delhi. The rapid and uncontrolled changes in Goa’s real estate market are pushing the state towards a future where its unique identity and culture are replaced by urbanization driven by ‘Delhikar’ interests. Apparently, Delhi’s Bhuta (ghost) has more pull than the spirit of Goa itself! A live example of this is Bhutani Infra.