The House of Abhinandan Lodha (HoABL) is a Mumbai-headquartered real estate company founded in 2020. Its model — large-scale, RERA-registered, digitally transacted plotted developments in high-growth destination cities — has been applied across Ayodhya, Alibaug, Vrindavan, Shimla, Nagpur, and Amritsar. As of 2024, the company reported operations across 16 locations in India. Goa was an early and deliberate addition: between 2022 and 2023, HoABL expanded into the state, part of a broader push that also took in 51 acres in Ayodhya at the same time.
In Goa, HoABL has not built on a beach strip. Its Bicholim development sits inland in North Goa's east, positioned to capture the infrastructure wave emanating from the Manohar International Airport (MOPA) rather than the saturated coastal belt. That choice — early, inland, anchored to hard infrastructure — is consistent with how the company has operated elsewhere. At The Sarayu in Ayodhya, HoABL moved before the broader market. At Sol de Alibaug, the same logic applied to a coastal corridor rather than coastal frontage. Bicholim follows the same calculus.
HoABL's Goa footprint at Bicholim now spans two distinct product types sitting adjacent to each other: a plotted villa development (One Goa) and a serviced residential tower complex (Codename G.O.A.A. Premium Residences). The official project page on hoabl.com describes the Bicholim site as "a climate-positive haven near Mopa Airport, with a multi-tiered clubhouse and private beach." The company has also separately launched an 18-acre development at Bainguinim in Old Goa — a different product for a different buyer — reflecting a multi-location strategy within the state itself.
The One Goa plotted development covers 130+ acres at Bicholim and carries Goa RERA registration number PRGO08232080. Plot sizes run from 1,539 sq ft to 1,851 sq ft. The development is a gated community with a 40,000 sq ft clubhouse (among the largest in Goa by HoABL's own count), a man-made sea and beach spread across 20+ central acres, a 5-star hotel, and over 15 acres of green cover featuring more than 3,000 trees across 30+ species. Two clubhouses — Club La Pearl and Club La Coral — serve residents. Possession was targeted for December 2026.
The G.O.A.A. residences sit immediately beside the One Goa plots and share the same 134-acre integrated township footprint. This is HoABL's vertical product at Bicholim: over 400 residences in 1 BHK and 2 BHK configurations, across G+8 towers with 14 homes per floor and 3 dedicated resident elevators. Prices on the official HoABL website start at ₹1.26 Cr for 2 BHK units; channel partner listings indicate 1 BHK from ₹73.53 lakh and 2 BHK from ₹1.08 Cr (all-inclusive). RERA registrations are PRGO05242232 and PRGO05242234 under GoaRERA.
The residences are serviced by Miros Hotels & Resorts, a hospitality brand that HoABL itself launched in mid-2025 with a debut property in Goa. Miros handles concierge, housekeeping, wellness programming, and gourmet dining within the development, converting ownership into a managed-stay experience. Residents get lifetime access to the One Goa masterplan's amenities: the 40,000 sq ft clubhouse, the man-made sea and beach, and curated culinary zones.
Bicholim is in the north-east of Goa, roughly equidistant between MOPA Airport and the established beach belt of North Goa — Anjuna, Vagator, Calangute, and Arambol are all within reach via NH-66. Thivim, one of North Goa's main railway stations on the Konkan Railway line, is about 12 km away. The town is not a beachside address, but that is partly why land here has moved: Liases Foras, the independent real estate research firm, published a dedicated report on Bicholim in February 2026, finding that land rates in and around the micro-market had risen 2.12 times over the previous five years, recording a historical CAGR of approximately 16%. The same report projected a further 3.17x appreciation over the following six to seven years, at an estimated CAGR of 18%.
The infrastructure triggers are specific. MOPA Airport (Manohar International Airport, inaugurated December 2022, commercial operations from January 2023 by GMR/GGIAL) is the most direct catalyst. The NH-166S six-lane link road connecting Mopa to NH-66 opened in July 2024, reducing travel times to the beach belt and to Mapusa and Siolim measurably. The Liases Foras report identifies further catalysts: NH-66 upgrades, the Bicholim and Assonora bypass projects, and the proposed Shaktipeeth Expressway for long-haul access. The new Zuari Bridge, fully opened December 2023, eases north–south movement for residents who also want access to South Goa.
Goa's tourism base supports the rental case. The state recorded approximately 1.08 crore tourist arrivals in 2025, with domestic tourism up 70.6% and international arrivals recovering by nearly 60%. Luxury villas in Goa are generating estimated rental yields of 10–11% for 3 BHK units and 11–12% for 4 BHK, with peak season occupancy between 90% and 98%. For HoABL's serviced apartment format at G.O.A.A., with Miros handling operations, the rental pool is structurally accessible without independent management by the owner.
HoABL operates what it describes as a digital-first model: all transactions are conducted through virtual platforms, buyers can complete purchases remotely with virtual site visits, and legal documentation is provided end-to-end. This has been the operating practice since founding in 2020 and is relevant to the Goa buyer base — the company specifically targets HNIs and NRIs from Mumbai, Delhi, Pune, and Bengaluru, many of whom buy without repeated physical visits.
Every HoABL project is RERA-registered, and Goa is no exception — both the G.O.A.A. residences and the One Goa plots carry individual GoaRERA numbers. The company has a portfolio of over 1,000 acres of plotted developments nationally, with 13 million sq ft of land sold and 34 million sq ft in the development pipeline. In Goa, the Bicholim site is HoABL's largest single deployment in the state. The company's hospitality arm, Miros Hotels & Resorts, launched in July 2025 specifically with a Goa property as its debut — a structural commitment that goes beyond a simple developer-operator tie-up.
One point buyers in this category routinely raise: HoABL is not affiliated with Macrotech Developers Limited (Lodha Group) in any way. The company itself states this clearly: "The House of Abhinandan Lodha has been established in 2020 and is not, in any manner, associated with 'Lodha' / 'Lodha Group'."
| Location / Facility | Approximate Distance / Time |
|---|---|
| Manohar International Airport (MOPA) | 25–30 minutes |
| Dabolim Airport (Goa International) | 45–50 minutes |
| Thivim Railway Station (Konkan Railway) | ~12 km via Mapusa-Bicholim Road |
| Mapusa Market | ~30 minutes |
| Mayem Lake | Within Bicholim taluka |
| Anjuna / Vagator beaches | Via NH-66, under 1 hour |
| Arvalem Caves (heritage site) | Nearby within Bicholim |
| Community Health Centre Bicholim | Within Bicholim town |
| State Highway 1 (Mapusa-Bicholim Road) | Primary inter-city road connector |