The House of Abhinandan Lodha's presence in Bainguinim is built around a single, tightly defined product: Imperial Goa. Imperial Goa is an exclusive 18-acre luxury development in the heart of Old Goa, offering uber-sized villa plots nestled amid rich heritage and modern indulgence, it features Miros Hotels and Resorts, a luxury boutique resort offering a truly elevated lifestyle experience. Imperial Goa is positioned as a rare sanctuary where Portuguese-inspired elegance meets contemporary luxury, rooted in the charm of Old Goa, blending heritage architecture, curated gardens, and the intimacy of a close-knit community. On HoABL's own project map, it is one of the earliest and most consistently listed Goa addresses, alongside newer launches the company has since added in Bicholim and Dabolim.
Imperial Goa is a plotted, villa-land format rather than a built apartment product, in keeping with HoABL's core business of selling large, legally cleared land parcels rather than constructed units. Within the estate, the developer has built in a 10,500 sq. ft. boutique resort nestled within the community offering an elevated experience, along with an open-air cultural stage inspired by Portuguese artistry and Goan soul. The resort component, run under HoABL's Miros Hotels and Resorts banner, is meant to give individual villa-plot owners access to hospitality-grade services without every owner having to build and operate their own amenities. This dual structure, private plot plus a shared hospitality core, mirrors the format HoABL has repeated at its other branded land projects, but Imperial Goa remains its flagship Old Goa expression of the idea.
Bainguinim is a small village in Tiswadi taluka, and its administrative gram panchayat is named Se Old Goa itself, underlining how closely the village is tied to the historic capital. It is situated 9km away from Panaji, which is both district and sub-district headquarter of Bainguinim village. The village sits inside the Old Goa heritage cluster, home to the Basilica of Bom Jesus, whose baroque church complex is located in Old Goa in Bainguinim about 10 km away from Panjim and is a UNESCO World Heritage Site. Geographically, this places the locality on the same left bank of the Mandovi as the state capital, since Panaji, the state capital, and Old Goa, the former capital of Goa, are both situated on the left bank of the Mandovi river. For a land buyer, that means Imperial Goa sits inside a protected heritage zone rather than a purely commercial tourist strip, a distinction HoABL leans on when describing the project's setting.
HoABL's own market notes on Goa treat Old Goa and Bainguinim as a distinct category from the beach belt. Old Goa and Bainguinim are heritage-connected locations in Goa's property market, and Imperial Goa by HoABL is a premium project located in Bainguinim, in the heart of Old Goa. The company's broader locality guide separates buyer intent by geography: Old Goa, Bainguinim, Vasco and Dabolim may offer location-specific advantages, while buyers looking for lifestyle, daily convenience or coastal living may consider locations such as Porvorim, Mapusa, Candolim, Assagao, Siolim, Anjuna, Colva and Benaulim. It further notes that a few inland locations such as Old Goa and Bainguinim may also be suitable options for peaceful living. This framing is consistent with what the ground realities show: Bainguinim is a quiet, low-density village of roughly 1,500 residents rather than a nightlife hub, which is precisely the counterpoint HoABL offers against its own more festival-themed launches further north in Bicholim.
The case for land appreciation in Goa that HoABL makes across its projects rests on state-level tourism and infrastructure numbers rather than hyperlocal ones. According to the 2025 report by the Goa Tourism Department, the state saw 1,08,02,410 tourist arrivals. On the connectivity side, HoABL's own materials point to dual international airports (Dabolim and MOPA), with Goa welcoming over 1.2 crore passengers annually, accelerating 27–30% real estate appreciation across North Goa, alongside infrastructural projects worth over Rs. 25,000 crore sanctioned in Goa for cross-state transit, unlocking non-coastal, alternate tourism revenue. Bainguinim's own advantage is more modest but specific: it sits on the Panaji side of the Mandovi, away from the Mopa corridor that most new North Goa launches chase, giving it a shorter, established run into the capital rather than a longer bet on a still-developing airport-linked highway network.
Bainguinim is one of at least three Goa addresses in HoABL's current portfolio, alongside a large-format township in Bicholim and a coastal plotted project near Dabolim. Company listings describe the Bicholim development as sitting near Mopa Airport, among Goa's branded land developments, blending global design with Goan ease with a 40,000 sq.ft clubhouse, man-made sea, private beach and 5-star MIROS services, a considerably larger-scale, resort-township format than Imperial Goa's heritage-plot approach. This spread lets HoABL offer buyers a choice between an Old Goa heritage address in Bainguinim and newer, larger leisure-led launches elsewhere in the state, with Imperial Goa remaining the company's original and most centrally located Goa project.
The House of Abhinandan Lodha (HoABL) is an Indian real estate company headquartered in Mumbai, Maharashtra, founded in 2020 by Abhinandan Lodha, developing residential plotted land projects. The company started operations in 2021, positioning itself as India's first digital-only business in real estate. As of 2024, it reported operations across 16 locations in India, including Goa, Himachal Pradesh, Maharashtra, Punjab, and Uttar Pradesh. Company disclosures put its scale at a portfolio of over 1,000 acres of plotted developments, with 13 million square feet of land sold and an additional 34 million square feet in the development pipeline. On the capital side, in January 2023 the company announced a capital expenditure plan of ₹11,000 crore to be deployed over a four-year period, and it has since formed a joint venture with HDFC Capital Advisors, investing ₹1,500 crore in plotted and low-rise developments across India. This scale and funding base is relevant context for a Bainguinim buyer: Imperial Goa is not a standalone small developer's launch but one project inside a company that runs comparable branded-land models from Ayodhya to Alibaug to Nagpur.
HoABL's stated model differs from a conventional Goa plot sale in three ways it emphasises across its projects: legal due diligence before listing, RERA registration, and a largely digital transaction process. Every land parcel offered by The House of Abhinandan Lodha undergoes rigorous legal due diligence, and all projects are RERA-registered, with customers receiving complete legal documentation. The company's founder has described the underlying business logic in blunt terms, noting the firm's research identified dozens of high-growth Indian locations and entered a fraction of them: the company did research between 2021 and 2023 and identified 48 locations across India where both state and central governments had publicly announced infrastructure projects ahead of the national average, and is present in about 13 of them today. Bainguinim's Old Goa setting, backed by an existing heritage tourism base and steady road access to Panaji, is one of the locations that made that shortlist.
