The House of Abhinandan Lodha entered Goa as part of a deliberate expansion beyond its original Konkan base. HoABL initially focused on land developments in the Konkan region of Maharashtra before, between 2022 and 2023, expanding its land holdings into Goa and North India. Bicholim, a inland taluka in North Goa away from the beach belt, is where that Goa expansion has taken its most ambitious form for the developer to date.
One GOA is not a small parcel test. HoABL introduced One GOA as an expansive 130-plus acre, 5-star luxury plotted development in Bicholim. The company positions it as India's largest branded land development, and industry coverage frames it as a 130-acre luxury development in Bicholim, Goa, emphasising sustainability and opulent living. For a developer whose entire model rests on scale and narrative around land, Bicholim is the site chosen to demonstrate both in Goa.
The masterplan is structured as a resort-anchored township rather than a standalone plot layout. At its centrepiece lies a 5-star hotel housing 50 to 100 rooms, integrated with a sprawling 40,000 sq ft clubhouse, and the project is set against the backdrop of a picturesque man-made sea and beach. The man-made beach itself stretches over 23 acres, and architects Enzyme have designed a lavish 3-tiered clubhouse with gyms exceeding 5,000 sq ft, cafes, a discotheque, and a multi-cuisine restaurant.
The residential offer spans both plots and built product. One GOA offers premium residential plots and luxury apartments, designed to deliver a resort-like everyday experience. Residential plots start from 1,539 sq ft and luxury apartments from 920 sq ft, and 5-star hospitality at the project is managed by Miros Hotels. The design language draws on a specific reference point: the township is inspired by the vibrant lifestyles of Ibiza and Marbella. HoABL has registered the phases with Goa's regulator, with Goa RERA Registration Nos. One Goa P1 PRGO05242232 and One Goa P2 PRGO05242234.
Sustainability is built into the pitch rather than an afterthought. The project is positioned as carbon-negative, with over 3,000 trees planted, and separate listings reference forest buffers and tree cover as part of the layout, consistent with HoABL's broader emphasis on legal clarity and planned infrastructure across its plotted developments.
Bicholim's profile explains the site choice. It is one of six municipalities in North Goa district, currently a developing town emerging as one of the state's important mining districts, with connectivity to all major forms of transport. It already has access to primary and secondary schooling, healthcare, shopping, banks and restaurants, with all major tourist spots, beaches, churches and resorts less than an hour's drive away. That combination, inland calm with beach access within reach, is exactly the positioning HoABL uses for a plotted township aimed at second-home buyers and long-term land investors rather than only holidaymakers.
The road and rail network around Bicholim reinforces the case. Direct approach from NH-66, the Goa-Mumbai Highway, ensures more straightforward travel to the site, and Thivim, the nearest major railway halt on the Konkan Railway line connecting Maharashtra and Karnataka, sits roughly 20 to 25 km away, giving the corridor a rail option beyond road and air.
Much of the current investment narrative around Bicholim traces back to Manohar International Airport at Mopa. Distance estimates vary slightly by source and route, but multiple listings for the One GOA project place the site at roughly 30 to 40 minutes' drive from the airport, with one HoABL-linked project description citing smooth connectivity to Mopa International Airport in 25 to 30 minutes and to Dabolim Airport in 45 to 50 minutes. Independent taxi-route data separately puts the straight-line distance from Mopa to Bicholim at roughly 30 km, consistent with a 30 to 40 minute drive depending on the exact village within the taluka.
HoABL's own promotional material treats the airport as the single biggest demand driver for the corridor, describing Bicholim as a town poised to be significantly impacted by the recently inaugurated Mopa Airport, an ultramodern facility expected to influence not just tourism in Goa but the entire real estate and infrastructure landscape of the region. Whatever the precise multiplier on future appreciation, the underlying logic, a new international gateway shortening the distance between inland North Goa and global travel, is the same logic every serious buyer in this corridor is weighing.
HoABL was founded in 2020 by Abhinandan Lodha to develop residential plotted land projects, and by 2024 it reported operations across 16 locations in India, including Goa, Himachal Pradesh, Maharashtra, Punjab and Uttar Pradesh. Alongside Bicholim, the company's Goa-adjacent and pan-India footprint includes projects in Alibaug (0.6 million sq ft), Anjarle (3 million sq ft), Neral (4.2 million sq ft), Ayodhya (2.2 million sq ft), and Dapoli (4.5 million sq ft). The company describes its overall land bank as spanning 18 million sq ft across strategic locations in India.
Across this portfolio, HoABL applies the same operating model to every site: multi-level legal due diligence before sale, with eligible plots RERA-registered and complete documentation provided to buyers, and projects delivered gated with planned roads, water supply and electricity alongside clubhouses and landscaped areas. One GOA in Bicholim is the version of that template scaled up to a resort township, using the same land-first philosophy the company calls New Generation Land, but built around a 5-star hospitality core rather than a plain plotted layout.
For a prospective buyer at HOABL One GOA, the decision sits at the intersection of two separate but related bets: on Bicholim as a location, given its emergence from a mining-town base into a better-connected North Goa municipality, and on HoABL as the developer executing a branded, hospitality-anchored township at a scale, 130-plus acres, that few other plotted-land players in Goa are attempting. The RERA registrations attached to the project's phases, the named hospitality operator Miros Hotels, and the architect credit to Enzyme are the concrete markers a buyer can verify against the developer's public claims before treating any headline return projection as more than a market expectation.