HOABL RESIDENCES IN GOA — New Project Coming Up in Bicholim, Goa
HOABL Residences in Goa: A 130-Acre Development in Bicholim
The House of Abhinandan Lodha (HoABL), founded in 2020 by Abhinandan Lodha, develops residential plotted land projects and has now announced a new residential project in North Goa. HOABL Residences in Goa, located in Bicholim, comprises 130 acres with 400 units—marking the developer's vertical housing entry in the state alongside its flagship One Goa township.
Location and Regional Context
The decision to establish a grand, 130-acre estate in Bicholim was a masterstroke of location intelligence. Bicholim, known for its central location and relatively tranquil inland character, is emerging as one of Goa's most promising growth corridors. It is identified as the next phase of real estate expansion in North Goa, driven by ongoing infrastructure upgrades, improving regional connectivity, and a structurally limited supply of developable land.
Mopa Airport is at a distance of 29 km from Bicholim, a key connectivity advantage. Major drivers include the operational MOPA airport, NH-66 upgrades and new bypass projects enhancing connectivity, and the proposed Shaktipeeth Expressway.
Developer Footprint and Experience
As of 2024, HoABL reported operations across 16 locations in India, including Goa, Himachal Pradesh, Maharashtra, Punjab, and Uttar Pradesh. According to company reports, HoABL has 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.
In Goa, the developer operates a multi-product strategy spanning both plotted villa developments and vertically-built residences, all anchored within the One Goa master plan.
Market Dynamics and Investment Outlook
The report positions Bicholim as an emerging inland micro-market shaped by infrastructure momentum, improving connectivity, and regulated land availability. In 2025, the state attracted approximately 1.08 crore tourists, supported by a 70.6% rise in domestic tourism and a near 60% recovery in international arrivals.
Across Goa, luxury villas are reporting estimated rental yields of 10–11% for 3 BHK units and 11–12% for 4 BHK units, with peak season occupancies consistently ranging between 90% and 98%. This rental income potential supports the investment thesis for residential developments in the region, particularly those designed for the tourism and vacation home segments.
Project Integration
HOABL Residences in Goa sits within the larger One Goa ecosystem, a region currently benefiting from a massive influx of government spending and private infrastructure development, making it the most promising micro-market for capital gains. The broader development will feature a 5-star luxury hotel, a branded club and gym, and a 20+ acre central zone with a man-made beach and 40,000 sq. ft. clubhouse with world-class amenities, including a branded gym, multiple swimming pools, restaurants, and a top-tier nightclub.
About Bicholim
Bicholim is hugely renowned for its cultural heritage, scattered with ancient temples, ancient monuments, and the typical Goan architecture, which are testaments to a rich heritage and history. Bicholim is known for its family-friendly environment, quality schools, and vibrant community life.