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Goa North · 403527

Mandrem, Goa

Mandrem is a quieter beach village in North Goa known for its relatively uncrowded stretch of coastline and a relaxed pace. It attracts buyers and renters looking for beach-adjacent homes away from the busier tourist areas. Both seasonal rentals and long-term residential demand exist here.

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Location Map of Mandrem, Goa
Locality Snapshot

About Mandrem, Goa

Located in Goa within the Goa North region (Pincode: 403527), Mandrem is one of 271 localities that stands out as a prime coastal destination with a current market asking price of ₹16,000 per sq ft.

  • The market features a total of 3 properties for sale, accommodating a diverse buyer pool.
  • Available property configurations include 3 BHK to suit various family sizes and investment strategies.
  • Buyers can choose from a wide inventory encompassing Apartment.
  • Property values for sale range between ₹2.50 Cr - ₹8.00 Cr, reflecting the upscale nature of the area.
  • The average sale price stands at ₹16,000 per sq ft.
  • Educational needs of residents are supported by St Marys Convent High School, Little Flower of Jesus High School, The One School.
  • Healthcare access is readily available via St Anthonys Hospital, Dr. Kolwalkars Galaxy Hospital, Vision Multispecialty Hospital, Mathew Braganza Hospital.

Advantages & Considerations

Why choose Mandrem for Living?

An honest look at what residents love — and what to watch out for.

What BHK configurations are available and who do they suit in Mandrem?

3 BHK

What social infrastructure and lifestyle quality does Mandrem offer?

Residents in Mandrem have access to educational institutions like St Marys Convent High School, Little Flower of Jesus High School, The One School and healthcare services including St Anthonys Hospital, Dr. Kolwalkars Galaxy Hospital, Vision Multispecialty Hospital, Mathew Braganza Hospital, alongside retail options at Calangute Beach Road Mall, contributing to a lifestyle quality.

What is the average asking price, how has it changed quarterly, and how does it compare to the government registration rate?

The market asking price in Mandrem is ₹16,000 per sq ft, with properties listed across a sale price range of ₹2.50 Cr - ₹8.00 Cr, while nearby locations show varying rates such as Morjim at ₹22,650 per sq ft (-1.18%), Siolim at ₹12,200 per sq ft (+0.63%), Vagator at ₹15,350 per sq ft (+1.54%), Assagao at ₹27,450 per sq ft (+8.11%), and Anjuna at ₹22,900 per sq ft (+2.13%). Property values in Mandrem reflect an average sale price of ₹16,000 per sq ft, positioned competitively against neighboring micromarkets.

QuarterLocation RateMicromarket Rate
Sep 2026-₹12,300 per sq ft
Jun 2026₹16,000 per sq ft₹12,850 per sq ft
Mar 2026₹16,000 per sq ft₹12,500 per sq ft
Dec 2025-₹12,000 per sq ft

The quarterly tracking indicates a stable location rate of ₹16,000 per sq ft through the first half of 2026, while the broader micromarket rate ranges between ₹12,000 per sq ft and ₹12,850 per sq ft across corresponding periods.

Which developers are active here and what is the project pipeline?

Mandrem features a robust supply across multiple development stages, anchored by 4 new launch project count and 1 ready-to-move project count. Market activity is further shaped by K Raheja Corp, Prestige, Peninsula Land, Chamunda, The House of Abhinandan Lodha with 29 developer project counts, alongside surrounding developments in Siolim, Assagao, Vagator, Pernem Rural, Chapora.

What's Great

Top Highlights

  • Mandrem Beach features the scenic Mandrem Creek flowing parallel to the shoreline, creating a peaceful natural waterfront environment.
  • The locality sits conveniently between Ashwem and Arambol, providing easy access across the Pernem coastal belt.
  • Residents enjoy a tranquil atmosphere near Jamboree Creek, complemented by local fishing communities and vibrant birdlife.
  • The area is well-known for wellness hubs like the Mandrem Ashram, offering dedicated yoga and holistic rejuvenation spaces.
  • Historic sites like Terekol Fort are located a short distance away, offering cultural exploration near the village.

Best For

  • Wellness seekers and meditation practitioners frequenting Mandrem Beach near the tidal creek crossing.
  • Chess enthusiasts and scholars inspired by local icons originating from Aska vaddo wards.
  • Nature lovers and conservationists drawn to the designated turtle nesting zones along Ashvem coastal stretches.
  • Families seeking community proximity around institutions like Shri Shanta Vidyalaya and Holy Cross High School.
  • Homebuyers investing in modern residential developments such as Yugen La Mandre.
What's Concerning

Watchouts / Gaps

  • Unregulated commercial construction along Mandrem beach frequently violates coastal zone management norms.
  • The village faces mounting garbage dumping issues near local riverbeds.
  • Faulty electricity meters serviced by the Agarwada office cause billing errors.
  • Illegal resort operations persist despite formal sealing orders from authorities.
  • Unauthorized land conversion activities threaten traditional community interests across the village.

Not Ideal For

  • Remote workers relying on uninterrupted connectivity will struggle near Mandrem Beach due to frequent rural power fluctuations.
  • Pedestrians find navigating narrow routes like the Mandrem-Korgaon road dangerous during peak tourist vehicle rushes.
  • Residents depending on local civic infrastructure struggle when water scarcity hits households bordering the Mandrem-Korgaon village limits.
  • Individuals seeking bustling nightlife and late-night city activity will find Mandrem too quiet after sunset.
  • Commuters without personal two-wheelers face severe mobility hurdles getting provisions from Mandrem Panchayat areas.
Recent & Future Developments

What's New in Mandrem, Goa

Live news feed — last updated 08 September 2026

08 Sept2026

Porvorim Flyover Opens for Public Walk-through Before Inauguration

The newly completed Porvorim flyover in Goa is open for public walk-through for two days before its official inauguration. This initiative by the PWD allows citizens to view the landmark project before it opens to vehicular traffic, highlighting a significant development for smoother travel and better connectivity in North Goa.

Source: NavHind Times, Goa News Hub
Explore Key Amenities & Commute

What's Around Mandrem, Goa

Schools, transit, healthcare and essentials within walking distance — plus quick travel-time estimates to Goa's top business hubs.

How accessible is Mandrem via bus transport and nearby localities?

Mandrem is accessible through the local transit network via Anjuna Bus Stop, Mapusa Bus Stand, providing connectivity for daily commuters. Residents can easily travel to and from Siolim, Assagao, Vagator, Pernem Rural, Chapora, which border the area and offer expanded access to the broader region.

What hotels and spiritual destinations are located near Mandrem?

Travelers and visitors can find accommodation options such as DoubleTree by Hilton Hotel, Treebo Santiago Beach Resort, Estrela Do Mar Beach Resort situated close to the locality. For those seeking cultural and peaceful sites, are situated within accessible distance from Mandrem.

What do the quality-of-life index scores reveal about living in Mandrem?

The livability index score for Mandrem stands at , reflecting the daily living conditions and overall infrastructure quality in the area. Alongside this metric, the edu-health index score is recorded at , providing a benchmark for access to educational and healthcare facilities near St Marys Convent High School, Little Flower of Jesus High School, The One School.

What daily convenience, shopping, and financial services are available in Mandrem?

Mandrem features a well-supported retail and commercial infrastructure that accommodates everyday needs through neighborhood grocery establishments such as YES Mart, O'Saiba Super Market, Parsekar Stores, and Om Super Market. Essential healthcare requirements are met by local medical outlets including Arolkar Medical Store (situated opposite Canara Bank), National Chemist & Druggist (located opposite O'Saiba Supermarket), Arati Medical Store, and Omkar Medical Store. Financial transactions and banking access are supported by prominent institutions like Canara Bank located directly within the locality. Furthermore, digital food and retail delivery networks such as Swiggy and Zomato operate across the area, complementing local dining options like Pastry Palace, Punjabi Rasoi, and local cafes to provide comprehensive daily convenience for residents.

map
Nearby Places
  • St Anthonys Hospital
    Hospital
    7.6 km
  • Anjuna Bus Stop
    Bus Stop
    9.1 km
  • Doubletree By Hilton Hotel
    Hotel
    10.6 km
  • Anjuna Flea Market
    Office Park
    10.6 km
  • Dr. Kolwalkars Galaxy Hospital
    Hospital
    10.7 km

Plan your Commute Travel time from Mandrem, Goa

Property Demand vs Supply

Where the Market is Moving

Real-time signals from buyer searches and active inventory in Mandrem, Goa.

What property type is most in demand for buying, and how does resale availability coordinates?

Buyers searching in Mandrem focus heavily on Apartment, Villa options. At the same time, buyers exploring secondary market opportunities can select from 3 active listings available for acquisition.

Which BHK type is most demanded and most supplied for renting?

Rental seekers in Mandrem predominantly target 3 BHK properties. To address this requirement, local landlords and property owners currently provide 3 BHK configurations to accommodate tenant needs.

Which property type dominates the buy-side supply?

Properties classified under Apartment, Villa form the largest share of listings currently available for purchase in the local market.

  • Sale
  • Rent
By Property Type
Demand
Supply
Apartment
64%
67%
Villa
35%
34%
By BHK
Demand
Supply
2 BHK
37%
34%
3 BHK
18%
34%
4 BHK
43%
34%
By Budget
Demand
Supply
2 Cr. - 5 Cr.
26%
67%
Above 5 Cr.
73%
34%
By Property Type
Demand
Supply
Apartment
100%
100%
By BHK
Demand
Supply
3 BHK
100%
100%
By Budget
Demand
Supply
30000 - 50000
100%
0%
Mandrem Spotlight

Top Projects in Mandrem, Goa

Trusted Developers

Top Builders in Mandrem, Goa

Neighborhood

Localities around Mandrem, Goa

Compare top neighbouring localities and discover micro-markets nearby.

Average Sale Price
₹ 12,200/sq. ft
Rental Yield
3.9%
Average Sale Price
₹ 27,450/sq. ft
Rental Yield
3.9%
Average Sale Price
₹ 15,350/sq. ft
Rental Yield
3.9%
Rental Yield
3.9%
4
New Projects
9
For Sale
Rental Yield
3.9%
3
New Projects
8
For Sale
Average Sale Price
₹ 22,650/sq. ft
Rental Yield
3.9%
7
New Projects
3
For Sale
Rental Yield
3.9%
5
New Projects
1
For Rent
Rental Yield
3.9%
4
New Projects
2
For Sale
Rental Yield
3.9%
2
New Projects
1
For Rent
Rental Yield
3.9%
3
For Sale
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FAQ

Frequently Asked Questions

Find answers to common queries about Mandrem, Goa.

Is Mandrem a good place to live in Goa?

Yes, Mandrem is considered one of the preferred residential areas in Goa.

What is the average property price in Mandrem, Goa?

The average property price in Mandrem is around ₹16,000 per sq ft. Prices typically range between ₹ 2.5 Crore to 8 Crore, depending on the project, property type, and exact location within the locality.

What is the PIN code of Mandrem?

The PIN code of Mandrem is 403527. It is used for postal services, courier deliveries, and address verification.

What types of properties are available in Mandrem, Goa?

Mandrem offers a wide range of residential properties, including Apartment. Homebuyers and tenants can choose from configurations such as 3 BHK, depending on their budget and lifestyle requirements.

How is the connectivity in Mandrem, Goa?

Mandrem enjoys good connectivity to major residential and commercial hubs in Goa. The locality also offers convenient access to schools, hospitals, shopping centres, and other essential services, making daily commuting easier for residents.

Which localities are close to Mandrem in Goa?

Some of the nearby localities to Mandrem include Siolim, Assagao, Vagator, Pernem Rural, Chapora. These areas are well connected and offer easy access to key residential and commercial destinations.

Are schools, hospitals, and malls available near Mandrem?

Yes, Mandrem is well served by social infrastructure, including schools such as St Marys Convent High School, Little Flower of Jesus High School, The One School, hospitals like St Anthonys Hospital, Dr. Kolwalkars Galaxy Hospital, Vision Multispecialty Hospital, Mathew Braganza Hospital, and shopping malls including Calangute Beach Road Mall.

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