Thirteen primary zones and usage Types of Land in Goa

 

Land in Goa is heavily regulated and classified into specific zones by the Town and Country Planning (TCP) Department. Based on the Regional Plan and the Goa Land Revenue Code, land is categorized into 13 primary zones and usage types:

Settlement and Development Zones

• Settlement Zone: The only category where most residential and commercial construction is permitted.
• Industrial Zone: Lands designated for manufacturing, factories, and warehouses.
• Commercial Zone: Areas specifically earmarked for business complexes and retail spaces.
• Institutional Zone: Land reserved for public amenities like schools, hospitals, and government buildings. [1, 2, 3, 4, 5]

Agricultural and Plantation Lands

• Paddy Fields: Traditional, low-lying rice-growing lands. Building on paddy fields is strictly prohibited to protect Goa’s ecosystem.
• Orchard Land: Areas typically filled with fruit trees (like mango and cashew). Construction here requires special conversion permissions and often limits the buildable area.
• Morod Land: Sloping or upland fields often used for rain-fed crops, horticulture, or coconut plantations.
• Ker Land: Flat, low-elevation terrain with a high water table, ideal for rabi crops, pulses, and vegetables. [1, 2, 3, 4, 5, 6, 7]

Eco-Sensitive and Protected Zones

• Forest Land & Private Forests: Protected woodlands governed by environmental regulations. Deforestation is closely monitored.
• Khazan Lands: Coastal estuarine systems historically engineered for both agriculture and aquaculture.
• Eco-Sensitive Zone (ESZ): Areas near wildlife sanctuaries, beaches, and backwaters where development is highly restricted.
• No Development Slopes (NDZ): Hilly or gradient lands where construction is not allowed to prevent soil erosion and preserve landscapes. [1, 2, 3, 4, 5, 6, 7, 8]

Natural and Other Lands

• Water Bodies: Rivers, lakes, ponds, and areas designated for water conservation.

Navigating Land Transactions

Because of these strict classifications, purchasing or building in Goa requires verifying a land’s exact zone. You can check the zone of any property using its survey number and the Goa TCP Department portals. [1, 2, 3]