Mandrem, North Goa

La Mistica

Fifteen two-bedroom apartments built in the Portuguese-Goan manner: arched windows, tiled roofs and lime-plastered walls around a shared garden and pool.

Configuration: 2 bedrooms
Homes: 15 apartments
Handover: Handover 2027
Price: From ₹2.4 crore

La Mistica seen from the street: a white building with arched windows, iron balconies and terracotta roofs among palms — Artist's impression

Fifteen homes, five low towers, one garden.

La Mistica is a gated community of fifteen apartments set across five towers, arranged around a shared pool and clubhouse. Every apartment has two bedrooms, two bathrooms and three private balconies, with one covered parking space.

Mandrem lies in Pernem, the northernmost part of Goa, between the Chapora river and the Arabian Sea. The lanes are green and the days are slower than on the coast to the south, with the beaches a short drive away.

The towers of La Mistica at dusk, lit from within, behind a low boundary wall — The towers at dusk. Artist's impression.

A cobblestone entrance courtyard with a guardhouse, tropical planting and wrought-iron balconies — The entrance courtyard. Artist's impression.

Built in the Goan vernacular

The design draws on the houses of old Goa, where Portuguese forms met local stone and craft. Each element is there for a reason: shade, air, and materials that weather well in the monsoon.

Arches and verandahs: Arched windows and deep verandahs frame the garden and keep the midday sun off the rooms.
Mangalore tile roofs: Terracotta tiles on pitched roofs, the traditional answer to heavy rain.
Laterite and lime: Laterite stone and lime plaster finishes, the materials of Goa's older buildings.
Timber and iron: Timber detailing and wrought-iron railings on every balcony.

Inside the apartment

Choose a room to see it.

One open room for living and dining, with French windows to the garden and a floor of large-format vitrified stone. It opens onto the main balcony.

Open-plan living and dining room with French windows and a pale stone floor — Artist's impression. Furniture and décor are shown for illustration.

L-shaped kitchen with grey cabinets, glass-front wall units and stone countertops — Artist's impression. Furniture and décor are shown for illustration.

Around the towers

Sixty-five per cent of the site is left open, as gardens, paths and the pool court. The five towers sit along a 6 m road behind a single gated entrance.

Swimming pool with a sun deck and planted surrounds
Clubhouse with a lounge, a co-working room and indoor games
Landscaped gardens with paths and seating pavilions
Gated entrance with a guardhouse, round-the-clock security and smart access
One covered parking space for each apartment

Aerial view of the five towers, the pool and the gardens — The site from above. Artist's impression.

The pool court between the towers, edged with cobblestones and potted palms — The pool court.

Close view of terracotta Mangalore roof tiles — Mangalore tiles.

Price

From ₹2.4 crore

Excluding GST, stamp duty and registration.

Handover is scheduled for 2027. We are glad to walk you through the site, the floor plans and the payment schedule in person.