In order to Subdivide your land into smaller plots, you need to confirm that the zoning for the subject property classifies under Residential / Commercial zone. A well planned layout of smaller plots with network of internal roads, drainage and water supply are to be drawn indicating dimensions and Area of all plots, width of the road proposed, Overall dimensions, Area reserved for open space for recreational activities, Contour plan indicating gradient of the property are required as documents for the aplication . This application is to be made to concerned Panchayat office which is then forwarded to Town & Country Planning Development for inspection and clarification. On obtaining such clearance from Town & Country Planning, the Panchayat issues a Provisional license for the sub division of land. With this Provisional license, the owner is entitled to commence development work such as internal road, water supply, electricity and drainage. On completion of all the works the owner needs to once again apply to the Panchayat for Final sub division approval confirming that the development has been carried out in accordance with the approved Sub division plan. The Panchayat after inspection by the Town & Planning department issues the final sub division approval after which the owner is entitled to enter into transaction of sale for individual sub divided plots.

First of all you need to obtain an authorised Survey plan for the property and check the zoning for the same from the Town & Country Planning department / PDA, & verify onsite dimensions / Area of the plot with the Survey plan. Then check for Titles of the property i.e., ascertain the history of transaction for the property and confirm whether the seller / s has full right to sell / receive consideration / money for the transaction.

The Minimum Documents which constitute the ownership of a property are:
Form I & XIV of Record of Rights.
Land Survey plan.
Current Sale deed / Gift deed for the property, previous deeds of transactions for the property.
Matriz Certificate.
Inscription / Description Certificate.
Conversion Sanad.
House Tax receipt.

In Municipal Areas

1. Development Order from the Planning and Development Authority
2. Construction License / Permission from Municipal Council / Corporation
3. Conversion Sanad

In Panchayat / Village Areas

1. Construction License from office of the Sarpanch / Village Panchayat
2. Conversion Sanad

Coastal Regulation Zone means all areas that fall within 500mts from the High Tide line in case of sea and 100mts in case of river. Any development in these areas is subject to rules under the Ministry of Environment & Forest. All Development Permissions are accorded as per the guidelines of CRZ and permissions are to be applied to The Member Secretary, Goa State committee on Environment & Forest, Saligao, Goa.

When you hire a Valuer/ Appraiser, you are hiring a dedicated professional that will work for you. Your appraiser will provide an objective estimate or opinion of value of the described property, as supported by the presentation of relevant data analysis.
You will be provided with an appraisal / Valuation report, as permitted under the Standards of Valuation in India. Each report contains information relevant to independent property valuation, including the purpose of the appraisal, other qualifying conditions, neighbourhood condition, property identification, data analysis, the value estimate and the effective date of the appraisal. All reports are also signed and certified and may contain support material, such as maps, charts, or photographs.
All reports will demonstrate either one or more of the three data-processing methods used to arrive at an indication of value:
„X The Cost Approach estimates the cost of building new property identical to the subject being appraised, at current prices, subtracting accumulated depreciation and adding the estimated land value.
„X The Income Approach is used for income-producing property and is based on the theory that value is the present worth of the income stream the property is capable of producing when developed to its fullest use. The net operating income from the property is capitalized into value by an appropriate method and rate.
„X The Direct Comparison Approach is based on the theory that an informed purchaser would pay no more for the property than the cost of acquiring another existing equivalent property. The value estimate is based on the selling price of comparable properties.

?Change of Land use? is an application made to the Town & Country Planning Board of Goa for change of zoning for the plot / Land from Agriculture to Non ? Agricultural such as Residential to Commercial / Industrial or from Residential to Commercial / Industrial etc.

The Application for ?Change of Land Use? is to be made to The Member Secretary, Town & Country Planning Department, Panjim, Goa.

?Conversion Sanad? is an application made to the Collectorate for Non ? Agricultural usage under the Goa Land Revenue Act. This is a process for collection of taxes levied by the Government under the Land Revenue Act.

A Survey Plan is a Government of Goa authorized plan indicating the boundaries of the property, its identification by way of a Survey Number, the Village jurisdiction it comes under and the scale to which the plan is drawn which enables one to measure each side of the boundaries as also understand the shape and features of the plot. The Survey plan can be applied for at the Local Land Survey Office by paying the requisite fees for the relevant Survey Number for which the plan is requested for.

‘Conversion Sanad’ is a document issued by the office of the Collectorate stating the fact that fees towards Land revenue for Non-Agricultural usage of land has been paid for the subject plot area. This document is obtained after making an application to the Office of the Collectorate for the respective Taluka.

‘Change of Land use’ is a zoning clasification authorised by the office of Chief Town Planner / Member Secretary, Town & Country Planning Board under the Regional Plan / Outline development plan in force.Change in land use is effected in the Notified Regional plan from one zone to another other depending upon the studies carried out by the Goa TCP Board . For e.g : From Settlement to Commercial, From Agricultural to Industrial etc.

Form I & XIV of Record of Rights is a Government Document available on application to the Panchayat / Mahiti Ghar which indicates the name of the owner of the land, the measured area, the classification of land whether it is dry crop, paddy field or barren and also whether it is tenanted or freehold or whether there are other rights as Mundkarial holdings etc.