📢 Share This Post

Last Updated: 24 August 2026  |  By: Sarthak Estates Research Team

Grande Resort & Spa / Nagoa Grande Resort & Spa, Bardez Goa – Resort for Sale

Premium 65-Room Hospitality Asset in North Goa | 4,000 Sq. M. Approx. | Near Calangute & Baga Beach | Asking Price: ₹75 Crore Negotiable

Investment Opportunity: A fully operational hospitality property in the high-demand Arpora–Nagoa belt of North Goa, offered for sale at an owner-quoted asking price of ₹75 crore, negotiable, subject to due diligence and verification of title, approvals, operating accounts and other transaction documents.

Executive Summary

The Grande Resort & Spa / Nagoa Grande Resort & Spa is a sizeable hospitality asset located at 18/1, Nagoa, Arpora, Bardez, North Goa, Goa – 403516, on the Calangute–Mapusa corridor.

The property is positioned in one of North Goa’s established tourism zones, with Calangute and Baga beaches approximately 4 km away. Current public hospitality listings identify the property as Ramada by Wyndham Goa Arpora, formerly associated with the Nagoa Grande Resort & Spa name. The current official hotel website describes the property as a 4-star premium resort spread across approximately 4,000 sq. m. with 65 rooms and suites.

The asset therefore has potential appeal for:

• Hotel investors
• Hospitality operators
• Family offices
• HNI/UHNI investors
• Private equity and hospitality-focused investors
• Developers looking for an operating tourism asset
• Strategic hotel companies
• Investors seeking an income-generating Goa hospitality property

Property Snapshot

Important: The ₹75 crore asking price and the stated 75% occupancy/100% peak-season occupancy are seller-provided figures and should not be treated as independently verified financial performance until audited operating statements, GST returns, bank statements, OTA data, room-night reports and other relevant records are examined.

Why This Goa Resort Investment Is Interesting

1. Prime North Goa Hospitality Location

The property’s location in Nagoa–Arpora, Bardez puts it close to some of North Goa’s strongest leisure-tourism destinations.

The current official hotel website places the property on the Calangute–Mapusa Road, while current hotel information confirms its proximity to Baga and Calangute.

This location provides access to:

• Baga Beach
• Calangute Beach
• Anjuna
• Vagator
• Candolim
• Arpora
• Chapora
• Aguada
• North Goa’s restaurant and nightlife circuit
• Shopping and entertainment destinations

The official hotel website lists Chapora Fort at approximately 6.4 km and Aguada Fort at approximately 10.4 km, while the property is approximately 15 km from Thivim railway station according to the hotel’s current information.

2. Established 65-Key Hospitality Asset

One of the biggest advantages of this opportunity is that the property is not merely a vacant development parcel.

It is an established hospitality asset with 65 rooms and suites.

Independent hospitality listings also confirm the 65-room configuration.

The current official website describes room categories including:

• Standard Room
• Premium Room
• Suite Room

The official website lists approximate room sizes of 320 sq. ft. for Standard Rooms, 360 sq. ft. for Premium Rooms and 600 sq. ft. for Suites.

This gives the property a diversified room inventory rather than a single-format accommodation model.

3. Approximate 4,000 Sq. M. Resort Footprint

The current official property website describes the resort as being spread across approximately 4,000 sq. m. of lush foliage.

A resort of this scale can provide multiple revenue-generating components beyond room inventory, including:

• Accommodation
• Restaurants
• Bars
• Poolside F&B
• Spa and wellness
• Events
• Weddings
• Corporate meetings
• Banquets
• Destination celebrations
• Food & beverage
• Ancillary guest services

This diversified revenue structure is one of the key reasons operating resort assets can be attractive compared with single-use real estate.

4. Strong Leisure-Tourism Catchment

Goa continues to benefit from significant domestic and international tourism demand.

According to Goa Tourism’s 2025 data, the state recorded 54.55 lakh tourist arrivals during January–June 2025, including approximately 51.84 lakh domestic and 2.71 lakh international visitors.

The Department of Tourism subsequently reported that tourism arrivals during January–September 2025 grew 6.23% year-on-year, with domestic arrivals increasing 5.36% and international arrivals increasing 29.33%.

For an investor, this supports the broader thesis that Goa remains a major leisure and hospitality market.

However, statewide tourism growth should not automatically be interpreted as a guarantee of occupancy, ADR or profitability for this individual resort.

Accommodation

The property comprises approximately 65 air-conditioned rooms and suites.

The historical Nagoa Grande property information describes accommodation features including:

• Air conditioning
• Television
• Telephone
• Tea/coffee maker
• Safe deposit facilities
• Hair dryer
• Iron/ironing facilities
• Data connectivity
• Private guest facilities

Current property information also highlights private balconies, workspace, luggage space and pool/lawn views in the present room configuration.

Room Configuration

Publicly available information confirms the 65-key inventory. Historical room information identified:

• Superior Rooms
• Deluxe Suites
• Suite accommodation

Current public information describes:

• Standard Rooms
• Premium Rooms
• Suites

Because room classifications can change following rebranding or renovation, the buyer should verify the current approved room inventory and room-category schedule during due diligence.

Resort Amenities & Facilities

The property has a broad hospitality amenity mix.

Swimming Pool

The resort features an outdoor swimming-pool environment surrounded by landscaped areas.

The current property website describes a temperature-controlled swimming pool, while other current listings describe outdoor pools and landscaped grounds.

Spa & Wellness

The resort includes a dedicated wellness/spa proposition.

The current property website identifies the wellness facility as R3 Spa, while the earlier Nagoa Grande identity promoted its wellness offering as Rejuvenate Spa.

Historically promoted treatments included:

• Indonesian deep-tissue massage
• Swedish massage
• Thai massage
• Signature facials
• Beauty and salon services
• Ayurvedic-inspired wellness therapies

The exact current treatment menu should be confirmed with the operator.

Dining & Food & Beverage

The property has historically operated multiple F&B concepts.

The earlier Nagoa Grande configuration included:

Kebab Street

Specialty restaurant.

Deck / Pool Bar

Poolside beverage and leisure area.

Library Café

Café concept.

Baywatch

Buffet restaurant.

The current Ramada operation has evolved its F&B offering. The official Wyndham listing currently identifies Tropics Kitchen & Bar as a 24/7 restaurant serving Indian and global cuisine, along with The Grillz, a poolside bar and outdoor patio concept.

This evolution demonstrates that the property can potentially support a repositioned hospitality and F&B strategy.

Events, Weddings & MICE Potential

A major investment angle is the property’s ability to generate revenue from more than guestrooms.

The current Wyndham property information states that the hotel has approximately 464 sq. m. of event space, with facilities capable of accommodating up to 175 conference guests or 700 banquet guests, depending on configuration.

This creates potential for:

• Destination weddings
• Pre-wedding functions
• Corporate offsites
• Conferences
• Private parties
• Birthday celebrations
• Product launches
• Social events
• Group travel
• MICE business

For a Goa hotel investor, the event business can be particularly important because it can increase total revenue per guest and reduce reliance on room revenue alone.

Services & Guest Facilities

The property has historically offered and/or currently offers a range of guest services including:

• 24-hour/extended room service
• Concierge services
• Laundry
• Doctor on call
• Parking
• Wi-Fi
• Travel assistance
• Airport transfer/shuttle facilities
• Safety deposit facilities
• Meeting facilities
• Restaurant and bar
• Swimming pool
• Spa/wellness
• Fitness/recreation facilities

The current Wyndham property specifically highlights complimentary breakfast, Wi-Fi, beach shuttle and wellness facilities.

Location Advantage

Approximate Connectivity

Distances vary depending on route and source. Current official hotel information gives approximately 26 km to GOX and 39 km to GOI, while the official Wyndham listing describes the airports as approximately 24 km and 37 km respectively.

Current Brand & Identity – Important 2026 Update

A critical point for prospective buyers is that online records currently identify the property as Ramada by Wyndham Goa Arpora.

The official Ramada property website lists:

18/1, Nagoa, Arpora, Bardez, Calangute–Mapusa Road, North Goa, Goa – 403516

and describes the property as a 4-star premium resort with 65 rooms and suites over approximately 4,000 sq. m.

Wyndham’s official hotel listing also identifies the property as Ramada by Wyndham Goa Arpora.

Historical and current booking records link this same address/property to the Nagoa Grande Resort & Spa identity.

Therefore, before marketing the transaction, the buyer should establish:

1. Current legal owner
2. Current operating entity
3. Brand/franchise agreement
4. Management agreement, if any
5. Whether the sale includes the operating business
6. Whether the Wyndham/Ramada brand rights are transferable
7. Whether the buyer can continue the current brand after acquisition
8. Existing lender/security interests
9. Current licences and approvals
10. Current hotel classification

This is particularly important because buying the real estate does not necessarily mean automatically acquiring the rights to continue an existing international hotel brand.

Asking Price: ₹75 Crore Negotiable

The seller’s indicated asking price is:

₹75 Crore

The price is represented as negotiable.

On the stated 65-room inventory, the headline acquisition price works out to approximately:

₹1.154 Crore per key

Calculation:

₹75 crore ÷ 65 rooms ≈ ₹1.154 crore per room

This is only a headline price-per-key calculation and should not be treated as a valuation conclusion.

A proper hotel valuation should consider:

• Land value
• Building replacement cost
• Existing FF&E
• Room inventory
• Occupancy
• ADR
• RevPAR
• GOP
• EBITDA
• F&B revenue
• Event revenue
• Spa revenue
• Maintenance capex
• Brand/management fees
• Debt
• Lease obligations
• Taxes
• Licences
• Title
• Development potential
• Comparable hotel transactions
• Stabilised NOI

Investment Analysis

The strongest investment case is not simply the number of rooms.

It is the combination of:

North Goa location + operating hotel + established 65-key inventory + leisure demand + F&B + spa + events + potential brand value.

A buyer should therefore evaluate the property on both:

1. Real Estate Value

and

2. Going-Concern Hospitality Value

These can produce significantly different valuation outcomes.

Occupancy & Revenue Potential

The seller has represented:

• Approximately 75% occupancy
• 100% occupancy during season

These figures require verification.

For example, if a 65-room hotel operated at a theoretical 75% annual occupancy:

65 × 365 × 75% = approximately 17,794 occupied room nights annually.

At an illustrative ADR of ₹8,000:

17,794 × ₹8,000 ≈ ₹14.24 crore gross room revenue

At ₹10,000 ADR:

≈ ₹17.79 crore gross room revenue

At ₹12,000 ADR:

≈ ₹21.35 crore gross room revenue

These are illustrative scenarios only, not forecasts or representations of actual revenue.

Actual hotel revenue depends on:

• Seasonality
• ADR
• Occupancy
• OTA commissions
• Direct bookings
• Corporate/group business
• Complimentary rooms
• Discounts
• Taxes
• F&B spend
• Events
• Spa
• Ancillary revenue

Why Seasonality Matters in Goa

Goa is highly seasonal.

A resort may experience substantially different:

• Occupancy
• ADR
• Revenue
• Staffing costs
• Marketing costs
• F&B volumes

between peak and shoulder periods.

Therefore, a serious buyer should analyse at least 36 months of monthly operating data rather than relying on one annual occupancy number.

Recommended analysis:

Due Diligence Checklist for Buyers

Before committing ₹75 crore or signing a binding transaction document, a professional legal, financial and technical due diligence should be undertaken.

Legal Due Diligence

• Title documents
• Chain of title
• Encumbrance certificate
• Survey records
• Mutation records
• Property card / land records
• Sale deeds
• Development agreements
• Joint venture agreements, if applicable
• Court cases/litigation
• Bank charges
• Existing mortgages
• Easements
• Access rights
• Land-use permissions

Hotel & Regulatory Due Diligence

• Hotel licences
• Trade licence
• Fire NOC
• Pollution/environmental approvals where applicable
• Health and sanitation approvals
• Food licence
• Liquor licence, if applicable
• Swimming-pool approvals
• Occupancy/completion certificates
• Building approvals
• Tourism department registrations
• Current hotel classification
• Music/event licences where applicable

Financial Due Diligence

Request:

• Audited financial statements
• GST returns
• Income-tax returns
• Bank statements
• PMS reports
• OTA statements
• Occupancy reports
• ADR reports
• RevPAR reports
• F&B revenue
• Event revenue
• Spa revenue
• Payroll
• Utility bills
• Maintenance expenses
• Property taxes
• Insurance
• Outstanding liabilities

Brand & Management Due Diligence

If the property is currently operating under the Ramada/Wyndham identity, specifically verify:

• Franchise agreement
• Management agreement
• Franchise term
• Termination provisions
• Transfer provisions
• Brand fees
• Marketing fees
• Reservation fees
• PIP obligations
• Required refurbishment
• FF&E reserve
• Change-of-control provisions
• Whether brand continuation is possible after sale

Key Investment Advantages

1. Established Hospitality Asset

The property already has an operating 65-key hotel platform.

2. North Goa Location

The Arpora–Nagoa location provides strong connectivity to Baga, Calangute and other major North Goa destinations.

3. Large Resort Footprint

Approximately 4,000 sq. m. gives the asset meaningful land and amenity infrastructure.

4. Multiple Revenue Streams

Potential income can come from:

Rooms + F&B + Events + Spa + Banquets + Ancillary Services

5. International Brand Association

The property is currently publicly identified as Ramada by Wyndham Goa Arpora, subject to verification of the contractual brand arrangement and transferability.

6. Tourism Growth

Goa’s tourism numbers demonstrated positive momentum through 2025, including particularly strong international-arrival growth.

Potential Risks

An informed investor should also consider:

Hospitality Cyclicality

Revenue can fluctuate significantly with tourism cycles.

Seasonality

Peak-season performance may not represent full-year performance.

Operating Costs

Hotels are manpower- and utility-intensive businesses.

Brand Costs

International hotel brands can involve franchise, marketing and reservation fees.

Capex

Rooms, bathrooms, F&B areas, pool equipment, HVAC, furniture and other hotel infrastructure require periodic replacement.

Regulatory Compliance

Goa hospitality properties can involve multiple licences and approvals.

Title & Land Issues

A large-ticket hospitality acquisition requires independent property-law verification.

Seller-Claimed Occupancy

The stated 75% occupancy should be independently verified.

Asking Price

₹75 crore is an asking price, not an independently established market valuation.

Who Should Consider This Property?

This opportunity may be suitable for:

Hotel Operators

An operator looking for an existing North Goa hospitality platform.

HNI / Family Office Investors

Investors seeking a larger hospitality asset rather than individual hotel rooms or small commercial units.

Strategic Hospitality Investors

Hotel groups seeking a North Goa presence.

Developers

Subject to applicable planning, zoning and regulatory permissions, investors may evaluate future repositioning or expansion possibilities.

Long-Term Hospitality Investors

Investors who understand hotel operating economics and are comfortable with seasonal cash flows.

Investment Thesis

The investment thesis can be summarised as:

Acquire an established 65-key hospitality asset in the Arpora–Nagoa belt of North Goa, close to Calangute and Baga, with an existing resort ecosystem comprising accommodation, F&B, pool, wellness and event infrastructure.

At the indicated ₹75 crore negotiable asking price, the initial headline acquisition cost is approximately ₹1.15 crore per key.

The investment becomes substantially more compelling if due diligence confirms:

1. Clean title
2. Strong historical occupancy
3. Sustainable ADR
4. Healthy RevPAR
5. Positive operating cash flow
6. Strong EBITDA/GOP margins
7. Limited deferred maintenance
8. Transferable brand/management arrangements
9. No significant hidden liabilities
10. Attractive stabilised yield

Suggested Buyer Valuation Framework

Rather than evaluating the property solely on ₹75 crore, buyers should calculate:

Yield on Cost

Stabilised EBITDA ÷ Total Acquisition Cost

Price per Key

₹75 crore ÷ 65 keys = ~₹1.15 crore/key

RevPAR

ADR × Occupancy

EBITDA Margin

Hotel EBITDA ÷ Total Revenue

Capitalisation Value

Stabilised NOI ÷ Appropriate Capitalisation Rate

A buyer should compare the resulting valuation with comparable North Goa hotel transactions and current replacement cost.

Frequently Asked Questions – FAQ

Is Grande Resort & Spa in Goa available for sale?

Yes. The property is being marketed based on an owner-quoted asking price of ₹75 crore, negotiable. The sale price, ownership and transaction terms are subject to direct verification and due diligence.

Where is the resort located?

The property is located at 18/1, Nagoa, Arpora, Bardez, North Goa, Goa – 403516, on the Calangute–Mapusa Road.

How many rooms does the resort have?

The property has 65 rooms and suites according to current official and independent hospitality sources.

What is the size of the resort?

The current official property website describes the resort as occupying approximately 4,000 sq. m.

How far is the resort from Baga Beach?

The property is approximately 4 km from Baga Beach, although exact driving distance varies by route.

How far is it from Calangute Beach?

It is approximately 4 km from Calangute Beach according to current property information.

What is the asking price?

The seller’s indicated asking price is ₹75 crore, described as negotiable.

Is the ₹75 crore price verified?

No. It is an owner-quoted asking price supplied for this sale opportunity. Independent valuation should be undertaken before acquisition.

What is the occupancy?

The seller has represented approximately 75% occupancy, increasing to 100% during the season. These figures should be independently verified through hotel operating records.

What brand is the property currently operating under?

Current official hotel and Wyndham sources identify the property as Ramada by Wyndham Goa Arpora. Historical listings identify the property with the Nagoa Grande Resort & Spa name.

Is this a good investment?

It can be an interesting hospitality investment because of its established 65-key operation and North Goa location. However, whether ₹75 crore represents attractive value depends on verified EBITDA, occupancy, ADR, RevPAR, title, brand arrangements, capex requirements and other due-diligence findings.

Can the property be inspected?

Yes. For serious buyers, a physical inspection and document review can be arranged subject to seller availability and transaction protocol.

Final Investment Perspective

Grande Resort & Spa / Nagoa Grande Resort & Spa, Bardez, Goa represents a potentially significant North Goa hospitality acquisition opportunity.

The combination of:

65 rooms + approximately 4,000 sq. m. resort footprint + Arpora/Nagoa location + proximity to Baga & Calangute + pool + spa/wellness + F&B + event infrastructure + existing hotel operation

makes this a fundamentally different investment proposition from buying an individual Goa villa, apartment or land parcel.

The indicated ₹75 crore negotiable asking price should, however, be treated as the starting point for negotiations rather than the final valuation.

For a serious acquisition, the next step should be a professional hotel valuation and comprehensive legal, financial, technical and brand due diligence.

For Serious Buyers

Grande Resort & Spa / Nagoa Grande Resort & Spa, Bardez, North Goa

65-Key Resort | Approx. 4,000 Sq. M. | Near Baga & Calangute | ₹75 Crore Negotiable

For property details, site inspection and seller meeting coordination:

Sarthak Estates

Your Dream Property Is Just a Call Away

📞 +91-9958-959-555
🌐 SarthakEstates.com

Serious buyers only. Property documents and commercial details subject to verification and seller approval.

Grande Resort & Spa Goa for Sale | 65 Room Resort | ₹75 Cr

Grande Resort & Spa Goa for Sale

• Nagoa Grande Resort Goa for sale
• Resort for sale in Goa
• Hotel for sale in North Goa
• 65 room hotel for sale Goa
• Hotel property for sale in Bardez
• Resort for sale near Baga Beach
• Resort for sale near Calangute
• Hotel investment in Goa
• Hospitality investment Goa
• Hotel for sale in Arpora
• Nagoa hotel for sale
• North Goa hotel investment
• Goa resort investment
• 65 key hotel for sale Goa

 Grande Resort & Spa Goa for Sale – 65-Room Resort in Bardez at ₹75 Crore

Hotel + RealEstateListing + FAQPage + BreadcrumbList + OrganizationNorth Goa → Bardez → Arpora → Nagoa → Calangute → Baga → Candolim  Commercial / Investment / Hospitality Acquisition

Important 2026 Verification Note

Publicly available 2026 information identifies the property at the same Nagoa, Arpora address as Ramada by Wyndham Goa Arpora and confirms the 65-room configuration. Accordingly, marketing material should use the current legal/operating name alongside the former/alternate name only after confirming the exact ownership and brand structure with the seller.

📖 You May Also Like

Top 20 Gurgaon New Upcoming Residential Projects 2026

24 Aug 2026

Assotech Blith Gurgaon

07 May 2012

Godrej Connaught One CALL 9958959555

01 Jan 2026

Westin Residences, Gurugram

07 Jan 2025