From raw parcel to a defensible buy verdict.
Every gate, score, and rupee in Praedium traces back to a named input or rule. Below is the full spec.
1. Developability gates
Four hard gates run before any economics: Zone, Conversion, CRZ, Title. A fail on any gate forces a No-Go verdict regardless of score — Orchard / Agricultural / Natural Cover zones, active CRZ ban, unconverted land with high-risk conversion, or disputed title.
- Zone (Goa TCP Act): only Settlement S1–S4 permits villa use.
- Conversion / Sanad (Land Revenue Code Sec 32): NA conversion required.
- CRZ (CRZ Notification 2019 + GCZMA): ≥200m from HTL, ≥100m from river.
- Title (Form I & XIV, mutation, encumbrance, comunidade, mundkar).
2. Villa-yield engine
Two layouts evaluated in parallel: 2 villas on a rectangle (split along the long axis with direct frontage to each), or 4 villas on a square (quadrant grid served by an internal access spine).
Each sub-plot must clear ≥300 sqm and ≥8 m road frontage. Setbacks consume a perimeter band; the 4-villa case additionally consumes an internal access road.
3. FAR scenarios
60%, 80%, and 100% FAR are modelled and validated against the parcel's zone and size. Settlement S2 plots ≤4,000 sqm typically cap at 0.8; >4,000 sqm reduce to 0.6. Scenarios exceeding the zone cap are flagged red, never silently allowed.
4. Scorecard
A transparent weighted score across nine factors — zone, sanad, title, CRZ, access, shape, topography, utilities, micro-market — with each factor showing input, weight, and contribution. Hard-gate failures override the score with a forced No-Go.
5. Max-justifiable price
Back-solved from: total saleable BUA × villa ₹/sqft sale − construction cost − approvals/marketing/finance (8% of revenue) − target margin. Output is the maximum land price (total and ₹/sqm) consistent with hitting your target return. Compared head-to-head with the asking price to surface negotiation headroom or overpay warning.
6. Local verification required
Praedium models the rule-set as it is published. Final go/no-go always requires local sign-off — TCP confirmation, Collector for conversion, GCZMA for CRZ, and a full title search.