Luxury Launch
DLF The Bayview Reis Magos Launch Expected in FY27; 60-65 Ultra-Luxury Villas at ₹40-60 Crore
DLF's "by-invitation" project, located on a 38-acre hill facing the Mandovi River in the Reis Magos area, will feature approximately 62 ultra-luxury villas priced between ₹40 crore and ₹50 crore each. DLF said its much-awaited luxury residential project in Goa is expected to be launched during the current financial year.
| Developer | DLF Limited |
|---|---|
| Location | Reis Magos, North Goa, on the northern bank of the Mandovi River in Bardez, Goa |
| Project Area | 60-65 villas on 38 acres |
| Configuration | 6 BHK and 8 BHK |
| Price Band | ₹40-60 crore per villa |
| Possession Timeline | June 2028 |
| RERA Registration | PRGO04221606 |
| Project Status | Expected to be launched during the current financial year (FY27) |
| Significance | DLF's first super luxury residential project outside the NCR |
| Expected Sales Contribution | Estimated to contribute around ₹2,000 crore, or nearly 10%, of the company's FY27 sales guidance |
Project Overview
DLF The Bayview is an ultra-luxury residential project in Reis Magos, North Goa featuring exclusive villas with 5, 6, and 8 BHK configurations and water view mansions. The development spans 38 acres and is designed for those seeking elegance, exclusivity and breathtaking views with convenient access to beaches and cultural landmarks.
DLF's Goa debut is the state's most expensive villa launch ever: just 62 ultra-luxury 6 and 8 BHK homes on plots of 1,100–2,700 sq yd along the Mandovi-facing Reis Magos ridge.
Product and Pricing
Each villa at DLF The Bayview features authentic Spanish architecture with premium woodwork, intricate detailing, and expansive layouts ranging from 11,000 to 17,000 sq.ft. The Basement + Ground + First + Terrace structure ensures maximum privacy and space optimization, while private infinity pools and lounge areas create personal sanctuaries for residents.
The project is located on 38 acres in Reis Magos, North Goa, overlooking the Mandovi River, with pricing of ₹40-60 crore per villa.
Amenities and Features
The project offers panoramic views of the Mandovi River and Arabian Sea, creating a perfect harmony between luxury architecture and natural beauty.
All villas are east-facing for optimal sunlight. The clubhouse spans 3 acres, offering state-of-the-art amenities. Each villa includes a private, infinity-edged pool. Villas include amenities such as jogging track, skating rink, net cricket, tennis court, as well as party lawn, multipurpose hall and amphitheatre.
Location and Connectivity
Strategically located in Bardez, North Goa, DLF The Bayview enjoys unparalleled connectivity to Goa's most famous beaches, with Candolim Beach just 5 minutes away and Nerul Riverside at 3 minutes distance.
The village of Reis Magos which sits on the bank of the river Mandovi is seen as an upcoming area for real estate investment in Goa. Its accessibility and natural beauty are some reasons that make it perfect for a real estate investment.
The location offers proximity to popular beaches including Candolim (4 km), Baga (10 km), and Calangute (12 km).
Market Context
The top luxury villa projects in Goa now span an extraordinary band: from ₹1.96 crore for a ready 3 BHK in Candolim to ₹40–60 crore for DLF's 62-villa debut at Reis Magos, the costliest villa launch the state has ever seen.
Goa home prices jumped 66.3% year-on-year in 2025 with villas above ₹15 crore leading the surge, while Assagao, Siolim and Morjim have clocked 25–30% annual appreciation and over 60% growth since 2020.
Launch Timeline and Status
DLF said its much-awaited luxury residential project in Goa is expected to be launched during the current financial year. A PIL is pending resolution before formal launch within FY27.
With construction currently in progress and possession scheduled for March 2027, DLF The Bayview stands as a landmark development offering exceptional long-term value appreciation.
Possession is expected in June 2028.
Frequently asked questions
What is the project status as of September 2026?
DLF said its much-awaited luxury residential project in Goa is expected to be launched during the current financial year (FY27). A PIL is pending resolution before formal launch within FY27.
Why is this project significant for DLF?
This is DLF's first super luxury residential project outside the NCR, setting a new benchmark in the segment. The project is estimated to contribute around ₹2,000 crore, or nearly 10%, of the company's FY27 sales guidance.
What villa sizes and configurations are planned?
The project will feature 6 BHK and 8 BHK configurations. Each villa features authentic Spanish architecture with premium woodwork, intricate detailing, and expansive layouts ranging from 11,000 to 17,000 sq.ft.
How many villas will the project have?
The project will have 60-65 villas.
What are the amenities at The Bayview?
The clubhouse spans 3 acres, offering state-of-the-art amenities. Each villa includes a private, infinity-edged pool. Villas include amenities such as jogging track, skating rink, net cricket, tennis court, as well as party lawn, multipurpose hall and amphitheatre.
How close is the project to Goa's beaches?
DLF The Bayview enjoys unparalleled connectivity to Goa's most famous beaches, with Candolim Beach just 5 minutes away and Nerul Riverside at 3 minutes distance.