FAQs

The cluster of villages that we collectively refer to as Alibaug have been growing at a rapid pace and are home to a vibrant, thriving community. A most attractive feature is its proximity and access to Mumbai, making Alibaug an ideal location for new holiday-home owners. Today, Alibaug is viewed as a luxurious extension of Mumbai, akin to what the Hamptons are to New York City.

Palmore, having established its foothold in the local community since 2001, has access to the best parcels of land and chooses its plots with foresight on future developments. Our knowledge of who your neighbours will be years down the line, along with ties to the village panchayat, bodes well for your privacy and security.

An example of Palmore’s commitment to bringing value to people’s lives is reflected in our creation of organic vegetable and fruit gardens on each of our plots. Today more than ever, people have realised the value of eating clean, and having access to their own supply of steady organic produce. Managed by our team, we ensure nature’s bounty reaches your Alibaug kitchen, and its delivery to your Mumbai residence once back in the city.

Yes, it is absolutely safe and we can go one step further to ensure that security. This assurance to buyers stems from the fact that we have had an active presence in Alibaug for the last 15 years, which ensures our local network is strong. Additionally, our relationship with the village administration and sarpanch are very positive. Our long-term presence in the area has resulted in a friendly, mutually hospitable relationship with the locals. In fact, all our caretakers are always only from the villages, cementing our sense of community and positive impact. Additional features, like electronic cameras with a direct feed to your mobile device, are opt-in amenities should you wish to invest in them. It’s safe to say that in our experience with various buyers, we have never once faced security issues with any of our homes.

The distance between Mumbai and Alibaug is 92 km. The journey by car takes about three hours. The distance from the jetty at The Gateway Of India to the jetty at Mandwa is about 60 nautical miles and takes about 25 minutes by speedboat and about 60 minutes by the public ferry. Book yourself (link to Connectivity section of Contact page) a speedboat from amongst the many service providers available, and board from jetty number 5 opposite The Taj Mahal Palace Hotel in Colaba.

The price range for our homes varies. Some of the factors that influence price are square footage of land, the actual built-up area of the villa and footing, the aesthetic material finish of the villa and amenities provided. Our homes range between INR 6 Crore to INR 21 Crore.

No it will not. No two Palmore homes will ever be the same. One of our core values, namely – design excellence, drives us to ensure that each and every Palmore home is unique. We believe that a discerning audience looking to buy a home in Alibaug does not want to be one of many, and would rather invest in a property that is one of a kind. It is that desire that we are aligned with, driven by and consistently deliver.

Yes you can. Once all permissions have been sought and granted, any land classified as “non-agricultural land” can be purchased by anybody irrespective of whether they are farmers or not. At Palmore, we ensure all such permissions have been sought and granted before making the sale, ensuring that you as a buyer need not worry.

The land we choose is always secluded yet easily accessible. The views you experience today from your Palmore home is what you will experience in the future. We endeavor to select all our land keeping this essential in mind. The zone we choose does not permit for buildings to be built around our homes, so you never have to be concerned about buildings looming over your garden or swimming pool. Make sure you check the zone you are in, and that it is not in a gauthan zone, which due to the FSI available, allows for a developer to build more in terms of square footage on the land. For a holiday home buyer, however, that home will almost certainly have buildings around it in the very near future.

Stamp duty is a tax levied on land transactions, and is therefore applicable. The purchaser of land pays the stamp duty at the time of purchase to the relevant Government authority. Currently, the stamp duty is at 6%.

At Palmore, we select land that has water reserves in its underground tables or has the potential thereof. Once we purchase the land, we ensure rainwater-harvesting techniques are used throughout the plot to allow for the surface water to collect in underground tables during the monsoon. Then, by constructing borewells, we tap the water stored in those underground tables, to ensure our villas have a steady stream of potable water throughout the year.

We build our own electricity transformers that are connected to each villa through underground power lines to ensure that each home has a constant supply of power. Pre 2020, the main sub-station for power was situated more than 20 km away. Today the village of Awas (where most of our homes are situated) has its own power sub-station ensuring a steadier stream of electricity with far less outages. In addition to the former, our homes come with a dedicated generator room away from the main villa, easily accessible by staff so that guests never go without power. While power had been a major issue in the past, today due to the above sub-station a steady supply is the “norm” another step forward for infrastructure in the region.

Your monthly expenses are primarily limited to your electricity usage, the rate per kilowatt of which is the same as in Mumbai. You do not have to pay for water consumption, as your water will be accessed directly from a borewell on your land. Additionally, we manage maintenance of your grounds and ensure all utilities are in order through our annual maintenance contracts, which is free for year one, after which together we design a package bespoke to your homes needs.

Yes we will. Our in-house finance executive will help you through the entire procedure.

Back in 1967, when it was virgin territory, one could purchase land for INR 3-5000 per acre. Today, that same land is valued at INR 5-6 crore per acre. The area is now seeing an influx of sustainable infrastructure—including schools, hospitals, wellness resorts and restaurants as well as better roads and connectivity through speedboat, the Ro-Pax ferry services and the Mumbai Trans Harbour Link. We see these factors as further enhancing the value of the land, and as a direct result, your home.

You can engage the services of a Mumbai-based solicitor’s firm specialising in land transactions, and they can conduct a search going back up to 50 years. This is highly recommended. At Palmore, we have already conducted searches and are happy to furnish our buyers with all the necessary information.

Also, If you have the Survey or Gut Number of the land you wish to check for, you can visit the Government website (Here)

Select > Konkan Select > Raigad Select > Alibaug Select > Awas (or the name of the village wherein the land you wish to check for is situated). The search will produce the 7/12 extract or Satbara, which is an extract from the Land Register maintained by the Revenue Department of the Government of Maharashtra. In rural areas the ownership of a particular plot of land can be established on the basis of the 7/12 extract.

With regard to the actual home, study the dimensions and sizes shown carefully. If not accurately represented, rooms and other areas may appear spacious on plans but, in reality, may be smaller than what you are used to. Also, ask questions with regard to materials to ensure you are getting the best quality, which consequently will ensure your home doesn’t have cracks later or any such structural issues.

In addition to the actual home, what will make your Alibaug experience special, is outdoor space, particularly the lawns, pool and landscaped areas. Make sure you have a clear understanding of size. Very often people are shown architectural plans without the proportions accurately represented, or, perhaps someone unfamiliar with how to read architectural plans may not get a clear idea of the amount of space available or the lack thereof. Make sure you visit the proposed site and walk through the plot prior to making any purchase decisions – preferably after the villa has been marked on site – so you get a clear idea of your home size, boundary wall location in relation to the plinth and the consequent amount of green space you will have to enjoy.

Furthermore, go on a weekend or holiday to get a good idea of the surrounding area. If it shares a boundary with a village home for example, is it noisy? If it’s located deep inside a village, is it difficult to access with traffic? Or, if it’s next to a public space like a cricket field or water body, where there are local markets and activities in the vicinity, could that perhaps be disturbing? These variables could have a negative impact on the peace and tranquility you should expect from your holiday home. In addition, and most importantly, check if there is a building being constructed next door to your plot or close by which will have its residents looking directly into your home. All of these factors are very easy to check, and should you have any trouble doing so, please allow our experts to guide you.

Very easily, and yes, Palmore will assist you through the procedure. Some homeowners in Alibaug today rent out their villas; options include four to six month short seasonal leases, or leases for short weekends. Our in-house team can assist you through this process and connect you to our preferred companies that manage villa rentals.

We do not. Evolving global architecture and interior design influences, along with our aim to perfect the Alibaug holiday home experience, doesn’t allow for a static design style. Instead, our constant learnings dictate how best to design each new villa to reflect the times we live in.

Where considerations range from climate and security to a personal preference, every client is unique and no one size fits all. A cookie cutter approach, while easier to execute, isn’t reflective of our ethos that puts design first. It also doesn’t do justice to the spirit of a place as unique as Alibaug, known for its beautiful residences by some of India’s best architects.

In the latest update of Development Control rules, the Coastal Regulation Zone (CRZ) proposes a classification of land much closer to the High Tide Line (HTL).

What this means for developments in and around Alibaug is that more of the coast will come into play. It will encourage the rise of homes, schools, commercial establishments and infrastructure, including plans to construct new jettys connecting beaches down the southern coast. Bringing the south into the fold bodes well for improved access, jobs, opportunities and sustainable livelihoods in our region.

The Palmore differentiator is rewarding, long term and on multiple levels. Two decades of regional expertise and our team on the ground ensures your Alibaug experience is better for it. At month six of the build, we onboard a caretaker for your home, trained by our team and partner facilities management team. His knowledge of every aspect, from the placement and position of pumps, underground tanks, pool mechanics, landscaping details and a lot more allows for complete management from day one of your move. What’s more: a maintenance contract ensures your villa’s technical needs are tailor made to your villa, land size and requirements.

Through our Custom Build offering, we apply our two decades of regional experience to construct a home tailored to preferences on budget and lifestyle on properties of half an acre and upwards.

A detailed breakup of commercials is prepared along with a schedule, benchmarked to each stage of the build process. Spread over instalments that are evenly phased, payments are contingent on meeting a 14-16 month delivery schedule.