Samarth Bajaj’s debut project Sanctuary in Siolim, under his luxury brand Boheim, reimagines Indian real estate as sensory, artisanal and narrative-driven. Designed by Gauri Khan, the 11 villas use indigenous plants, tactile natural materials and a custom fragrance to engage all five senses, while celebrating Indian craftsmanship and positioning Boheim as a Global Indian Luxury Living brand.
Samarth Bajaj grew up watching his father sketch buildings for hours at his desk. Suresh Bajaj runs Shiv Shakti Constructions, a real estate company with over six decades of history. His mother, Bunty Bajaj, runs Krsala, a jewellery company. His sister Miheeka Bajaj, married to actor Rana Daggubati, holds a Master's in Interior Design from Chelsea University and founded Dew Drop Design Studio. His wife, Sasha, is the sister of fashion designer Kunal Rawal, which partly explains how Rawal ended up as a Boheim collaborator.
Boheim, the luxury real estate brand Samarth Bajaj founded, positions itself as a global Indian luxury living brand, with its logo a Brahma Bee — an allegorical union of the bee and the Brahma Kamal. Sanctuary is its debut project: 11 villas in North Goa’s Siolim, designed by Gauri Khan and built around all five senses. Every plant species on the property is indigenous. Every material — from bamboo shingles and natural stone to lime-washed walls and micro-concrete surfaces — was chosen for tactile engagement. A custom fragrance called The Baugh, composed of notes scientifically associated with calm, runs through the community.
Six more projects are confirmed in Goa over the next 24 months, alongside GAIA in Alibaug, positioned to become one of India's first WELL-certified residential developments, in collaboration with Sanjay Puri, Abu Jani and Sandeep Khosla, and Gensler. During an exclusive conversation with Robb Report India, we spoke to Bajaj about all of it, and more.
Samarth Bajaj: I vividly remember my parents constantly hosting people and our house being filled with laughter, endless banter, and even the occasional fight — all of which account for some of the fondest memories of my childhood. There is a quote I read a long time ago: "Home is the nicest word there is”. It is a fairly simple line, but it remains the best definition of home I have ever come across. It became the foundation of everything you see at Boheim and Sanctuary.
From there, I had an issue with the story of real estate in our country being reduced to numbers. The artistry of the industry rarely gets a mention. I wanted to change that narrative, to speak about India's architectural prowess — which spans millennia but has somehow gotten lost along the way — and to give credit to the countless artisans practising crafts passed down through generations, who are often reduced to being called labourers. Anytime you create something that strays off the beaten path, you are bound to encounter resistance. There were many no's I had to hear. After years of believing, you now see Sanctuary in brick, mortar, and many other materials — something that once existed only as an idea inspired by a quote.
SB: When we first embarked on this project, Siolim was still considered one of Goa's best-kept secrets. Today, it has evolved into one of the state's most coveted village destinations. As North Goa's largest village, it is defined by sweeping expanses of lush paddy fields, undulating hills cloaked in private forest land, and an intricate network of serene water bodies. The land on which Sanctuary stands is embraced on three sides by breathtaking hills and dense forest — perhaps one of the few places in Goa that offers this level of immersive natural landscape while remaining just minutes away from the highway, MOPA Airport, and some of Goa's finest restaurants and bars. Sanctuary was never conceived as a response to a trend. It has always been, above all else, a labour of love.
SB: Real estate is far from being a one-man show. It takes a village. My mother and father led by example — both are incredibly detail-oriented and possess immense experience in the worlds of design and real estate. It was under their guidance that the team and I were able to complete Sanctuary with the level of detail we had hoped to achieve. If your team sees that you are leading by example rather than simply instructing them, they understand how earnest your intentions are and quickly follow suit.
SB: What I admire most about Gauri is that she is not bound by conventional design norms. She is always willing to explore multiple possibilities and push the envelope. Many formally trained architects, while exceptional at their craft, are naturally guided by the boundaries of practicality. She approaches design with a remarkable sense of openness and instinct — always looking to do more, go bigger, think bolder. She also possesses an inherent understanding of luxury that is incredibly rare. At Boheim, we are insistent that no two projects will ever carry the same design language, and having her on board helped us establish that from the very beginning.
SB: They are India's original storytellers. Through their designs, garments, and brands, they have not only been telling India's story for decades — they have actively shaped it. Their understanding of Indian craftsmanship and Indian luxury is unparalleled. Together, we have created what we call Indian branded real estate. For far too long, we as a nation have been enthralled by everything from the West. Today, the world is finally enchanted by India, and India itself is once again discovering the beauty of its own identity. Materials and architecture help us build our homes. Gauri Khan, Abu Jani Sandeep Khosla, and Kunal Rawal give our story a voice that resonates far and wide.
SB: My conviction comes from the belief that real estate is an art form first and an industry later, not the other way around. It brings together an extraordinary range of artisans — from architects and carpenters to intricate tile layers, furniture designers, painters, textile artists, ceramic artists, and potters. Indian craftsmanship has always existed at the centre of real estate. Its contribution has simply gone unacknowledged for too long. Placing it at the centre of Boheim demands only that we give credit where credit is due. It also demands that in a world constantly searching for shortcuts, we take none.
SB: Over the next 24 months, we will bring six new projects to Goa: Eden, Duo Paraiso, Le Château, The Ballad Angela, The Ballad Cleopatra, and The Ballad Ophelia. We are also preparing to unveil GAIA in Alibaug — poised to become among India's first WELL-certified residential developments, conceived in collaboration with Sanjay Puri, Abu Jani and Sandeep Khosla, and Gensler. We are not merely building spaces. We are shaping narratives, experiences, and lifestyles that resonate with a new generation.