A fully planned 7,704 m² coastal site split into six plots with privacy and protected view lines. The layout fits local rules and Istrian character; access and services are defined. Each plot is planned for a home with a private pool and uninterrupted sea views.

You get a feasibility, parcel plan, road design, and a transparent cost model. Land is priced at EUR 1.2M; total project envelope about EUR 4.7M. Two exits: build and sell homes (~EUR 7.2M), or resell serviced plots with planning (~EUR 1.5M).

The dossier is lender-ready and city-ready: risks named, steps sequenced, time-to-market short. Most uncertainty is removed—move straight to decisions and siteworks.

Six detached homes on six plots; total planned 1 669 m² across the houses. Each plot is set up for a private pool and a simple, durable build. Footprints and setbacks are drawn so contractors can price fast. Small area variants are included, so you can scale a house without reopening the whole plan.

Parcellation follows municipal rules for detached family houses with standard heights and setbacks. Minimum plot sizes are met. The dossier points to the governing articles on the plan. We also tested a stricter case so the concept still works if rules tighten.

Plots follow protected sightlines so roofs never cut the horizon. Spacing and planting keep neighbors out of view. Height limits are written into the plot notes. A simple maintenance plan keeps trees from growing into the view.

Access ties into the public road; internal routes are set. Gradients and turning radii work for delivery and fire access. Phasing lets you build houses while final surfacing follows. Utility corridors run with the road so future works don’t disturb finished gardens.

Parcel 776 totals 7 704 m²; cadastre confirms edges. Subdivision lines show areas and key dimensions per plot. The pack includes what a surveyor needs to file. Corner points and road widths are marked to avoid disputes later.

Vacant coastal land positioned for value. The goal is clear parceling, easy access, and homes that balance privacy and community. No demolition delays or legacy structures. Cut/fill is light, keeping siteworks simple.

Passive-first approach with natural ventilation and thermal mass; PV-ready roofs. EV charging and e-bike points are planned. Meter locations and routes are shown for clean installs. Operating costs stay low by design.

Water supply is nearby; foul sewer tie-ins are planned; stormwater handled on site. Swales and soakaways follow the slope so water stays within the boundary. Overflow routes are defined for heavy rain. Road crown and crossfall are fixed for predictable drainage.

Current project envelope ~EUR 4.6–4.75M (incl. VAT). Drivers are structure, envelope/roof, MEP, surrounds, and professional fees. Unit rates and quantities are broken out so bids compare like-for-like. Sensitivity tests show impact from material and financing changes.

Cadastral parcel and borders mapped; standard title and easement checks flagged. A closing checklist ties title, access, and utility confirmations to milestones. Template clauses are suggested to protect timelines. No surprises at notary.

Homes take east–south–southeast light; terraces and pools face the sea. Shading from neighbors and planting was tested at peak sun. Morning and late-afternoon sun are both captured. Summer overheating is handled with simple external shading.

Telecom, electricity, and municipal water/sewer routes are identified; a local substation upgrade is noted. Responsible utilities and contact points are listed to start applications quickly. Lead times are estimated so sequencing stays realistic. Drawings include the node locations installers ask for.