Description
Exceptional development opportunity in Pantovčak, Zagreb’s most prestigious and strictly controlled residential district. This comprehensive offering includes 449m² of prime hillside land with clear title, existing registered structure, current building permits (approved February 2, 2021), and professionally engineered architectural plans for a modern 451m² multi-generational villa.
The property provides extraordinary flexibility for luxury family living, multi-generational accommodation, rental income generation, or premium resale development. Located in Zagreb’s equivalent of Beverly Hills, where strict zoning ensures lasting value and neighborhood exclusivity.
KEY HIGHLIGHTS
| Feature | Details |
|---|---|
| Price | €689,000 |
| Total Land | 449 m² |
| Living Space | 451.27 m² across 4 levels |
| Building Permits | Valid – Approved Feb 2, 2021 |
| Cadastral Reference | Registered – details on request |
| Residential Units | 3 independent apartments + basement |
| Rental Income Potential | €20,000-30,000 annually |
LOCATION
For over a century, Pantovčak has been Zagreb’s premier residential address, home to embassies, government officials, and Croatia’s most distinguished families. This elevated hillside neighborhood represents the pinnacle of Zagreb residential living.
WHY PANTOVČAK
- Historic Prestige: Home to presidents, ambassadors, and prominent business leaders
- Protected Investment: Strictly restricted development zone prevents overdevelopment
- Limited Supply: Properties rarely available due to high owner retention
- International Community: Surrounded by embassies and international schools
- Natural Beauty: Mature trees, park-like green spaces, mountain access
- Urban Convenience: 5 minutes to Zagreb city center
NEIGHBOURHOOD
- Walking distance to Medvednica mountain trails
- International schools (American International School, British International School)
- Diplomatic quarter and embassy residences
- Excellent public transport and highway access
- Complete municipal infrastructure and services
- Safe, family-friendly neighborhood with 24/7 security presence
COMPLETE DEVELOPMENT PACKAGE
This turnkey offering eliminates typical development risks and delays. Everything required to begin construction immediately is included:
Land & Title
- Total Area: 449 m² (Building: 178 m², Courtyard: 271 m²)
- Cadastral Parcel: Registered
- Land Registry: Clean and verified – details available upon request
- Title Status: Clear and verified, ready for transfer
- Current Structure: Existing 178 m² registered building
Building Permits & Documentation
- Building Permit: Rješenje o izvedenom stanju – Approved February 2, 2021
- Permit Reference: Fully approved – reference on file
- Issuing Authority: Grad Zagreb, Gradski Ured za Prostorno Uređenje
- Geodetic Survey: Complete cadastral documentation (April 2023)
- Survey Firm: Certified geodetic engineering firm
Architectural Plans
- Status: Complete professional design ready for construction bidding
- Included: Architectural renderings, floor plans for all 4 levels, elevations
- Design Style: Contemporary with white façade and warm wood accents
- Features: Floor-to-ceiling windows, private terraces, swimming pool
- Value: Saves €15,000-25,000 in professional design fees
Utilities & Infrastructure
- Water Connection: Easement formally registered
- Electricity: Easement formally registered
- Gas: Easement formally registered
- Sewage: Easement formally registered
- Road Access: Paved road with registered easements
- Documentation: All easements recorded in land registry
ARCHITECTURAL DESIGN
The approved architectural plans feature contemporary design with timeless elegance. The 451m² living space is distributed across four levels, creating a sophisticated multi-generational villa that maximizes the hillside location while respecting Pantovčak’s refined character.
Design Features
- Clean architectural lines with timeless elegance
- White façade with warm natural wood accents
- Floor-to-ceiling windows maximizing natural light
- Private terraces and balconies on each residential level
- Swimming pool and landscaped outdoor spaces
- Energy-efficient design meeting current EU building standards
Living Space Breakdown
| Level | Area | Description |
|---|---|---|
| Konoba (Basement) | 68.42 m² | Storage, utility, flexible living space |
| Stan 1 (Floors 1-2) | 205.98 m² | Two-story primary residence |
| Stan 2 (Floor 3) | 97.80 m² | Independent 2-bedroom apartment |
| Stan 3 (Floor 4) | 79.07 m² | Independent 2-bedroom apartment |
| Total Living Space | 451.27 m² |
Konoba (Basement Level) – 68.42 m²
The ground level provides essential utility infrastructure plus valuable bonus living space with direct access to the lower garden terrace.
- Storage and utility spaces for home systems
- Flexible bonus living area (approximately 45 m²)
- Full bathroom with shower
- Direct garden terrace access
- Potential uses: traditional wine cellar, home gym, workshop, entertainment room, home office
Stan 1 (Ground + First Floor) – 205.98 m²
Spacious Two-Story Primary Residence
Ground Floor (First Level)
- Open-concept kitchen, dining, and living areas with seamless flow
- Modern kitchen with island and high-end appliance provisions
- Guest bedroom suite with ensuite access
- Full bathroom with modern fixtures
- Expansive entertaining terrace with outdoor dining space
First Floor (Second Level)
- Two master bedroom suites (approximately 25 m² and 20 m²)
- Each suite with dedicated en-suite bathroom
- Walk-in wardrobe/dressing room
- Private balconies with panoramic views
- High ceilings and abundant natural light throughout
Stan 2 (Second Floor) – 97.80 m²
Independent 2-Bedroom Apartment
- Two spacious bedrooms (approximately 15 m² and 12 m²)
- Full kitchen with modern appliances and ample storage
- Combined living and dining area (approximately 30 m²)
- Full bathroom with bathtub
- Private balcony with city views
- Separate entrance capability for complete privacy
Stan 3 (Third Floor) – 79.07 m²
Independent 2-Bedroom Apartment
- Two bedrooms (approximately 14 m² and 11 m²)
- Full kitchen with modern appliances
- Combined living and dining area (approximately 25 m²)
- Full bathroom with shower
- Private balcony with mountain views
- Separate entrance capability for complete privacy
INVESTMENT ANALYSIS
Multiple Revenue Strategies
Option 1: Owner-Occupied with Rental Income
Live in the spacious 206 m² two-story main residence (Stan 1) while generating rental income from the two upper apartments.
- Stan 2 Rental: €800-1,200/month (€9,600-14,400/year)
- Stan 3 Rental: €700-1,000/month (€8,400-12,000/year)
- Total Annual Income: €18,000-26,400
- ROI on Land Cost: 2.6-3.8% annually (before construction)
Option 2: Multi-Generational Family Living
Accommodate extended family with complete independence and privacy for each household.
- Parents in spacious 206 m² main residence
- Adult children or in-laws in Stan 2 (98 m²)
- Elderly parents or young professionals in Stan 3 (79 m²)
- Each unit with separate entrance, full amenities, private outdoor space
Option 3: Single Luxury Villa
Convert the entire building into a spectacular 451 m² single-family residence.
- Remove internal separations between units
- Create expansive entertaining spaces
- Multiple master suites for family and guests
- One of Zagreb’s largest private residences
Option 4: Develop and Resell
Complete construction and sell at premium pricing in Zagreb’s most exclusive market.
- Estimated Construction Cost: €500.000 to €550.000
- Total Development Cost: €1.189.900 to €1.239.900
- Comparable Sales (Pantovčak): €5.000/m²
- Potential Sale Price: €1.750.000
- Profit: approx. €500.000
MARKET ADVANTAGE
- Restricted Supply: Pantovčak properties rarely available due to strict zoning and high owner retention
- Protected Values: Limited future supply ensures long-term investment protection
- Consistent Appreciation: Zagreb’s premier zone shows steady value growth
- Time Savings: Architectural plans save €15,000-25,000 and 3-6 months
- Regulatory Certainty: Current permits eliminate approval delays and risks
- Immediate Start: Ready for contractor bidding and construction commencement
LEGAL & TECHNICAL
Property Specifications
| Land Registry | Clean and verified |
| Cadastral Parcel | Registered |
| Total Land Area | 449 m² |
| Building Footprint | 178 m² |
| Courtyard/Garden | 271 m² |
| Total Living Space | 451.27 m² |
| Building Levels | 4 (Basement + 3 residential floors) |
| Zoning | Residential (restricted development zone) |
| Current Status | Existing structure with permits for new construction |
| Access | Paved road with registered easements |
| Utilities | All connections available and documented |
Building Permit Details
- Permit Type: Rješenje o izvedenom stanju
- Legal Basis: Zakon o postupanju s nezakonito izgrađenim zgradama (NN 86/12, 143/13, 65/17, 14/19)
- Reference Number: Fully approved – reference on file
- File Number: Available upon request
- Date Approved: February 2, 2021
- Issuing Authority: Grad Zagreb, Gradski Ured za Prostorno Uređenje, Izgradnju Grada, Graditeljstvo, Komunalne Poslove i Promet, Odjel za Graditeljstvo
Geodetic Survey Information
- Survey Date: April 24, 2023
- Survey Firm: Certified geodetic engineering firm
- Licensed Engineer: Certified professional – details on request
- Elaborat Number: On file
- Purpose: Evidentiranje stvarnog položaja pojedinačnih već evidentiranih katastarskih čestica
- Status: Complete and verified by Gradski Ured za Katastar i Geodetske Poslove
IDEAL FOR
Families
Seeking Zagreb’s finest residential address with flexible multi-generational living arrangements and long-term value protection.
Investors
Pursuing premium development opportunity with immediate rental income potential in Croatia’s most exclusive residential market.
International Buyers
Wanting Croatia’s most prestigious residential location with established international community, excellent schools, and diplomatic presence.
Multi-Generational Households
Requiring complete privacy and independence for each family unit while maintaining proximity and shared outdoor spaces.
Developers
Looking for turnkey luxury project in exclusive micro-market with all approvals complete and architectural plans ready for construction bidding.
NEXT STEPS
This exceptional property offers a unique combination of location prestige, architectural quality, and investment flexibility rarely found in Zagreb’s luxury real estate market. The complete development package provides immediate clarity on costs and timeline, eliminating the typical uncertainties and delays associated with new construction projects.
Schedule Your Private Viewing
We invite you to experience this exceptional property in person and explore this remarkable opportunity. During your private viewing, you will:
- Walk the property and assess the hillside location
- Review detailed architectural plans and renderings
- Examine all legal documentation (permits, land registry, geodetic survey)
- Discuss construction timelines and contractor recommendations
- Explore financing options available for international buyers
- Ask questions about the development process and local regulations
Due Diligence Support
385 Real Estate provides comprehensive support throughout your due diligence process:
- Legal assistance with Croatian property law
- Financing guidance for international buyers
- Construction cost estimates and contractor referrals
- Permit verification and regulatory compliance review
- Property management and rental services (if applicable)
Complete Package: Land + Structure + Permits + Architectural Plans
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