A modern mobile home in Medulin

ORB Boutique Resort – an exclusive investment property in Medulin, Istria

Medulin, Istria, Croatia

Boho Lux Home – 72 m²

3 bedrooms | 2 bathrooms | large covered terrace

Home price: starting at 119,900 EUR net

ORB Boutique Resort is an intimate development comprising just eight homes, located in Medulin—one of the most recognizable resorts in Istria, Croatia.

The project combines the opportunity for private use of a vacation home with a professional rental management model. It is an ideal option for those seeking real estate on the Adriatic coast, both for personal use and for investment purposes.

Location – Medulin, Istria

Medulin is located in the south of the Istrian Peninsula and is one of the most popular coastal tourist destinations in this part of Croatia.

The ORB Boutique Resort project is located approximately 400 meters from the beach.

Another major advantage of the location is its excellent transportation links:

Pula – approx. 11 km,

Pula Airport – approx. 11 km,

Rovinj – approx. 40 km,

Rijeka – approx. 120 km,

Ljubljana Airport – approx. 190 km,

Zagreb Airport – approx. 274 km.

The immediate and wider surroundings feature beaches, restaurants, a marina, walking trails, and numerous tourist attractions in Istria.

An intimate resort—only 8 homes

ORB was designed as a small, premium resort.

The development will feature only 8 independent homes, surrounded by greenery and shared amenities.

The central part of the complex is a shared pool with a lounge area. The design also includes parking spaces and landscaped common areas.

According to the latest information provided by the operator, homes No. 2 and No. 8 are still available.

Boho Lux – 72 m²

The Boho Lux model has an area of approximately 72 m² and was designed as a comfortable vacation home intended for both private use and rental.

The layout includes:

3 bedrooms,

2 bathrooms,

a spacious living room with a kitchen,

large windows,

a covered terrace,

air conditioning,

and fully finished interiors.

The home is offered with the furnishings specified in the project specifications. Individual homes share the same standard of furnishings, but their prices vary depending on their location within the resort.

Price and Purchase Costs

The current price of a Boho Lux home is:

119,900 EUR net

The following must be added to the price:

Transportation: 4,500 EUR

Foundations, utilities, and connections: 2,500 EUR

The total cost before VAT is therefore:

126,900 EUR net

VAT must be added to the above amount at the rate applicable to the specific buyer and the structure of the transaction.

Additionally, the owner pays an annual fee for the lot in the amount of:

8,000 EUR net per year

as well as costs related to, among other things, utilities, insurance, and home maintenance.

Investment Model and Professional Rental Management

ORB is not a traditional purchase of a house along with land ownership.

The buyer becomes the owner of the house, while the use of the lot is based on a long-term agreement.

The currently stipulated period for using the lot is:

10 years + an additional 5 years.

After this period expires, a new agreement is planned to be presented. If the partnership is not continued, the owner retains ownership of the home and may relocate it to another location.

The developer provides professional rental management covering, among other things, reservation services, marketing, guest services, and property maintenance.

Guaranteed 8% return for the first 3 years

According to the current model presented by the project operator, ORB, the following is provided for:

An 8% guaranteed annual return for the first 3 years.

The detailed terms of the guarantee, the basis for calculating the return, and the method of settling costs will be specified in a separate agreement regarding rental management and the guaranteed return.

During the term of the guaranteed return, July and August must remain available for rental.

The owner may use the home for personal purposes outside the periods specified in the agreement regarding the guaranteed rental.

Construction Schedule

According to the current project schedule:

final permits: winter 2026/2027

preparation of the resort and infrastructure: Q1–Q2 2027

delivery and installation of the homes: Q2 2027

planned resort opening: Q2–Q3 2027

The project is currently in the process of obtaining the final approvals required to begin resort operations.

Payment Schedule

The purchase has been divided into several stages:

20% – reservation

payable upon signing the preliminary agreement.

40% – start of structural production

scheduled for approximately January 2027.

30% – next stage of construction and finishing

scheduled for around March 2027.

10% – final payment

scheduled for around May 2027, after completion and inspection of the home, prior to the handover of the keys.

Who is this investment for?

ORB Boutique Resort may be an attractive option for those seeking:

their own vacation home in Croatia,

a property located near the Adriatic Sea,

a project with professional rental management,

the option to combine personal use with rental,

an intimate resort instead of a large apartment complex,

an investment in the popular tourist market of Istria.

At the same time, it is important to note that this is a unique investment model: the property being purchased is a house, while the land is used under a separate, long-term lease agreement. The terms of the lease, the guaranteed return, and the conditions for private use of the house should be carefully reviewed before making a purchase decision.

Nestovia – Your Partner in Purchasing Real Estate in Croatia

Nestovia provides client support throughout the purchase process—from the initial presentation of the investment, through the analysis of available documentation and transaction terms, to the coordination of the purchase process.

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The standard business policy of the real estate team of NESTOVIA Ltd. is to arrange a tour of the property after the client has signed a standard agency contract. The signing of this agreement is a basic condition for continuing further activities related to the purchase of real estate, all based on the Real Estate Agency Act and the Data Protection Act.

The above offer is for information purposes only and does not constitute a commercial offer within the meaning of Article 66 § 1 of the Act of April 23, 1964 Civil Code (i.e. Journal of Laws of 2020, item 1740, as amended).

The point on the map is approximate and it does not indicate the exact address of the property or plot.