Korcula
View
A private seafront apartment investment in Kučište, Pelješac —
first-row Adriatic apartments facing Korčula.
Confidential investor briefing · Asset reference: Kučište 104K
A scarce asset,
asymmetric upside.
Korcula View · Private Investment Opportunity · Kučište, Pelješac · Asset ref: Kučište 104K
First-row, structurally scarce
Existing first-row waterfront assets are structurally scarce due to Croatian coastal planning constraints. Croatian coastal planning law prohibits new construction within 70m of the shoreline — what exists cannot be replicated.
Construction prohibition ≤ 70m of coastlineLight intervention, high impact
Existing structure intact. Cosmetic upgrade — bathrooms, AC, furniture, photography and operational standardization. Operationally ready within one season.
€138K – €216K · 4–6 monthsProven market appreciation
Adriatic coastal real estate has shown strong price momentum. The model projects exit value using conservative, realistic and strong scenarios. Historical reference: +12.35% YoY in 2025 — not a guarantee.
Scenario-based projections 2026–2033Private syndicate, equity-only
No bank financing required. Equity-only round with preferred return — investors are paid first, then profit is shared above preferred threshold.
5% preferred · 75/25 LP/GP profit splitKučište 104K
Freestanding villa on the first row of the bay at Kučište, with direct access to the beach and pier. Four building levels, approximately 295 m² broker-listed residential area, split into six rentable units. Registered plot includes approximately 369 m² of yard/outdoor area, including parking/access and exterior spaces. Converted to studio apartments; legalization reported as complete — to be verified in due diligence.
Asset Profile
Unit Configuration · 6 Rentable Units · Areas per Oikos Listing & Legalisation Plans
Per-unit areas are calculated from listed floor totals and the symmetrical layout shown in the legalisation plans; final areas to be verified during due diligence. Terrace areas are not included in interior m².
Interior State · Renovation Potential
Bathroom current state
Functional but dated wet rooms; renovation scope includes bathroom refresh and hospitality-grade finishing.
Bedroom / living area
Existing interiors are usable but require furniture, lighting and styling upgrades to reach premium rental standard.
Terrace / sea-facing outdoor space
Sea-facing terraces and outdoor areas are the core guest-experience upside.
The structure.
Deal Terms
Investment Breakdown
Indicative total project cost breakdown
- Acquisition price
- Renovation & furnishing
- Transaction & legal
Indicative scenario-based figures. Not guaranteed. Subject to full memorandum, due diligence and final legal structure.
Cashflow Waterfall · Per €100K Equity
Distribution structure — Indicative, Sc. C
Per €100K equity — investor first receives preferred return of 5%/yr, then full capital at exit, then 75% of upside. Figures indicative for scenario C (~10% IRR, realistic).
Indicative scenario-based figures. Not guaranteed. Subject to full memorandum, due diligence and final legal structure.
Scenario Returns
Indicative investor outcome per €100K equity
- Conservative
- Realistic
- Strong
Indicative scenario-based figures. Not guaranteed. Subject to full memorandum, due diligence and final legal structure.
Exit Value Projection
Asset value from €950K basis · 3 scenarios
- Conservative
- Realistic
- Strong
Indicative scenario-based figures. Not guaranteed. Subject to full memorandum, due diligence and final legal structure.
Returns per €100K.
Indicative figures, after preferred return and 75/25 profit split. Full model with occupancy, ADR and sensitivity analysis available in the memorandum.
Indicative scenario-based figures. Not guaranteed. Subject to full memorandum, due diligence and final legal structure.
Timeline · From closing to exit
What could go wrong.
A disciplined investment requires an honest assessment of risk. The following factors are material to the investment decision and should be reviewed carefully alongside the full memorandum.
This is an indicative investor briefing, not a prospectus. No independent verification of asset claims has been completed at this stage. Due diligence is the sole responsibility of the investor and their advisors.
Acquisition Price Sensitivity
Final acquisition price subject to negotiation. A price above target (€875K ceiling) materially compresses returns across all scenarios.
Hard price ceiling pre-agreed in LOI. Walk-away clause in term sheet.
Renovation Budget Overrun
No detailed technical inspection or installation plans available at this stage. Renovation scope and budget (€138K–€216K) are indicative pending full survey.
Structural survey and contractor quotes as condition precedent to funding. Contingency reserve included in model.
Seasonality & Occupancy
Adriatic demand is heavily seasonal. Low-season occupancy (~10%) significantly impacts annual cashflow. Break-even is modeled at ~32% blended occupancy.
Dual-platform pricing strategy. Revenue management tools. Conservative scenario stress-tested.
Local Operations & Execution
Quality of local cleaning, maintenance and guest management is critical for ratings and repeat bookings. Remote management increases execution risk.
Local property manager to be contracted pre-opening. Performance SLA in management agreement.
Legal & Tax Due Diligence
Legalization status, tourist licenses, SPV structure, Croatian property tax and VAT treatment all require independent legal and tax review. No representation is made at this stage.
Full legal due diligence as condition precedent. Croatian real estate counsel to be appointed.
Exit Liquidity & Market Risk
Waterfront property is illiquid by nature. Exit timeline (year 7–10) is indicative. A sale may take 12–24 months. Market conditions at exit are unknown.
Long hold horizon reduces timing risk. Multiple exit routes modeled: trade sale, refinancing, partial exit.
Three steps.
Express Interest
Complete the form below. No commitment — simply an indication so we can share the memorandum and financial model.
Receive Full Investor Memorandum
Detailed financials, sensitivity analysis, legal structure, due diligence package and full floor plans. Shared manually after review.
Schedule an Intro Call
Purpose: answer questions and assess mutual fit. No obligation on either side.
A conversation by invitation.
This document is confidential and intended solely for the addressee. It contains indicative figures, not an offer to participate; participation only on the basis of the full memorandum.
Request the Investor Memorandum
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