Istria · Umag, Buje Region
MARKOCIJA ESTATE
Umag, Buje Region - 148 ha of Prime Development Land. Offered Exclusively by Luymo S.A.
Estate Overview
148 hectares, fully zoned.
- Total Land Area
- 1,480,195 m² (approx. 148 hectares)
- Location
- Between Umag and Buje, Istria - 5 km from the Adriatic
- Project type
- Golf course, hotel, and tourism settlement
- Views
- Adriatic Sea, Dolomites, and the historic hilltop town of Buje
- Topography
- Gentle 25 m elevation rise, ideal for golf and resort design
Land Composition
Zoning breakdown
| Zone | Area (m²) |
|---|---|
| Golf Zone R1 | 999,800 |
| Building zone A | 28,704 |
| Building zone B | 62,348 |
| Building zone C | 43,436 |
| Green Zone | 124,275 |
| Buffer Zone | 221,632 |
- Golf Zone R1999,800
- Building zone A28,704
- Building zone B62,348
- Building zone C43,436
- Green Zone124,275
- Buffer Zone221,632
Ownership Breakdown
- Privately Owned: 1,058,158 m²
- State/City Owned (concession-eligible): 406,403 m²
- Other Private Owners: 15,634 m²
Zoning & Development Parameters
Defined capacity across three building zones.
- Zone A (Max. 250 beds)
- kis 0.8 | kig 0.3 | Max Height 8.5 m (2 floors)
- Zone B (Max. 500 beds)
- Hotels kis 1.5 | kig 0.5 | Height 15 m (3 floors). Other buildings: kis 0.8 | kig 0.3 | Height 8.5 m (2 floors)
- Zone C (Max. 200 beds)
- Hotels kis 0.6 | kig 0.3 | Height 15 m (3 floors). Other buildings: Height 8.5 m (2 floors)
Gallery
Istrian woodland and coastline.
Gently rising terrain between Umag and Buje, five kilometres from the Adriatic.
Development Potential
Zoned & structured for
Luxury Resort Development
Ideal for high-end hotels, private villas, or branded hospitality projects.
Golf Academy, Wellness Center, or Medical Resort
Supports golf training, spa retreats, and year-round health tourism.
Eco-Tourism or Active Recreation Center
Opportunity for nature-integrated experiences, cycling, hiking, or sustainable stays. Buffer and golf zones allow for potential future expansion.
Golf Development
A first-mover golf opportunity in Istria.
- Designated Golf Development Zone (Zone R1), formally outlined within local urban planning documents.
- Concession-Eligible Land Parcels: golf zone is State/City of Umag-owned, available via formal concession process.
- Recognized Strategic Priority: golf tourism identified as a strategic development goal by local authorities.
- Year-Round Golfing Potential: Istria's mild Mediterranean climate (avg 24°C summer / 5°C winter) supports year-round golf.
- Undersupplied Regional Market: only one existing golf course in all of Istria, first-mover advantage.
Just 5 km from Markocija, the Historic Hilltop Town of Buje
Planning & Permits
Documented and advanced.
- General municipal plan (PPU)
- Urbanistic plan (UPU)
- Detailed plan (DPU)
- Location permit
- Expired building permits for golf course, hotel, and tourism settlement
- €250,000 in prepaid municipal fees still applicable
Proximity & Access
Within six hours of 80 million people.
- Trieste (Italy) - 1 hr
- Pula (Croatia) - 1 hr
- Ljubljana (Slovenia) - 1.5 hr
- 5 km from Buje
- 7 km from Umag
- Direct access from A9 motorway
- Macadam road connection in place
Documentation
Download the Full Development Brochure
Explore the architectural concepts, parcel layouts, development potential, and zoning maps, all in one curated guide.
Enquiries
Enquire about Markocija Estate
Each opportunity is offered on an exclusive, verified basis. Speak directly with our team about documentation, access, and acquisition.