MARKOCIJA ESTATE
Markocija Estate, Umag–Buje Region – 148 ha of Prime Development Land
Offered Exclusively by Lumyo S.A.
Estate Overview
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
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
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)
Development Potential
Zoned & Structured for:
Luxury Resort Development
Golf Academy, Wellness Center, or Medical Resort
Eco-Tourism or Active Recreation Center
Ideal for high-end hotels, private villas, or branded hospitality projects
Opportunity for nature-integrated experiences, cycling, hiking, or sustainable stays
Supports golf training, spa retreats, and year-round health tourism
Buffer and golf zones allow for potential future expansion
Golf Development
Designated Golf Development Zone: The property includes a state-designated golf development zone (Zone R1), formally outlined within local urban planning documents.
Concession-Eligible Land Parcels: The golf zone is composed of land owned by the State or the City of Umag, available to developers through a formal concession process.
Recognized Strategic Priority: Golf tourism has been identified as a strategic development goal by local authorities, aligning with broader regional tourism initiatives.
Year-Round Golfing Potential: Istria’s mild Mediterranean climate—averaging 24°C in summer and 5°C in winter—supports uninterrupted year-round golf, appealing to northern European markets.
Undersupplied Regional Market: With only one existing golf course in all of Istria, the region offers significant opportunity for first-mover advantage and long-term growth in golf-related tourism.
Just 5 km from Markocija – the Historic Hilltop Town of Buje
Planning & Permits
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
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
Proximity & Access
