Top Investment: 300,000 m² of land on a Kornati island with a camping project—two stretches of coastline!

A truly unique investment opportunity on the beautiful Kornati island of Žut

The property itself, owned by a Croatian d.o.o. (limited liability company), covers slightly more than 300,000 m² and extends as a long strip from the north to the south side of the island, providing access to the sea from both sides.

In addition to the property on the island of Žut, our client owns a small island called Veli Babuljaš, approximately 8,000 m² in size, located a few kilometers northeast of the main site. Even though there are likely few opportunities for development there, it is ideally suited as a base for water sports or perhaps even for a tiki beach bar!

The bay north of the property is the island’s main bay; it is home to the ACI Marina Žut, berths for recreational boats, and several restaurants.
One of these is the “Festa,” a very popular local spot (details can be found on the website www.zut.hr).
In addition to the restaurant and berths, “Festa” also offers glamping sites and accommodations.
This further illustrates the potential of the property itself, which is located in the same bay, two kilometers southeast of this site.

Glamping sites and temporary structures are permitted under the island’s current building permits.

Planning:
The general land-use plan for the area was adopted in 2003; a long hiatus followed before the detailed zoning plan was approved in 2019. This plan requires that a detailed urban development plan be drawn up before building permits are issued. The plans can be viewed in detail on the websites of the district and municipal administrations, or you can obtain them from us. In summary, they allow for limited development of the plots of land on the island designated as agricultural land.
We estimate that four or five buildings, each with an interior area of 100 m², can be constructed. These could serve as infrastructure hubs for a larger, open-concept accommodation area, which also offers the possibility of adding luxury accommodations in glamping or Bedouin style, for which no size restrictions apply.
Since the plan prohibits the construction of permanent accommodations within 100 meters of the shoreline, the shape of the property—which is widest in the middle (approx. 200 m)—proves to be an advantage.

Additional visualizations of possible development options:
The property also benefits from an approximately 60-meter-long waterfront in Žut Bay to the north (overlooking the marina and access from Zadar—see possible visualization below)
as well as a larger, 150-meter-long shoreline in the south.
This side faces the Kornati National Park, the Telašćica Nature Park, and the bays to the south (such as the location just a few kilometers away).
These areas are suitable as mooring sites for pontoons and as access points to the north, as well as for establishing a water sports center in the south.

Possible usage scenarios:
The property is currently zoned as agricultural land and is therefore subject to the corresponding restrictions of the municipal land-use plan. This allows for the construction of several buildings on the property, each with a maximum area of 100 m². As demonstrated by the example of the nearby glamping site developed by the owners of the “Festa” restaurant, forms of ecotourism are permitted here.
Since the current plan has been in development for twenty years, the potential buyer can either build within the parameters of the current plan or wait for further developments expected in the coming years—after all, the location offers excellent access to nearby national and nature parks.

“Landyacht” Case Study:
The Kornati Archipelago and Telašćica Bay offer nautical tourists—whether on motor yachts or sailboats—access to an unspoiled, protected coastal landscape and underwater world.
Croatia’s significant nautical tourism sector focuses, on the one hand, on picturesque old towns such as Hvar, Korčula, Dubrovnik, and Rovinj, and, on the other hand, on unspoiled nature and the numerous quiet, secluded bays along the coast.
Due to geographical conditions and time constraints, most charter guests opt for one destination or the other.
For guests seeking unspoiled nature and quiet bays, the Kornati Archipelago is the top choice. With this in mind, it makes sense to compare the option of a superyacht with the property on the island of Žut as competing offers.

As for the yacht: A new 120-foot motor yacht costs—including equipment and accessories such as water toys and dinghies—around 15 million euros. This option results in an annual diesel consumption of approximately 50,000 liters, as well as costs for a crew and significant maintenance expenses.

Access to the coast and infrastructure is provided by a small ferry.
Accommodations on the property can be arranged around the limited existing structures outlined in the current plan, supplemented by luxurious tents that offer an experience on par with what yachts provide.

In this way, the owner of “Zut”—for less money than the depreciation and operating costs of a 120-foot motor yacht would consume—can create a unique property that provides an environmentally friendly way to experience the beauty of this region. Furthermore, this property would appreciate in value—in stark contrast to the yacht alternative; hence the name “Land Yacht.”

The property is located on the island of Žut in the Kornati Archipelago. The island of Žut, which lies twelve nautical miles from Šibenik and seven nautical miles from Zadar, is one of the largest islands in a group of 143 islands.
The Kornati National Park, which comprises part of this archipelago and includes around ninety islands, is considered one of Croatia’s great natural treasures; the island of Žut itself lies just outside the national park’s boundaries.
Historically, these islands have been a popular travel destination since Roman times; even George Bernard Shaw was so impressed during his visit that he wrote: “On the last day of creation, God fashioned the Kornati Islands from tears, stars, and breath.”