INVESTMENT PROJECT — Individual residential building in Prule, Ljubljana
407 m2 €407,000 Ready-made permit
1) Object and location
- Address: Trnovsko predmestje, Prule, Ljubljana
- Type: zazidljiva zemljišča (built-up area)
- Land area: 407 m2
- Price: €407,000
- Status: valid permit + paid utility fee
The house project
- Number of floors: P+N (single-storey with attic)
- Area: 184 m2 gross / 138 m2 net
- Parking: 2 parking spaces
2) Market analysis: Trnovo – Prule – Ljubljana
- Prestigious central location by the river Ljubljanica, walking distance to the center
- High liquidity and shortage of sites with permits
- For reference (2025): new houses in Prule €890k–€1.1m (≈€6,300–€7,500/m2 net); renovations €650k–€800k (≈€4,500–€5,800/m2)
3) Construction plan
- Architecture: A1 energy efficiency, large glazing, minimalism; options: swimming pool/sauna/winter garden
- Stages and terms (~10 months "turnkey"):
- 1 month — site preparation
- 1 month — excavation, foundation
- 3 months — box (walls, roof)
- 1 month — windows and facade
- 3 months — engineering and finishing
- 1-2 months — connection and input
4) Financial plan
- Costs: plot €407,000; project/tonne/permits €25,000; construction (138 m2 × €2,200/m2) €303,600; landscaping €25,000; unforeseen €35,000 — Total ≈ €795,000
- Income on sale: conservative €828,000; realistic €897,000; optimistic €966,000
- Profit/profitability: ~€33k (44%) / ~€102k (≈13%) / ~€171k (≈21%)
5) Implementation schedule (12 months)
- M1 — deal and start of work
- M2–M4 — excavation and construction work
- M5–M7 — windows, facade, roof, engineering
- M8–M10 — finishing
- M11 — finalizing and entering
- M12 — marketing/sales
6) Risks and protection
- Increasing the cost of materials — fixed-price contracts
- Delays — experienced contractor, time buffer
- Market decline — the premium segment is less volatile
- Sales are an alternative: renting out
7) Alternative strategies
- Sale of a finished project with a permit: 10-15% markup%
- Long-term rent: €3,000–€3,500/month (~4.5–5% per annum)
- Short-term (VIP) rental: €5,000–€6,000/month, high yield
Conclusion: a rare opportunity in Prule: a site with a ready-made permit, a strong central location and a transparent project economy. The expected return on sale is ~13-20%, and on lease — up to ~5% per annum.
