Villa For Sale In Marčana, Pula

Marčana Istria rustic house for sale with swimming pool and large land represents a rare real estate opportunity in Croatia, located just 9 km from the Adriatic Sea on an impressive 22,759 m² plot, ideal for buyers searching for a private villa in Istria, countryside estate near Pula, or investment property with development potential. This peaceful micro-location in the Marčana area offers an authentic Istrian village atmosphere, complete privacy, natural surroundings, and escape from urban noise, while still maintaining excellent connectivity to Pula, Istria’s coastal towns, beaches, restaurants, and full lifestyle amenities, making it highly attractive for both residential living and luxury tourist rental.

The property features a spacious 285 m² villa built in 2013, designed as a combination of traditional Istrian architecture and modern living standards, with partial stone cladding that enhances its rustic Mediterranean character while ensuring durability and timeless appeal. The functional two-level floor plan is optimized for comfort, space utilization, and seamless indoor-outdoor living, which is a key factor for high-end villa rentals in Istria and family homes in Croatia’s most desirable regions.

The interior design emphasizes a warm and inviting ambiance, blending natural wood elements with stone textures and rustic-style furniture, creating a premium countryside villa experience aligned with current trends in Istrian real estate and holiday home demand. The ground floor offers a large open-plan living area with kitchen, dining room, and living room connected directly to a covered terrace featuring a summer kitchen, ideal for outdoor dining and entertaining. This level also includes two spacious bedrooms with en-suite bathrooms, a guest toilet, and a storage room, ensuring functionality for both private use and rental guests. The first floor contains two additional bedrooms, each with its own en-suite bathroom, providing privacy and comfort for larger families or groups.

The exterior of the property is one of its strongest selling points, with an exceptionally large and carefully landscaped garden featuring olive trees and vineyards, enhancing the authentic Istrian lifestyle experience and increasing the property’s appeal for agritourism or luxury villa rental markets. At the center of the outdoor area is a 43 m² swimming pool with an electrolysis system, surrounded by a sunbathing area and complemented by a children’s playground, making it ideal for family-friendly tourism and high occupancy rental potential in Istria.

A significant added value of this property lies in the land size and development potential, as approximately 11,000 m² of the total plot is located within an undeveloped but designated construction zone of a residential area, offering opportunities for expansion, building additional villas, or creating a larger tourism project, which is highly sought after in the Istria real estate market.

The property is equipped with essential infrastructure including electricity, water supply, and direct access via an asphalt road, along with air conditioning for year-round comfort. It holds a usage permit, and the energy certificate is currently in progress. Additional features include covered parking spaces, a landscaped garden, swimming pool, and barbecue area, all contributing to its positioning as a premium countryside villa in Istria.

With its strategic location near Marčana and Pula, large land plot, authentic architecture, and strong investment potential, this rustic villa with pool in Istria is ideal for buyers seeking a luxury holiday home in Croatia, a peaceful family residence, or a high-return tourist rental property in one of the most desirable regions on the Adriatic coast.

Overall additional expenses borne by the Buyer of real estate in Croatia are around 7% of property cost in total, which includes: property transfer tax (3% of property value), agency/brokerage commission (3%+VAT on commission), advocate fee (cca 1%), notary fee, court registration fee and official certified translation expenses. Agency/brokerage agreement is signed prior to visiting properties.

Property advantages: Swimming pool, Storage, Garden, Urbanized, Modern