Rare Karst Estate Near štanjel With Panoramic Views. For Private Living, Boutique Tourism Or Invest.

Exceptional Karst Estate in a Scenic Location with Views of Štanjel – Ideal for a Private Residence, Boutique Tourism or a Meaningful Investment

Location: Kobdilj, Komen – very close to Štanjel
Total land size: 21,237 m²
Building land: 2,042 m² with arranged boundaries
Total residential and business area: 711.6 m²

In an exceptional, sunny and panoramic location in Kobdilj, only a short walk from the historic village of Štanjel, a rare Karst estate is for sale. This is the kind of property that cannot be created again.

The estate includes more than 21,000 m² of land. This gives the property a very special quality: a feeling of privacy, peace and space, with no direct traffic and no feeling of being closed in. At the edge of the land there is contact with nature and forest, while around the houses there are a garden, meadow, swimming pool, terraces and outdoor living areas.

The estate has been carefully renovated over the years, with respect for Karst architecture and the authentic character of the area. Stone walls, larch wood balconies, fireplace stoves, covered terraces and well-planned buildings create an atmosphere that is elegant, warm and very private.

A special feature of the estate are two impressive wild chestnut trees, around 100 to 130 years old, and a beautiful sub-Mediterranean garden with a rich collection of historic and climbing roses. In spring, the garden becomes a beautiful flowering setting. In summer, it offers shade, scent, privacy and a rare feeling that time has stopped for a moment.

The estate offers views of Štanjel, the Karst landscape and, on clear days, towards the Julian Alps. Sunsets here are one of those everyday luxuries that cannot be described only with numbers.

Possible Uses

Today, the property is designed as a complete estate with several residential, business and accommodation units. Because of its size, layout and location, it offers many possibilities:

• a luxury private residence in the Karst region,
• a boutique hotel or high-end tourist accommodation,
• apartment rental business with private owner accommodation,
• an artist residence, gallery or studio concept,
• a combination of private living, rental activity and business use.

The estate is suitable for a buyer who is looking for more than just a house. It is suitable for someone who understands the value of space, privacy, arranged documentation, authentic atmosphere and a location that is becoming increasingly rare in the Karst region.

Buildings and Layout

The estate includes 4 carefully maintained buildings with a total area of 711.6 m². The buildings have valid use permits.

1. Traditional Karst House – 257.7 m²

The main residential house is a classic Karst house with thick stone walls. It was carefully renovated between 1997 and 2021.

• In the basement there is a wine cellar and storage room.
• On the ground floor there is an entrance hall, bathroom with toilet, spacious kitchen with dining area and fireplace stove, and a living room with access to a covered terrace.
• On the first floor there are three large bedrooms, a bathroom, a separate toilet, hallway and a larch wood balcony.
• The attic is arranged, walkable and offers additional usable space.

The house has the warm feeling of an old Karst home, with thick walls, natural materials and a pleasant indoor climate.

2. Art Gallery – 51.1 m²

The former stable was renovated in 2003 into a gallery or exhibition space. Stone walls, larch wood flooring and a balcony give the building a special character.

The space is suitable for a gallery, studio, reception area, boutique sales activity or a quiet creative corner within the estate.

3. Two-Apartment Building – 164.4 m²

This building was built in 2006 and is divided into two independent and equal apartment units.

Each unit includes a ground floor with kitchen, dining area, living room, wood-burning fireplace stove, toilet and covered terrace. On the first floor there are two bedrooms, a bathroom and a larch wood balcony.

The layout allows comfortable guest accommodation, separate use for family members, or a combination of private and tourist use.

4. Accommodation and Business Building – 238.4 m²

This newer building, built in 2010, is designed as a high-quality accommodation and business section with wellness and an additional apartment.

• In the basement there is a machine room and balance tank.
• On the ground floor there is a wellness area with a built-in massage pool for 6–7 people, changing room, toilet, multi-purpose group room, utility/laundry room, service room and bicycle storage room.
• On the first floor there is a spacious apartment with kitchen, dining and living area, two bedrooms, two bathrooms, storage room and a large covered terrace with outdoor stairs leading to the garden.

This part of the estate is especially interesting for tourist use, as it offers extra value through wellness, shared spaces and an independent living unit.

Outdoor Areas, Swimming Pool and Garden

The outdoor area is one of the strongest advantages of this estate. The garden, meadow, old trees, swimming pool, terraces and open views create the feeling of a private Karst resort.

The estate has a built outdoor swimming pool measuring 8 m x 3.5 m, with semi-circular Roman steps and a movable roof made of transparent polycarbonate. The pool is heated by a heat pump and private solar panels, which allows a longer swimming season.

The garden offers enough space for relaxation, social gatherings, planting, a vegetable garden or simply enjoying nature. This is a place where you can walk among roses in the morning, rest in the shade of chestnut trees in the afternoon, and watch the sunset in the evening with a glass of Teran wine.

Infrastructure and Technical Features

The estate is connected to the public water supply, broadband optical internet network and low-voltage electricity network.

Heating is arranged with a combination of heat pumps, gas boilers and local wood-burning fireplace stoves. In the newer buildings, there is underfloor and wall heating. Air conditioning is also installed for cooling and heating.

The buildings are connected to each other with underground sewerage, UTP and coaxial cables. There are two septic tanks, with prepared pipe infrastructure for future connection to the public sewerage network. The estate also has a water cistern and several soakaways for rainwater.

Location

Kobdilj is a peaceful Karst village very close to Štanjel, one of the most beautiful and well-known historic places in the Karst region. Štanjel can be reached by the arranged Fabiani walking path, which is ideal for a pleasant walk.

All basic infrastructure is available in the wider area, while the estate still keeps a feeling of privacy, peace and separation from busy surroundings.

Properties like this are rare in the Karst region. This is especially true when one property combines authentic architecture, privacy, views, arranged infrastructure, several usable units and serious potential for further development.

For more information and to arrange a private viewing, please contact us. Mateja