Villa For Sale In Zatoglav, šibenik

Rogoznica, Zatoglav – Exclusive Seafront House for Sale with Private Pier and Boat Moorings!

For sale is a truly exceptional seafront house in Rogoznica, Zatoglav, located in the first row to the sea on one of the most desirable and prestigious micro-locations on the Dalmatian coast. The property is positioned directly by the sea and offers a permanent, unobstructed panoramic sea view, guaranteed by the fact that no buildings are located behind the house. This rare real estate opportunity is ideal both as a luxury family residence and as a high-end investment property for tourist rental in Croatia.

Property Size and Layout

The house has a total living area of approximately 400 m² and is arranged over three floors plus a separate studio apartment. Each residential unit has its own private entrance, ensuring maximum privacy and flexibility, whether for personal use or for operating multiple rental units.

The ground floor consists of two bedrooms, a bathroom, a kitchen, and a living room.
The first floor features four bedrooms, two bathrooms, a kitchen, and a spacious living room.
The second floor includes three bedrooms, a bathroom, a kitchen, and a living room. In addition, the property offers a separate studio apartment with a private entrance, comprising a bedroom, a bathroom, and a kitchen with a living area, further enhancing the rental and investment potential.

Outdoor Areas and Private Boat Moorings

In front of the house there is a private stone pier with two boat moorings, while an additional buoy is installed in the sea, making this property an ideal choice for boating and yachting enthusiasts. Spacious terraces provide breathtaking views of the Adriatic Sea and the surrounding landscape, creating a perfect setting for relaxation in complete peace and privacy.

The property features a paved access road, a garage, and five additional outdoor parking spaces. The landscaped yard includes a fully built outdoor barbecue area with a grill and traditional “peka”, ideal for entertaining, family gatherings, and enjoying the Mediterranean lifestyle.

Equipment, Condition, and Technical Features

This seafront villa in Rogoznica is in excellent condition and is sold fully furnished, with only personal belongings excluded. Heating and cooling are provided by air-conditioning units in all rooms and living areas, while the ground floor also features a pellet stove. Additional features include video surveillance, water supply via a private cistern, and a septic system.

Investment Potential and Prime Location

This property represents a rare combination of a prime seafront location, private pier, direct sea access, and large living capacity. Thanks to its layout and location, it offers strong potential for luxury holiday rentals in Croatia, while also being perfectly suited for a large family seeking privacy, comfort, and direct contact with the sea.

If you are looking for a premium seafront property in Dalmatia, this house in Rogoznica, Zatoglav, is a unique opportunity. For additional information or to arrange a viewing, feel free to get in touch.

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Executive Summary and Asset Positioning

This property consists of a substantial 400 m² stone complex situated directly on the first row to the sea in the Zatoglav-Rogoznica belt. Priced at €999,000, the primary value drivers are its private boat mooring potential and its rare ”old stone” footprint in an area dominated by modern concrete villas. The goal is to transform this traditional shell into an Ultra-Luxury Waterfront Estate that combines the soul of Dalmatian stone with 2026 high-tech luxury.

The Development Concept: The ”Mega-Villa” or ”Boutique Beachfront Residence”

Given the 400 m² of living space, the most profitable use is an 8-bedroom Grand Villa with a split-level design.

• Ground Floor: A seamless ”indoor-outdoor” wellness and dining level, featuring a professional kitchen, glass-walled gym, and a large infinity pool that appears to merge with the sea.

• Upper Floors: Divided into high-ceilinged master suites, each with private sea-view balconies.

Unlike island properties, the mainland location of Zatoglav allows for year-round accessibility. This enables you to target the ”Digital Nomad Executive” market during the off-season, offering the property as a luxury remote-work retreat for groups from Northern Europe.

Capital Expenditure and Investment Forecast (2026)

The acquisition begins with a purchase price of €999,000. Adding the standard 7% transaction costs (tax, agency, and legal), the initial entry cost is €1,068,930.

Renovating a 400 m² stone building to a luxury 5-star standard on the mainland is more cost-effective than on an island. A high-spec reconstruction is estimated at €1,500 per square meter, totaling €600,000. Adding €150,000 for a custom heated infinity pool, a jetty/boat mooring upgrade, and a designer summer kitchen, plus €80,000 for a luxury interior furniture package, the secondary investment is €830,000.

The total all-in investment for a finished, 400 m² waterfront trophy estate is projected at €1,898,930.

Revenue Projection and Operational Yield

In the Rogoznica area, first-row properties with private boat access command the highest nightly rates in Central Dalmatia.

• Peak Season (10 weeks): €2,500 to €3,000 per night (Average €19,000/week) = €190,000.

• Shoulder Season (10 weeks): €1,200 to €1,500 per night (Average €9,000/week) = €90,000.

• Events/Off-Season: Corporate retreats and wedding rentals (approx. 4 weeks) = €25,000.

• Gross Annual Income is projected at €305,000.

After deducting 25% for premium property management, maintenance, and high-end guest services, the Net Operating Income is €228,750 annually.

Profitability and ROI Analysis

Based on the total investment of approximately €1.9 million, the property delivers an impressive Net Rental Yield of 12.0%.

From a capital appreciation perspective, waterfront stone houses in Rogoznica are currently appreciating at approximately 8% annually due to the scarcity of ”first-row” land. A finished, 400 m² sea-front villa in Zatoglav would have a 2026 market value of €3.2M to €3.8M. An exit strategy upon completion would yield a capital gain of over €1.3M, representing a 68% ROI on total project costs.

Strategic Recommendations for 2026

To secure the 12% yield, the property must lean into its nautical advantage. Secure a concession for a private buoy or dock immediately. In 2026, guests at this price point often arrive by boat or expect a high-end charter to pick them up from their doorstep. Additionally, installing eco-friendly heating and solar glass will reduce the high utility costs associated with 400 m² of air-conditioned space.

Final Verdict

At €2,497 per square meter for a waterfront stone building, this is one of the most undervalued assets in the Rogoznica region. This property offers a perfect synergy of high operational cash flow and massive capital gains potential.

Ref: RE-LBU-44593

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: Garage, Gym, Spa, Urbanized, Modern