Investment Project:
Ličen Apartment House, Logje, Slovenia
About the Project and Layouts
Apartmajska hiša Ličen is a new two-storey apartment house with 7 units, designed for tourist rental or flexible mixed use. The project is located in the picturesque village of Logje, close to the Nadiža River, one of Europe’s cleanest and warmest Alpine rivers.
- Total development area: up to 235 m²
- Total apartments: 7 (3 on the ground floor, 4 on the first floor)
- Parking spaces: 7
- Modern architecture in a traditional style, eco-friendly materials and energy efficiency
- Unique legal advantage — the building permit has already been obtained
Roof plan
Second-floor plan
First-floor plan
Building facades: north, south, east and west
Architectural sections
Site plan with infrastructure
Detailed Investment Calculation with an 8-Year Payback
Cost structure:
- • Acquisition of the project and land plot: 100 000 €
- • House construction, materials, works and engineering: 350 000 €
- • Furniture and interior finishing: 49 000 €
- • Landscaping and parking improvements: 16 000 €
- • Legal paperwork, taxes and services: 15 000 €
- Total capital investment: ~530 000 €
Income forecast, annual:
- • Average annual occupancy of the complex: 60%
- • Average apartment daily rate: 90 €
- • Annual revenue at full occupancy: 7 apartments × 365 × €90 ≈ €230,000
- • Revenue at average occupancy, 60%: 138 000 €
- • Planned expenses, maintenance, advertising and management, 25%: 34 500 €
- Net operating income, annual: 103 500 €
Detailed Business Plan and Risk Analysis
Management model:
- Year-round apartment rental through Booking, Airbnb and direct advertising
- Long-term or short-term rental management through a professional operator is possible
- Remote accounting and reporting
Marketing and promotion:
- Clear market positioning as a holiday house near Slovenia’s best swimming river
- Advertising in niche social media channels and local portals
- Cooperation with tour operators, excursion programmes, rafting and fishing
Competitor analysis:
- There are very few comparable properties in the region with this scale and legal readiness
- Demand for new tourist and holiday accommodation is steadily increasing, while supply remains limited
Risks:
- Demand fluctuations are mitigated by the uniqueness of the location and the broad target audience
- Changes in tax and visa legislation are reduced by the clean legal structure and support from the management company
- Euro fluctuations are mitigated by growing demand for eco-tourism in the Alps
Financial indicators:
| Indicator | Value |
|---|---|
| Net annual ROI | ~19.5% |
| Payback period | 8 years |
| Estimated market capitalisation after 8 years | ~800 000 € (minimum property value growth of 5% per year) |
Tourism Potential and Key Attractions
Logje is a jewel of the Slovenian Alps, surrounded by mountains, forests and the crystal-clear Nadiža swimming river. The region is ideal for tourism, family holidays and excursions. Northern Primorska attracts tens of thousands of tourists every year, valued not only for its clean waters but also for its cultural, gastronomic and sports opportunities.
Kozjak Waterfall (Slap Kozjak)
One of Slovenia’s most picturesque waterfalls, 15 m high, hidden in a cave among marble rocks. A forest trail along the river leads to it. Swimming in emerald water is one of the region’s signature experiences.
Nadiža River
Known for its warm, emerald-clear water and reputed restorative qualities. It is ideal for swimming, fishing and picnics, and is considered one of Europe’s warmest Alpine rivers.
Napoleon Bridge
A historic 19th-century stone arch bridge over the Nadiža canyon, used by armies during the Napoleonic era. Today it is a symbol of the Logje region and a strong photo and leisure spot.
Kobarid
A regional tourism centre with strong infrastructure: Alpine restaurants, museums and a local farmers’ market. The Kobarid Museum, dedicated to World War I, is one of the best-known in Europe.
Adventure Tourism and Nature
Rafting, paragliding, fishing, hiking, cycling routes and wine tours create a broad range of activities for families and active travellers, supported by high-quality local services.
- 2023: 6.6 million tourists and 16.9 million overnight stays
- Average length of stay: 2.6 nights
- Expected regional growth: 7–10% per year, source: slovenia.info)
Building Permit: Your Strategic Advantage
- • Official valid permit for construction of the apartment house, issued by the Tolmin administrative authority, No. 351-41/2024-6251-19 dated 28 August 2024
- • Land plots: 2379/4 and 2379/1, cadastral area 2216 Logje, zoned for apartments and business use, total plot area 1,250 m²
- • The project has been approved by all relevant authorities, including water supply, sewage, electricity and other utilities
- • Ready to start construction immediately, without the risk of lengthy approval procedures
- • For a European investor, this is a rare advantage: it can save at least 12–18 months and tens of thousands of euros