Buy-Side Advisory - residential development project

The client needed a site. We found them a complete project.

We advised on the buy-side acquisition of a development project on Tomažičeva ulica in Ljubljana-Vič — a package comprising land, full technical documentation and a valid building permit for 17 connected family houses. The asset was acquired at the project stage, before a single foundation was poured, giving our client the ability to step in as developer with the regulatory groundwork already done. In a Ljubljana market where serviced, permit-ready residential land in established family neighbourhoods had become one of the scarcest commodities in the country, this was not a standard transaction. It required identifying the right opportunity, assessing the full development potential embedded in the documentation, and executing a clean acquisition on behalf of a buyer entering a highly competitive segment.

One Mandate, One Clean Acquisition

Our mandate was buy-side from first identification through to transaction close. We sourced the opportunity, conducted development due diligence on the permit and documentation package, assessed the site against prevailing and projected market conditions in Vič, and coordinated the acquisition process on behalf of our client. The project's value lay not just in the land but in the time and regulatory certainty already embedded — building permits in Ljubljana are among the most difficult and time-consuming to obtain, and a clean, ready-to-build package in an established residential district represented a material premium over bare land. We advised our client accordingly and structured the acquisition to reflect that value.

"This transaction was not about finding a plot of land — it was about finding a complete development opportunity in a location where none should have been available. Identifying it, understanding its full value, and getting our client across the line in a competitive environment is exactly what this mandate required." — [Your name], [Your title], [Your company]

Seventeen houses on a street where families have always wanted to live

Vič is one of Ljubljana's most consistently sought-after residential districts — established, green, well-connected, and within fifteen minutes on foot of the city centre. Tomažičeva ulica sits within a quiet neighbourhood of individual family homes, flanked by kindergartens, schools, a pharmacy, a post office and retail infrastructure. It is the kind of address that does not need explaining to a Ljubljana buyer. The project that our client ultimately built there —

17 modernly designed terraced houses in five typologies ranging from 136 to 213 sq m — was designed around that context: staggered chain-house architecture to maximise privacy and individuality within a connected scheme, three-storey layouts with ground-floor living, first-floor utility and children's rooms, and full master suites with sauna on the top floor. Energy class A construction with heat pump systems, mechanical ventilation with filtration, and solar pre-wiring across all units. Delivered in 2024. By early 2025, 16 of 17 units had been sold.

The Market That Made This Development Worth Building

Ljubljana's residential market was in a sustained upswing at the time of acquisition. House prices on the primary market in the Ljubljana region rose by more than 13% in 2022 compared to the previous year, driven by structural undersupply and persistent demand from families seeking quality new-build product in established districts. New apartment prices jumped by 11.9% in 2023, and family houses in locations like Vič continued to outperform the broader market on both pricing and absorption speed. Townhouses and row houses in established family neighbourhoods like Vič offer steady appreciation with less volatility than new-build speculation — a dynamic that made permit-ready development land in this sub-market a particularly compelling buy-side target at the time of our mandate.

About the project

Location: Tomažičeva ulica, Ljubljana-Vič | Units: 17 terraced houses | Typologies: 5 (A–E) | Size range: 136–213 sq m per unit | Delivered: 2024 | Status: 16 of 17 units sold

Transaction scope: Buy-side advisory - opportunity sourcing through to acquisition close | Asset acquired at project stage: land + documentation + building permit

Market context

Ljubljana primary house prices +13% in 2022 | New-build prices +11.9% in 2023 | Vič consistently among the city's most liquid and sought-after family residential districts

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