PROJECT ROADMAP
This roadmap plan outlines the phased development of a premium residential and hospitality resort community in Serbia. The plan covers the strategic acquisition of additional land, zoning transition from agricultural to development classification, construction of 400 luxury villas, and development of 4 hotels with full supporting infrastructure including restaurants, cafes, and retail spaces.
Land overview
CURRENT HOLDINGS
40 hectares (400,000 m²) agricultural land
Cost of Existing Land: €6,000,000 (@ €15/m²)
Additional Land Required: 15 hectares (150,000 m²) to achieve full build capacity
Cost of Additional Land: €2,250,000 (@ €15/m²)
ZONING UPLIFT STRATEGY
Upon securing zoning approval for development, the land value is expected to increase from €15/m² to €55/m². This creates a major uplift in capital value.
Total Land Post-Zoning Value: €33,000,000 (600,000 m² @ €55/m²)
Total Land Acquisition Cost: €8,250,000
Capital Gain from Rezoning: €24,750,000
DEVELOPMENT PROGRAMME
PHASE 1: Q3–Q4 2025
Finalise acquisition of 15 Ha land
Submit zoning application and masterplan
Initiate environmental and infrastructure assessments
PHASE 2: Q4 2025 – Q1 2026
Secure zoning change to development land
Design development concept and 3D masterplan
Approach hotel operators (Marriott, Accor, Hilton etc.)
Launch investor and joint venture prospectus
PHASE 3: Q2 2026 – Q4 2026
Begin infrastructure works (roads, water, power)
Start construction of first villa phase (100 units)
Finalise hotel operator MOUs or sales
PHASE 4: 2027–2028
Continue phased villa construction (400 total)
Build hotels and commercial zones
Market and sell villas
Prepare for full handover and resort launch
VILLA DEVELOPMENT FINANCIAL MODEL
Number of Villas: 400
Build Cost per Villa: €400,000
Average Sale Price per Villa: €1,000,000
Total Build Cost: €160,000,000
Total Revenue (Sales): €400,000,000
Gross Profit (Villas): €240,000,000
ROI on Development: 146.5%
aya resort
HOTEL DEVELOPMENT FINANCIAL MODEL
Number of Hotels: 4
Average Rooms per Hotel: 150
Build Cost per Room: €250,000
Estimated Market Value per Room: €450,000
Total Hotel Build Cost: €150,000,000
Completed Hotel Asset Value: €270,000,000
Gross Profit (Hotels): €120,000,000
ROI on Hotel Development: 80.0%
CURRENT LAND FINANCIAL ANALYSIS
Current Land Owned: 400,000 m²
Purchase Price: €15/m² = €6,000,000
Post-Zoning Value: €55/m² = €22,000,000
Gain from Zoning: €16,000,000
ROI on Land Alone: 266.7%
LIVING AT AYA RESORT
At Aya Resort, residential life is fully integrated into the broader resort experience, allowing owners to enjoy the privacy of a home alongside the energy and amenities of a world-class destination.
With every service and setting designed to support balance, wellbeing, and effortless living, the resort creates an environment where daily life feels like a permanent retreat.
Residential villas