The Hills Dubrovnik is an exclusive collection of four premium plots designed by Pin & Pin and set within one of Dubrovnik’s most under developed and desirable coastal locations. Positioned on an elevated hillside in Orašac, the site commands uninterrupted panoramic views across the Adriatic Sea and the enchanting Elaphite Islands.
The architectural vision for The Hills draws inspiration from the region’s timeless stone craftsmanship, seamlessly blended with refined modern lines and contemporary design principles. The result is a scheme that respects its natural surroundings while delivering elegant, forward-thinking residences suited to modern coastal living.
Each plot benefits from full planning permission — an exceptional rarity within this tightly regulated area. With a dedicated electrical substation located close to the site, all core infrastructure is already in place, allowing construction to commence immediately and providing purchasers with clarity, certainty and reduced delivery risk.
There are four individual plots, offering flexibility for a range of buyer profiles. Plot sizes are as follows: Plot A – 772 sq m, Plot B – 569 sq m, Plot C – 900 sq m, and Plot D – 729 sq m. Alternatively, the entire landholding of approximately 3,261 sq m is available to purchasers seeking a larger-scale development or long-term investment opportunity.
The development comprises two distinct house types, each positioned on its own individual plot. While the external layouts and landscaping vary to suit each setting, the overall scheme remains carefully co-ordinated, creating a cohesive and harmonious collection of homes.
Houses A & B offer 230 sq m of internal space and feature four en-suite bedrooms, an open-plan living and kitchen area, a ground floor WC, and a separate utility room. Externally, each property includes an infinity-edge swimming pool, outdoor kitchen, private parking, and beautifully landscaped gardens.
Houses C & D extend to 293 sq m and comprise four en-suite bedrooms within the main house, plus an additional en-suite bedroom in the pool house. The layout includes an open-plan kitchen, living and TV area, along with a ground floor WC. Outside, the homes benefit from an infinity-edge swimming pool, outdoor kitchen, private parking, a private driveway, and landscaped gardens.
Layout plans can be seen in the photos below.
The Hills offers a rare opportunity to develop bespoke luxury villas in a location where new approvals are increasingly scarce, ensuring long-term value underpinned by genuine supply constraints.
Location
A highly strategic position just a 10-minute drive from Dubrovnik Old Town, a UNESCO World Heritage Site renowned for its cultural significance, fine dining and vibrant atmosphere. The site is also located moments from two major ACI marinas, providing effortless access to the surrounding coastline and neighbouring islands by boat.
Dubrovnik Airport is easily reached, offering excellent year-round international connectivity. The immediate area features a selection of boutique hotels, refined restaurants and traditional seafront tavernas, many accessible directly by sea.
The plots sit just behind the renowned Radisson Blu Resort & Spa Dubrovnik Sun Gardens, granting convenient access to five-star amenities including beaches, spa facilities, restaurants, sports services and leisure infrastructure.
Investment
Opportunities combining full planning consent, established infrastructure and proximity to Dubrovnik are increasingly limited. The Hills benefits from strong long-term fundamentals, supported by sustained international demand, excellent year-round accessibility and one of the region’s most tightly controlled planning environments. Once developed, the location is well positioned to support attractive rental performance, while also appealing to end-users seeking privacy, views and convenience within a globally recognised destination.
Further Information
Further information, detailed plot layouts, architectural plans for The Hills Dubrovnik are available upon request. Viewings for the land are recommended to see its outstanding potential.
