Villa in Istria. City - Umag
Luxurious stone estate for sale in Umag, Istria – Exclusive restored villa with pool, sauna and Mediterranean seclusion, just 2 km from the Adriatic Sea!
Nestled among vineyards, ancient olive groves and the protected natural beauty of Western Istria, this extraordinary stone villa represents a rare opportunity to acquire a truly unique luxury property in one of Croatia's most desirable coastal regions.
Located in the exclusive residential area of Babići near Umag and just 2 kilometres from the Adriatic coast and elegant beaches, this private estate embodies the essence of contemporary Mediterranean lifestyle while preserving the architectural soul of traditional Istria.
Offering complete privacy, refined design and a harmonious blend of indoor and outdoor space, this residence is created for buyers who value authenticity, timeless aesthetics and a premium living experience.
Set on a landscaped plot of 1,349 m², the villa offers 260 m² of carefully designed interior living space, distributed over several levels and designed to maximise natural light, comfort and spatial flow.
The architectural concept combines original stone craftsmanship with elegant contemporary finishes, creating interiors that feel both sophisticated and deeply connected to their surroundings.
The ground floor forms the central living area of the residence. A generous open-plan layout unites a formal dining room, designer kitchen and elegant living room under a bright and cosy atmosphere. Large floor-to-ceiling glass windows create a continuous visual connection between the interior spaces and the surrounding Mediterranean landscape.
Direct access leads to a covered outdoor terrace, designed for year-round enjoyment — from peaceful mornings and private breakfasts to long evenings spent in the company of family and guests under the Istrian sky.
The upper floors provide complete privacy and comfort with four beautifully appointed bedrooms, each with its own en-suite bathroom.
The signature suite, located on the top level, opens onto a panoramic terrace with views of vineyards and open countryside, creating an atmosphere of exceptional tranquillity rarely found so close to the sea.
The villa was fully restored in 2022 with meticulous attention to preserving its original Istrian identity.
Historic stone walls have been carefully preserved and structurally integrated with modern construction methods, resulting in a residence that offers heritage, durability, energy efficiency and contemporary standards of luxury.
Modern heat pump technology provides economical climate control year-round, while the east, south and west orientation guarantees exceptional sunlight throughout the day.
Outside, the estate was conceived as a private resort area.
At its centre is a 32 m² pool, surrounded by landscaped gardens and mature Mediterranean plants. Next to the pool is a relaxation area with sauna, turning the property into a complete retreat experience designed for relaxation at any time of year.
An automatic irrigation system maintains the grounds, while secure private parking accommodates three to four cars.
Property features:
Luxury stone villa in Istria
Premium location in Umag near the sea
260 m² of interior living space
1,349 m² private landscaped plot
4 luxurious en-suite bedrooms
5 bathrooms
32 m² private pool
Private relaxation area and sauna
Full restoration completed in 2022
Heat pump heating and cooling system
Automatic irrigation system
Private parking for 4 cars
Just 2 km from beaches and the Adriatic Sea
Clean title and complete ownership documentation
This location represents one of the strongest investment positions on the Croatian property coast.
Western Istria continues to attract international buyers thanks to its exceptional quality of life, growing luxury market, proximity to Italy and Central Europe, world-class gastronomy, renowned wineries, marinas, golf courses and established tourism infrastructure.
This residence is perfectly positioned both as a private Mediterranean estate and as a high-performing luxury rental investment.
Opportunities to acquire restored authentic stone villas near the sea in Umag remain exceptionally limited.
This is a property created not simply to own, but to experience — combining heritage, architecture, wellbeing, privacy and lasting value in one of Croatia's most prestigious coastal destinations.
Ref: RE-U-48322When purchasing property in Croatia, the buyer incurs additional costs of approximately 7% of the purchase price: real estate transfer tax (3% of the property value), agency commission (3% + VAT), lawyer's fee (approx. 1%), notary fee, court fee, payment for a certified translator. Signing the Agency Agreement (for 3% commission + VAT) precedes the viewing of properties.
Amenities: Pool, Spa, Sauna, Urbanised, Modern
In Croatia a residence permit is typically issued based on a minimum investment threshold. Applications are reviewed within 30–60 days in Umag; you will need a passport, proof of funds, and the ownership documents. Hatamatata helps prepare and submit the paperwork.
Banks in Croatia finance 50–70% of the property value for non-residents with rates of 3–5% for 20–30 years. A life insurance policy and a 30–40% down payment are usually required. Terms and programs vary by city and bank.
Expected expenses: transfer tax 0–15%, registration 0.5–2%, notary 0.5–1.5%, agent commission 0–3%. In total 2–20% on top of the purchase price. Exact rates depend on region, property type and programs.
A title search at the land registry of Croatia takes 10–15 business days. You receive ownership, encumbrance and tax clearance certificates. Documents are translated and reviewed by a lawyer before signing.
Yes. Rental income tax is 5–25% depending on the regime. In Umag short-term tourist rentals typically yield 5–8% per year. Municipal permission and income registration are usually required.
Yes. An inspection costs about 0.5–1% of the price (1 307 558 $) and covers structure, utilities and legal status. Hatamatata arranges a qualified engineer with an EN/RU report.
A typical transaction runs 30–90 days, averaging 45 in Umag: due diligence (10–15 days), notarization (5–7 days), registration (10–14 days), residence permit (30–60 days, if needed).
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