Pin & Pin presents:

Dubrovnik Hills

Orašac

Night Shot Of The Hills Dubrovnik

Overview

PLOTS AT THE HILLS DUBROVNIK

The Hills is an exclusive collection of 4 luxurious Plots set in one of Dubrovnik’s most unique and desirable coastal locations. Positioned on an elevated hillside in Orašac, the site enjoys uninterrupted panoramic views across the shimmering Adriatic and the enchanting Elaphite Islands. The architecture takes inspiration from the region’s timeless stone craftsmanship, paired effortlessly with modern, refined lines and contemporary design thinking.

We are now releasing four premium plots for sale, each of which has recently secured full planning permission — an exceptional rarity in this tightly regulated area. With a substation located close to the site, all infrastructure is already in place, ensuring the project is fully prepared and ready to begin construction immediately.

The location is unrivalled: just a 10-minute drive from Dubrovnik’s historic Old Town, moments from two major ACI marinas, and within easy reach of Dubrovnik Airport. The area offers an array of fine dining restaurants, boutique hotels, and charming seafront tavernas accessible by boat. The site sits just behind the 5-star Radisson Blu Resort, granting convenient access to world-class amenities including spa facilities, beaches, restaurants, and sports services.

Further advantages include excellent year-round accessibility, strong projected rental potential due to the area’s international demand, and the security of being situated in one of the most exclusive, under-developed pockets of Dubrovnik’s coastline — a combination scarcely found in the region.

Details

VILLA & PLOT SIZE

Villa A: 230 sq m Plot Size: 772 sq m

Villa B: 230 sq m Plot Size: 359 sq m

Villa C: 293 sq m Plot Size: 900 sq m (+50% of road 145.5 sq m)

Villa D: 293 sq m Plot Size: 729 sq m (+50% of road 145.5 sq m)

PLANNING

Planning has been granted spring 2025 and ready to build.

All architectural and engineering plans included.

INFRASTRUCTURE

Water and sewage have been brought to the boundary and ready to connect.

A substation has been built neighbouring the site to be connected to.

PROXIMITY TO LOCAL FACILITIES

Dubrovnik ACI marina 17 km
slano ACI 19km,
Airport 34 km.
Dubrovnik old town 16 km,
Beach (radisson blue resort), tennis, spa, 5 restaurants 0.5km
Bakery 0.5km
Several local restaurants in Orasac 0.5km.

ORIENTATION

South West. Views from sunrise to sunset

CLIMATE

Spring – Warm, bright and steadily climbing from the low teens into the high teens °C — perfect villa-hunting weather.

Summer – Long, hot, golden days averaging mid-20s °C, with highs well into the high 20s — classic Adriatic summer.

Autumn – Warm and calm through September, staying around 20 °C before gently cooling — ideal for peaceful late-season stays.

Winter – Mild and pleasant, typically 7–14 °C, with bright, clear days far warmer than most of Europe.

TOURISM STATS

For the region of Dubrovnik‑Neretva County in 2024, there were 9.1 million overnight staysrecorded

For Dubrovnik‑Neretva County in 2024, there were approximately 2,147,058 tourist arrivals.

The Dubrovnik region enjoys an exceptionally long and reliable tourist season, stretching from mid-May right through to early October. This five-month window of warm weather and strong visitor demand creates a broader revenue period than most European coastal destinations. With high season kicking in from mid-June, and beautifully warm shoulder months in September and early October, investors benefit from sustained occupancy, extended booking opportunities, and a more resilient annual income profile.

It’s one of the few Mediterranean markets where both early summer and late summer remain consistently attractive — a major advantage when evaluating long-term rental