Timeless
Elegance in the
Hills of Istria
Asking Price
€ 1,100,000
A hundred-year-old Istrian farmhouse — meticulously restored and extended to become one of the most refined private estates in inland Istria. Nothing was compromised. Everything was considered.
The estate extends over 9,633 m² across four land parcels. The house spans 190 m² on three floors — thick rendered walls, original arched openings, and timber details alongside a new wing that opens entirely to the landscape. The covered terrace along the whole garden facade is the heart of summer life here.
Ground floor: generous living room with fireplace, lounge, and a large open kitchen with island and floor-to-ceiling windows opening to the covered terrace. First floor: two spacious guest bedrooms, each with an en-suite bathroom. Second floor: a very spacious master bedroom with anteroom, large bathroom, and private terrace. Two large, dry storage rooms are located on either side of the pool within the garden.
Designed by Wietersheim Architekten — named among AD Architectural Digest's AD100, the annual list of the 100 most influential creatives in architecture, interior and design.
Every detail of the restoration was executed by local Istrian stonemasons, blacksmiths and carpenters — without industrial shortcuts.
A centennial ruin — transformed into one of Istria's most admired private estates
The garden of Villa Robur unfolds in quiet layers: lavender and rosemary against warm limestone, the long colonnaded terrace dissolving into open countryside, an infinity pool framed by ancient pines and the soft silhouette of the Bolara valley. The light here in late afternoon is particular: golden, low, generous.
Inland Istria belongs to a different pace — unhurried, genuinely rural, uncommonly beautiful. This is truffle, wine and olive grove country; a landscape that has changed little in centuries.
The interior palette unites rough with refined: original hand-hewn timber beams and columns on polished concrete floors; oak kitchen cabinetry with local stone countertops; a freestanding bath in the master en-suite; and a generous fireplace with a glass front that slides open for tending the fire — keeping the living room warm and inviting through the cooler months. Fully furnished and move-in ready.
Every aspect of this restoration was approached with the precision and integrity of Central European craftsmanship — local materials, local artisans, no shortcuts. The result is a house that ages beautifully and requires nothing more.
Restoration and extension by Wietersheim Architekten. AD Architectural Digest AD100 feature.
Large saltwater pool with durable coating, heated via solar energy surplus. Generous stone sun terrace with shaded pergola lounge. Views into the wooded valley.
Ground floor and all bathrooms. Supplemented by wall heating system (hot/cold) throughout. Heat pump for year-round comfort and low running costs.
A full-length covered terrace runs the length of the garden facade — columns, reed shade canopy, and the landscape open on three sides.
Two spacious guest bedrooms, each with en-suite bathroom. The master bedroom features an anteroom, freestanding bathtub, walk-in shower, and a private terrace with panoramic views.
Rooftop photovoltaics supply the house and heat the pool. Designed for minimal running costs in both summer and winter seasons.
Four land parcels: main plot 2,421 m² with house and pool; plus three further parcels — olive trees, meadows, forest. Fully furnished.
Categorized as a 4-star tourist property in Istria, managed by Ave Robur d.o.o. Successfully let as a luxury holiday home for several years. Licensed for commercial rental at any time. A compelling investment alongside personal use.
Canfanar stone, raw steel, oiled wood, hand-finished render. All executed by Istrian stonemasons, blacksmiths and carpenters.
The restoration was conceived and executed by architect Franz von Wietersheim — one of the most respected practices in the German-speaking world. Uncoated steel hinges, hand-cut stone, local aggregate finishes, reed-canopied terraces. Everything built to age with dignity.
"The precise-cut Canfanar stone, raw concrete, fragile steel profiles and dark-stained wood — all executed by local craftsmen, largely without industrial production."
Franz von Wietersheim · Wietersheim ArchitektenThe original stone house (left volume, three floors) connects to the new two-storey extension housing the open kitchen and living room — together opening fully to the covered colonnaded terrace. Two spacious, dry storage rooms are located within the pool complex, on either side of the pool in the garden. The pool terrace lies to the south, framed by a steel-and-reed pergola.
The main building plot — k.č. 6435, 2,421 m², fully titled — still carries approximately 715 m² of unused building footprint under the permitted coverage ratio set out in the Grožnjan Municipal Spatial Plan (PPUO Grožnjan).
Enough for a substantial two-storey extension or a fully independent guest villa: additional en-suite bedrooms, a private living area, its own terrace. No zoning reclassification required — a straightforward building permit application.
For buyers seeking to expand rental capacity, create a separate owner's retreat, or develop the estate further, this is a rare and significant opportunity in the Istrian market.
The above reflects the current owner's review of building permit documentation and PPUO Grožnjan planning parameters. It is provided for indicative purposes only and does not constitute legal or planning advice. Prospective buyers must independently verify current planning parameters, permitted uses and buildable area — for example by obtaining a lokacijska informacija from Općina Grožnjan — before placing any reliance on the above.
Bolara, near Grožnjan, Istria, Croatia
↗ Open in Google Maps
Medieval hilltop town with galleries, ateliers, jazz festival. 5 km · 8 min
Heart of white truffle and Malvazija wine country. 11 km · 15 min
UNESCO Roman town, beaches, marina, restaurants. 26 km · 30 min
Direct flights to all major European cities. ~55 km · 50 min
By summer ferry from Rovinj, or 3.5 hrs by car. ~3.5 hrs
