6 residences · 2 bedrooms and 2 bathrooms in each · 2 controlled-access lifts · 4 garages + 2 outdoor parking spaces · 4 private pools
The Upper Fields is a private collection of six residences in Pakoštane, on Kardinala Stepinca Street, approx. 150 m from the beach – two each on the ground floor, 1st floor and 2nd floor, above an underground garage. The facade is in travertine tones, with natural stone surrounds to doors and windows, floor-to-ceiling glazing and dark bronze bar railings. Each residence has two bedrooms, each with its own en-suite bathroom and walk-in wardrobe, and controlled lift access from the underground garage with access to its own floor; for the 2nd-floor residences the lift also serves the roof terrace.
The house has a footprint of 8.06 × 24.56 m, oriented north–south; the south residences (A · C · E) face the street and the sea, the north residences (B · D · F) the quieter side of the plot. The ground-floor residences have a garden with a pool, the 1st-floor residences covered balconies on three sides, and the 2nd-floor residences open balconies and their own roof terrace with a pool.
Six residences
| Residence | Floor | Side | Exterior spaces | Garage |
|---|---|---|---|---|
| A | ground floor | south | 3 covered terraces, garden with pool 6.00 × 2.70 | 1 space · G2 |
| B | ground floor | north | 2 covered terraces, largest garden, pool 6.00 × 2.60 | 1 space · G3 |
| C | 1st floor | south | 3 covered balconies | 1 space · G2 |
| D | 1st floor | north | 3 covered balconies, fireplace | 1 space · G3 |
| E | 2nd floor | south | 3 balconies, roof terrace with pool 7.56 × 3.00 and jacuzzi | 2 spaces · G1 |
| F | 2nd floor | north | 3 balconies, roof terrace with pool 3.00 × 7.56 | 2 spaces · G4 |
All residences have two bedrooms, each with its own en-suite bathroom and walk-in wardrobe; the south residences have a gallery and a kitchen off the living room (35.36 m²), the north residences an entrance hall, a WC with utility room and a fireplace in the living room (30.58 m²).
Views
Area calculation
The weighted area is obtained by multiplying the area of each space by a coefficient: interior 1.00; covered balconies and terraces (beneath a balcony or pergola) 0.50; open balconies and terraces 0.25; garden excluding the pool's water surface 0.25; garage (share) 0.50. The pool is not counted as garden – a valuation proposal is given separately.
| Res. | Floor | Internal net m² | Exterior m² actual → weighted | Garage weighted m² | Pool + m² | Sales m² | With pool m² |
|---|---|---|---|---|---|---|---|
| A | ground floor | 84.48 | 126.15 → 50.23 | 8.79 | + 8.10 | 143.50 | 151.60 |
| B | ground floor | 82.70 | 160.40 → 55.31 | 9.24 | + 7.80 | 147.25 | 155.05 |
| C | 1st floor | 84.48 | 74.78 → 37.39 | 8.79 | – | 130.66 | – |
| D | 1st floor | 82.70 | 71.70 → 35.85 | 9.24 | – | 127.79 | – |
| E | 2nd floor | 84.48 | 138.68 → 40.07 | 17.94 | + 11.34 | 142.49 | 153.83 |
| F | 2nd floor | 82.70 | 135.02 → 38.70 | 17.69 | + 11.34 | 139.09 | 150.43 |
| Σ | 501.54 | 706.73 → 257.55 | 71.69 | + 38.58 | 830.78 | 869.36 |
Actual areas: internal net 501.54 m², balconies, terraces, gardens and roof terraces 706.73 m² (of which roof terraces 172.59 m²), garages 143.37 m², pool water surface 77.16 m².
Pool valuation – proposal
A pool is not a garden, so it is not fair to weight it at 0.25 like a lawn, nor at 1.00 like interior space. Proposal: the pool's water surface is weighted at 0.50 and shown in the residence sheet as a separate item, "pool supplement"; the pool surround remains within the garden or terrace area. The governing sales area remains the base figure; the area with pool is the developer's proposal, subject to confirmation by the valuer.
- Check against construction cost: a turnkey concrete pool in Croatia costs roughly 900–1,250 € per m² (excavation, reinforced-concrete shell, waterproofing, lining, plant room). An overflow edge with balance tank, heat-pump heating, LED lighting and automation add approx. 30–50 %, and a rooftop pool additionally requires slab strengthening and waterproofing: roughly 30–45 thousand € for pools A and B (16.2 and 15.6 m²) and 45–60 thousand € for rooftop pools E and F (22.7 m²).
- Check against the market: assuming a price of 5,000 € per weighted m², the 0.50 coefficient gives approx. 40,500 € for pool A, 39,000 € for pool B and approx. 56,700 € for pools E and F – within or slightly above construction cost; the difference is the premium a private pool commands on sale and rental.
- Alternative for simpler sales communication: a fixed supplement in euros per pool instead of a coefficient.
Garages and parking
The basement has four garages, each with two parking spaces of 2.5 × 5.0 m and a storeroom, plus two outdoor spaces (9 and 10) at the end of the service lane. Garages G1 and G2 are linked to the lift of the south residences (A · C · E), G3 and G4 to the lift of the north residences (B · D · F); the lift is reached from the garage through a lobby with fire doors.
| Garage | Area | Residence | Note |
|---|---|---|---|
| G1 | 35.88 m² | E (entire) | 2 spaces, storeroom, sectional door 5.0 × 2.25 m with pedestrian door |
| G2 | 35.16 m² | A + C (1 space each) | shared storeroom, co-ownership ½ : ½ |
| G3 | 36.95 m² | B + D (1 space each) | shared storeroom, co-ownership ½ : ½ |
| G4 | 35.37 m² | F (entire) | 2 spaces, storeroom, sectional door 5.0 × 2.25 m with pedestrian door |
| Spaces 9 and 10 | outdoor | separate | sold or allocated by agreement; not included in the calculation |
Location
- Pakoštane, Kardinala Stepinca Street (cadastral plots 1716/1, 1716/2 and 1717, cadastral municipality of Pakoštane); plot 721 m².
- Approx. 150 m walk to the beach; Lake Vrana and its Nature Park close by; Zadar and the airport approx. 30 km.
- Access to the residences: by lift from the underground garage or via the external staircase; garage entrance from the service lane off the street.
Pakoštane lies on the coast between Zadar and Biograd, opposite Lake Vrana; Janice beach is approx. 150 m from the house, with Kornati, Krka and Paklenica within an hour's drive.
Structure, facade and standard
Structure and facade
- Reinforced-concrete structure designed to Eurocode 8 (HRN EN 1998) for the seismic loading of the site; the structural design is subject to independent review.
- Ventilated facade of travertine-look ceramic panels, mechanically fixed; each panel can be replaced individually.
- Natural travertine surrounds to doors and windows, with drip edges; railings and profiles in dark bronze.
- The choice of structure and materials is aimed at longevity and simple maintenance: stone, ceramics, glass and metal, with no timber or paint on the facade.
Defined by the design
- Room layout, openings, balconies, terraces and pools as per drawing V13 rev. 5.
- Floor-to-ceiling glazed walls on the south, east and north facades; narrower openings on the west facade.
- Ventilated facade of travertine-look ceramic panels, natural travertine surrounds to doors and windows, dark bronze bar railings to the balconies.
- Two controlled-access lifts (south and north residences) from the garage to the respective floors; external staircase as the escape route.
- Underground garage with a service lane off the street.
Target standard – not a contractual standard until confirmed by the detailed design
- Energy standard: the target is a nearly zero-energy building (nZEB) and class A+; confirmed by the energy certificate on completion.
- Heating and cooling by inverter heat pumps in all rooms; heat pump for domestic hot water.
- Controlled ventilation with heat recovery – no damp even when the residence is closed up for longer periods.
- Electric underfloor heating and towel radiators in the bathrooms and WC.
- Smart home: lighting, blinds, air conditioning and pool on a single system, with remote control.
- Lighting design: fully dimmable, colour rendering Ra ≥ 90, indirect lighting in the suspended ceiling.
- Motorised external blinds on the glazed walls, insect screens, concealed frames and curtain provisions.
- Clear height approx. 2.75 m; suspended ceiling with indirect LED lighting; aluminium windows and doors with low-emissivity glazing.
- Large-format porcelain stoneware floors, travertine in the bathrooms; kitchen and built-in wardrobes to the buyer's choice.
Net room areas are taken from design V13 rev. 5; the areas of balconies, terraces, gardens, roof terraces and pools are calculated from the drawing geometry (DXF). The access path, staircase, roof walkway, plant rooms and service lane are common parts and are not included in the calculation. All areas and coefficients are indicative until the detailed design and the condominium survey are prepared; the allocation of garages and the pool valuation are the developer's proposals. The target standard, energy class and structural data are confirmed by the detailed design; the contractual standard is defined by the purchase agreement. Prices on request.
