Thracian Views
Development Project in Malo Selo

Project For Sale:
An exceptional opportunity to acquire a partially built 7,056m² reinforced-concrete structure on 17,395 m² of land in Malo Selo, near Dupnitsa, Bulgaria — just 60 minutes from Sofia via highway.The existing reinforced-concrete shell (originally a prophylacticum) is structurally complete and in great condition, providing a solid foundation for redevelopment into 59 residential apartments.An advanced-stage redevelopment opportunity with limited permitting and construction risk for experienced investors or developers looking for a high-upside project in a growing area near Sofia.Cadastral Numbers: 46824.33.1, 46824.33.1.1, 46824.33.1.2Location: Village Malo Selo, Municipality Bobov Dol, Region Kustendil

Close to Dubnitsa (11km - 15 minutes) and Sofia (75km - 60 minutes)This is in easy commutting distance and very attractive for buyers that are priced out of the real estate market in Sofia.

Development PotentialThe asset represents an estimated ~30% completion level: a finished reinforced-concrete frame with internal walls already in place. Current replacement cost for this stage is €1.6–2.0 million, excluding land. The site also includes 17 decares of land in a strong, underpriced location.Key planning documentation and technical input are already available, materially shortening the permitting and execution timeline. Compared to a ground-up build, the existing structure eliminates foundation works and the structural phase, saving up to ~9 months on the critical path.The residential concept is well defined:
- Predominantly 1- and 2-bedroom units, approx. 65–100 m² net
- Allocated storage units and dedicated parking per apartment
- Approximately 50% of units with balconies or terraces
- High ceilings, with selected premium layouts including two-level maisonettes and a rooftop penthouse
The project has received regional and sector visibility; see the referenced article in Kapital.bg for additional background on the area and its transition dynamics.

Asset Overview & Development RationaleThe property is a shell condition building requiring full renovation, but with a sound reinforced-concrete structure and a complete documentation trail. From a developer perspective, this is equivalent to acquiring a project that is ~30% built, at a cost materially below replacement value.A conservative benchmark for constructing a comparable concrete structure with internal load-bearing walls today is €1.6–2.0 million, excluding permitting, design, and financing costs. This asset provides that base upfront, reducing execution time and early-stage risk versus ground-up development.Planning & Execution PathFollowing the approved change of development designation from resort (OK1) to mixed-use, the remaining scope includes updating the investment project and securing the required planning and building approvals, including issuance of a PUP where required, before progressing to construction and Act 14.Key steps include:
- Preparation and submission of updated architectural, structural, MEP, fire-safety, energy-efficiency, and accessibility designs reflecting the new residential layouts
- Urban planning procedures (PUP) and coordination with the municipality and relevant authorities
- Issuance of the building permit
- Selective internal wall reconfiguration and completion of remaining structural works in line with the approved project
- Completion of construction works required for Act 14 (structural completion) and formal sign-off
- As-built surveying and cadastre separation into individual residential units and common parts, enabling presales and bankable unit titlesWhile the process carries standard planning and approval risk, it avoids greenfield uncertainty: no land acquisition, no foundation works, and no primary structural construction are required, materially reducing early-stage execution risk relative to a ground-up development.End Market & Location Logic
Post-completion, the project is well positioned as a primary residential development, targeting buyers working in Sofia who value space, nature, and cost efficiency.Compared to Sofia districts such as Mladost, this location offers a significantly lower entry price per m² while remaining within practical commuting distance via the highway and nearby Dupnitsa.Regional Tailwinds
The area is expected to benefit from EU-backed transition funding linked to the green-energy shift and the modernization of the nearby Bobov Dol Power Plant, improving infrastructure, employment stability, and long-term demand fundamentals.

Drone Shots of the Building

Documents & Plans

• Architecture Plans - New

• Architecture Plans - Existing

• Expert Opinions

• Structural Report - BG

Tour of the Building

Model after Construction
without design of the facade

Invest in the Future of Family Living—Just 60 Minutes from SofiaWe’re presenting a rare opportunity to invest in the redevelopment of a residential building in a prime natural setting, only one hour from Sofia and minutes from Dupnitsa. With highway access nearby, it’s perfectly positioned for a new residential concept that serves a growing market segment: families who work in the city but want to raise their children in nature.Why This Project Makes Sense* Untapped Demand: More families are leaving dense urban areas in search of healthier, nature-connected lifestyles—without wanting to give up professional opportunities in Sofia. This location offers both.
* Flexible Redevelopment: The existing structure allows for efficient transformation into spacious, family-friendly apartments. Early-stage planning enables optimization for modern needs with shared amenities and outdoor spaces.
* Attractive ROI Potential: Compared to overbuilt urban markets, this project offers significantly lower entry costs with strong long-term appreciation and rental demand. The proximity to Sofia makes it viable for both residential sales and long-term leasing.
* Community-Driven Appeal: Buyers and renters are increasingly drawn to community-oriented developments, especially those offering safety, space, and lifestyle benefits for children—making this a strong differentiation point.
* Park-like surroundings atop a scenic hill, offering stunning panoramic views and bordered by lush forest. Situated on a generous 17,000 m² plot with ample parking, plus space for a BBQ area, playground, and outdoor leisure.

Why Invest HereStrong fundamentals: Affordable entry cost, proximity to Sofia, growing regional demand.Excellent logistics: Direct access to E79 highwayReady infrastructure: Existing road, nearby utilities, and structurally complete building.Low competition: Few comparable projects in the region.Attractive financing & deal flexibility: Seller offers financing and milestone-based structure to ease cash flow for the developer.

Developer-Friendly Deal Structure- €1,000,000 if acquired in the current state
or
- €1,300,000 if acquired after issuance of PUP (Подробен устройствен план)Transaction qualifies as old building stock; no VAT applicable.
Seller financing possible during development period.