Standard Dome
€24,000
Ø 5 m · transparent bubble dome
The core format — intimate, bright and in high demand.
(a) The offering
Three dome formats. Each individually owned.
Each investor dome is an individual unit you own, operated on the campsite. Prices are all-in: delivery, installation and setup included.
Grand Dome
€26,000
Ø 6 m · spacious interior
More floor space and a generous interior for couples and small families.
Suite Dome
€29,000
4 × 9 m elongated pod
The signature format — an elongated capsule with the most interior space.
Concept renderings · not photographs of a completed site
Included in every dome
Private bathroom
Each dome has its own bathroom — no shared facilities.
Smart door lock
Keyless code entry, managed by the operator.
Electric curtains
Motorised curtains for privacy and daylight control.
LED lighting
Adjustable LED lighting with several modes.
Each dome is independently owned.
You purchase the physical unit, not a share in the land. Site-use rights, identification of your dome and the ownership transfer must be documented in the purchase and operating agreements.
(b) The vision
A quiet asset class, made of light and stone.
We build low-impact structures that hold their value and their view. No towers, no crowds — a small, carefully managed glamping site on an established campsite on the Croatian coast, serving peak and shoulder-season demand. Before purchase, investors should review site-use rights, permits, installation specifications and the operator agreement; these documents, not renderings, define the investment.
(c) The numbers
Three scenarios, every assumption visible.
€24–29k
All-in per dome, incl. delivery & setup
€22,952
Gross guest revenue per dome · base scenario
35.7–43.1%
Illustrative simple yield · base scenario (€29k / €24k)
~2.3–2.8 yrs
Simple payback · base scenario
Planning model · key assumptions
Illustrative planning scenarios per investor dome — not verified booking history, not a forecast and not a guarantee. Final returns can only be confirmed after a complete cost review.
- Operating season
- 214 days / year
- Guest prices
- Gross, incl. 13% PDV
- Operator fee
- €4,900 net / year
- Operator revenue share
- 10.5% of net revenue
- OTA model commission
- 12.75% of gross
Gross revenue = 214 days × occupancy × average gross nightly rate. Net revenue = gross ÷ 1.13 (assumed 13% Croatian PDV on qualifying accommodation). OTA model: 85% of bookings via OTAs at an assumed 15% commission = 12.75% of gross. Actual campsite rent, cleaning, energy/water, maintenance, insurance, other costs and taxes still require review and are not yet fully included in the surplus. The surplus is preliminary, not net profit.
Investor dome — base scenario, per year
- Gross guest revenue (incl. 13% PDV)
- €22,952
- Less assumed accommodation PDV (13%)
- − €2,640
- Net accommodation revenue
- €20,311
- Less operator fee (net)
- − €4,900
- Less operator share (10.5% of net)
- − €2,133
- Less OTA model commission (12.75% of gross)
- − €2,926
- Preliminary surplus before unaccounted costs, taxes & financing
- €10,352
Cost structure
- Dome unit, by size
- €21,500–€26,500
- Delivery, installation & setup (one-off)
- €2,500
- Annual operator fee per investor dome (net, plus applicable PDV)
- €4,900
- Operator share of net accommodation revenue (plus applicable PDV)
- 10.5%
Operator fee and revenue share are net amounts. Operator invoices are in principle subject to 25% PDV, shown separately as invoice tax and not operator profit (base scenario ≈ €1,758). Whether an investor can deduct this input VAT depends on the investor’s individual tax status — it is not assumed to be always deductible.
Preliminary surplus = net revenue − €4,900 operator fee − 10.5% of net revenue − OTA model commission. Campsite rent, cleaning, energy/water, maintenance, insurance and other unreviewed costs are not yet fully included. Before investor taxes, depreciation, financing and major repairs. Not net profit and not a guaranteed payout.
Illustrative simple annual yield (surplus ÷ purchase price), not compounded APY, shown for the €24,000 and €29,000 domes. Highly assumption-sensitive; final returns can only be confirmed after a complete cost review. VAT treatment and the contract and tax structure require review by a Croatian accountant.
Cautious, base, optimistic.
Same formula, three sets of assumptions for occupancy and average gross nightly rate over a 214-day season.
Cautious
50% occupancy · €150/night
- Gross guest revenue
- €16,050
- Net revenue (÷ 1.13)
- €14,204
- Simple yield €24k / €29k
- 24.0% / 19.9%
- Payback €24k / €29k
- 4.2 / 5.0 yrs
- Preliminary surplus
- €5,766
Base
65% occupancy · €165/night
- Gross guest revenue
- €22,952
- Net revenue (÷ 1.13)
- €20,311
- Simple yield €24k / €29k
- 43.1% / 35.7%
- Payback €24k / €29k
- 2.3 / 2.8 yrs
- Preliminary surplus
- €10,352
Optimistic
75% occupancy · €180/night
- Gross guest revenue
- €28,890
- Net revenue (÷ 1.13)
- €25,566
- Simple yield €24k / €29k
- 59.6% / 49.3%
- Payback €24k / €29k
- 1.7 / 2.0 yrs
- Preliminary surplus
- €14,298
Illustrative planning scenarios, not a forecast, guarantee or promise. Occupancy and rates are not validated by booking history. All surplus, yield and payback figures exclude costs still requiring review, taxes and financing; they are not net profit or guaranteed payouts.
(d) The opportunity
Buy a dome. We do the rest.
You buy a dome
Choose a 5 m, 6 m or 4 × 9 m unit. The all-in purchase price is €24,000, €26,000 or €29,000, including €2,500 for delivery, installation and setup.
We run it
The operator manages bookings, pricing, housekeeping, maintenance and guests. Per investor dome: €4,900 net annual operator fee plus 10.5% of net accommodation revenue, each plus applicable PDV; the precise scope belongs in the agreement.
You earn
The preliminary surplus is shown in three illustrative scenarios before unaccounted costs, taxes and financing; it is not net profit. It is not guaranteed and depends on actual results, the final cost review and the contract.
From purchase to distribution
- 01Purchase agreement
- 02Documented ownership transfer
- 03Managed operation
- 04Annual distribution
Review the memorandum and agreements first. The contract should specify the unit, site-use term, operating responsibilities, reporting and distribution conditions.
Only 3 of 5 domes still available
Investment entry open until 31 January 2027
(e) Risks
A real asset. Real investment risks.
Demand & seasonality
Occupancy and nightly rates can fall. Weather, competition and travel demand affect revenue.
Permits & site rights
Opening depends on approvals and secure site-use rights. Dome ownership does not establish land ownership.
Operations & maintenance
You rely on the operator. Damage, downtime, repairs and replacement costs can reduce distributions.
Liquidity & exit
There is no assured resale market or buyback. A sale may take time and achieve less than the purchase price.
Tax & capital loss
Tax, VAT and regulatory changes can affect net returns. Partial or total loss of invested capital is possible.
Illustrative projections are not guaranteed returns or investment, legal or tax advice. Independently review the site, agreements and financial assumptions before committing funds.
(f) Target timeline
Setup in spring. First stays from April–May.
March
Site preparation & first installations
April
Dome setup, fit-out & commissioning
April–May
Target rental launch · subject to readiness
Target schedule; year and exact opening date remain to be confirmed. Subject to permits, delivery, commissioning and operational readiness. No confirmed permit status is implied.
(g) Investor FAQ
The questions that matter.
What exactly do I own?
The individually identified physical dome, not the land or a company share. Purchase documentation must define transfer, site-use rights and what happens if the operating agreement ends.
What is the minimum investment?
One Standard Dome costs €24,000 including €21,500 for the unit and €2,500 for delivery and setup. Grand and Suite units cost €26,000 and €29,000. Tax treatment and any additional contractual costs must be confirmed.
Who operates the dome, and what does it cost?
The on-site operator handles bookings and day-to-day guest operations. The model deducts a €4,900 net annual fee plus 10.5% of net accommodation revenue (both plus applicable PDV), as well as an OTA model commission. Campsite rent, cleaning, energy/water, maintenance, insurance and taxes still require review and are not yet fully included; the preliminary surplus is not net profit. Ask for the exact included services, exclusions and maintenance responsibilities.
Are the returns guaranteed?
No. Surplus, yield and payback are illustrative planning scenarios (cautious, base, optimistic) before investor taxes, financing and costs not yet reviewed. Actual results depend on occupancy, rates, costs, taxes and the agreement; final returns can only be confirmed after a complete cost review.
How are taxes handled?
Your liability depends on your tax residence, ownership structure and Croatian rules. This page does not assume a VAT exemption or a net-of-tax return. Obtain independent advice in Croatia and your home country.
Can I sell my dome or exit early?
Exit and transfer rights must be specified in the purchase and operating agreements, including continued site use or removal. No guaranteed resale price, liquidity or operator buyback has been confirmed.
When do operations and distributions begin?
The target is setup in March–April and rentals from April–May, subject to readiness and permits. The year is not yet confirmed. Annual reporting and distribution dates must be agreed in writing; the first season may be partial.
Your next step
Let’s discuss your dome.
Send us a short message and we’ll arrange a personal call. All details, documents and purchase terms are clarified individually in that conversation. An enquiry is non-binding.
d4rko.novak@googlemail.com