Every image San Nicolas has released is a computer-generated visualisation. The resort is off-plan and part-built, and none of these is a photograph of a completed villa. The film below the key facts is real footage of the site.
San Nicolas · Palasë, Dhërmi 9425
299.6 m² over two even floors of 149.8 m², with a private pool — the middle typology at San Nicolas, and the one that gives a whole floor to the bedrooms.
Price
Quoted per villa, by plot and position
This is one of 115 villas at San Nicolas and is offered as a typology, not as a particular property. Plot, orientation, position on the hillside and availability are confirmed on enquiry.
The development on film
The developer's film over Palasë. This is real footage rather than a visualisation, and it shows the resort as it stands: villas finished along the lower terraces, others still shells, and the beach below.
The villa
The Premium Villa divides exactly in half: 149.8 m² on each of two floors, 299.6 m² in all. The whole of the ground floor is living space. The drawing shows a sitting room in the west wing with the glazing turned to the sea, a dining table in the centre of the plan and a bathroom off the stair. No bedroom takes up any of it. All the sleeping accommodation sits on the first floor, where three rooms are drawn with beds — the largest in the south wing, with a 14.6 m² veranda beyond it. The developer's room list gives the ground floor as living room, kitchen, bathroom, laundry and terrace. The first floor is a master bedroom with bathroom, a second bedroom, a further bathroom and a terrace. Each room is named and not numbered, so the list tells us what a villa of this type contains rather than how many of each it has. That is why we publish the accommodation and no bedroom figure. The first-floor area is the developer's figure including that veranda. A private pool and the panoramic sea view come with every villa here, as does the specification: stone cladding, thermal glazing, smart-home wiring and renewable energy systems.
| Ground floor | 149.8 m² |
|---|---|
| First floor, including veranda | 149.8 m² |
| Total built area | 299.6 m² |
| Parking | Provided at the resort |
Areas are the developer's, as printed in the brochure for this typology. They describe the type, not a particular plot: the villa you are shown on site is confirmed with its own drawing. The brochure gives the first-floor figure as the area including veranda, and it is reproduced here on those terms. Parking is provided at the resort, and underground parking is available as a separate purchase on the developer's rate card. What is included with a particular villa is confirmed on enquiry.
Explore the typology
The developer's drawing for this typology is not annotated, so rooms are named here only where the drawing shows the use beyond doubt — a bed, a bath, a stair. Areas are certified for the two storeys, not for individual rooms.
Every image San Nicolas has released is a computer-generated visualisation. The resort is off-plan and part-built, and none of these is a photograph of a completed villa. The film below the key facts is real footage of the site.
The resort
San Nicolas is 60,000 m² of building on the coast at Palasë: 115 villas, each with its own pool, 117 apartments in 13 three-storey buildings, and a five-star hotel of 15,000 m² with 80 rooms and 10 suites. Owners are given a "Premium" card, which opens the hotel's facilities to them. There is also a rental programme for anyone who wants the villa let while they are away.
The number worth pausing on is the density. The site is built at an intensity of 0.3 with 20% site coverage — about a third of what surrounds it. That is why the greenery on this hillside survives the development, and it is the one claim in the brochure you can check against the masterplan.
Terms
San Nicolas is sold off-plan on the developer's own schedule, and it is front-loaded: three fifths of the price falls at signature, and the balance across the three instalments that follow. It is published here rather than at the end of a conversation because it is the first thing worth knowing.
Phase I completes December 2026 and Phase II June 2027, depending on the type of property. The developer states that bank financing is arranged with selected Albanian banks, without collateral. The proportion available is quoted differently in different documents, so ask us for it in writing rather than relying on a published figure.
Location & setting
San Nicolas is at Palasë in Dhërmi, where the coast road drops out of the Llogara national park and the Ionian opens up beneath it. Palasë beach runs along the foot of the site, and Cika mountain stands behind. Butrint, Gjirokastër and the amphitheatre at Orikum are all within a morning's drive. The resort itself sits on the hillside and is gated, laid out along the contours so that every villa faces the water.
Distances and journey times are the developer's. Vlora International Airport is 53 km away, and the Llogara tunnel and the Vlora bypass are under construction.
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