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
Two storeys of 109.7 m², three bedrooms and a pool of its own — the villa typology at San Nicolas that carries a published price.
Guide price
One villa in this typology
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
Standard Villa Type A is the typology San Nicolas prices openly: €1,250,000 for 219.4 m² over two floors of 109.7 m² each, with a private pool and the panoramic sea view every villa on this hillside has. It is also the only one of the four with a full drawing behind it, so what follows is read off the plan rather than inferred from a room list. The ground floor is a single open room: kitchen along one wall, a dining table in the glazed corner, and a sitting area turned towards the pool terrace. A bathroom is set into the middle of the plan, and the stair rises beside the entrance. On the first floor are three bedrooms and two further bathrooms off a central landing, with a balcony running the width of the southern elevation. Three bedrooms and three WCs in 219.4 m² is a generous allowance of bathrooms for a house this size. The two storeys are drawn 3.85 m apart, and the slope is why. The villas step down the terraces above Palasë, so the ground floor opens level onto its own pool while the bedrooms sit on the first floor, above the treeline.
| Ground floor | 109.7 m² |
|---|---|
| First floor | 109.7 m² |
| Total built area | 219.4 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. 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
Tap any room to see it named. The developer certifies the two floor areas but not individual rooms, so rooms are named here rather than measured.
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.
← Back to San NicolasPalasë, Dhërmi 9425
We will email you a link to open it.
We have sent a link to open the Rosalinde brochure. It expires in 24 hours.
Nothing yet? Look in spam, and check the address you typed. You can close this and try again.