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Ownership status and cadastral data.
Legal clarity is not part of plot analysis, but unclean status blocks every next step.
Plot analysis
Before the vision, the truth about the site.
What you can build, what you must respect, what it may cost, before later-phase costs and challenges set in.
What we deliver
Deliverables, required inputs, and boundaries - one overview in the Scope tab below.
Full scopeWhat we need from you
- Land registry extract and ownership record, no older than 30 days.
- Survey if available, or the cadastral parcel reference.
- Existing documentation (for renovations or extensions).
- A short description of intended use and expected programme.
The first step is not a sketch. The first step is a list of constraints. Before we propose a solution, we map the regulatory framework, the spatial conditions, and the technical limits that shape what can actually be built.
Every client starts with an assumption about what their site can accept. That assumption is usually too optimistic. Our job is to establish the range of genuinely feasible scenarios before time and money are spent on a concept that will not survive the planning regime.
The service is available for projects in Zagreb, Zadar, Dalmatia, and other locations in Croatia, depending on project type and scope.
What we deliver
Three views on the same scope: deliverables, your inputs, and what is out of scope.
- Written extract of the relevant spatial plan, with the applicable provisions.
- Assessment of maximum gross and net area, allowed height, and storey count.
- Map of technical constraints (utilities, access, protection zones, energy class).
- Preliminary investment estimate in ranges, with main risks flagged.
- Written conclusion with a recommendation: proceed, adjust scope, or stop.
A question about what you just read? Write to us.
Duration and rhythm
Typically two to four weeks, depending on how quickly authorities release the underlying data. The deadline is given as a range, not as a promise.
Scope
- We do not guarantee that the site will receive a permit. Feasibility is not a legal guarantee.
- We do not act as a real-estate broker or appraiser.
- We do not structure project finance, only indicate orders of magnitude.
When we finish this service for you, what is your next step toward a completed project?Concept design
The feasibility study stands on its own. If the client continues, concept design follows.
Frequently asked questions
- Only for parts already documented to a standard we accept as input. Everything else we do from scratch, because our own verification is what protects the client.
- The written conclusion lists the required adjustments and their impact on area and investment. The client decides, we do not decide for them.
- It often serves as early due-diligence input. Banks and investors may request additional specialist studies depending on the case.
- Yes; one of the highest-leverage moments, before signing the purchase or committing to design.
- Yes; it is the core of the analysis. Final application and interpretation rest with the authorities.
- We can give a regulatory-informed recommendation and a risk scenario, with a clear map of the procedure's limits.
- It is logged as a blocker or condition; legal coordination is brought in if needed before continuing.
- It often serves as early due-diligence input, but institutions may request additional specialist studies.
- Per GDPR principles: only the necessary data, with clear purpose and retention period.
Legal and regulatory context (Croatia)
- The Croatian planning and building framework rests on alignment with spatial plans and the relevant planning and construction acts.
- Before design we check parcel status, designated use, building conditions, protected zones, utility limits, and existing documentation.
- A written plan extract and cadastral data are the starting point; a seller's verbal interpretation is not evidence.
- For foreign investors, ownership status and land-registry entry is often a prerequisite before any serious project decision.
- Analysis does not replace a location or building permit; it frames a decision to continue, adapt, or stop.
- Tenet does not provide legal interpretation; contested matters go to authorised legal counsel.
- The deliverable is a written conclusion with recommendation and flagged risks, not a promise of procedure outcome.
Analysis and feasibility do not replace an official decision of the competent authority or a legal opinion. They support a rational investment decision and next steps before larger spend.
Have a question? Send a short enquiry.
What typically goes wrong and how we contain it.
Unconfirmed plan assumptions
The spatial plan is interpreted verbally or from old experience, without a fresh extract. Later it turns out that envelope, use, or conditions do not hold.
Written extract before assessment
Step one is an official extract and a check of the layers that apply to the parcel. Only then do we conclude on feasibility.
Disputed boundary or ownership
The parcel boundary is unclear or ownership is not clean. A project on that base stops as soon as the authority asks for proof.
Legal check before concept work
Identified issues go to legal coordination before any drawing. We do not spend time on a concept while status is unclear.
Hidden infrastructure limits
Connections, easements, or network capacity are not checked at the start. A late discovery breaks assumptions about building.
Operator verification
Before a feasibility estimate we check connection conditions and on-site limits. The result goes into the written conclusion.
Over-optimistic envelope
A sales narrative promises more than the plan and parcel allow. The client builds expectations on a figure that will not pass review.
A realistic range, even when poor
We deliver the range the plan actually allows, even when the answer is negative. Better early than after a design contract.
What we need before plot analysis.
- Address and cadastral plot/municipality, or a map with the parcel marked.
- Ownership extract or land-registry record (if available).
- Existing documentation (earlier concepts, prior analyses).
- Co-owner or authorised-representative contact, if not sole owner.
- Short written intent (programme, unit count, time frame).
A missing document is not a blocker for the first conversation. Note what you have, what is missing, and what you would like to reconstruct.
How plot analysis ties into the rest of the process.
The study stands alone, but it is also the input every serious concept design needs. With it, concept rests on facts and permit procedures stay within a frame that is already mapped.
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Plot analysis
This service does not replace official interpretation by the competent authority; it makes those interpretations predictable.
Industry standards we build on
A rigorous pre-investment step reduces late corrections and enables a real go/no-go before money is committed to design and permits. The standard is to base the decision on a documented set of assumptions, not on a verbal agreement.
Strategic definition and brief preparation before design commitment.
Programme validation, site and regulatory framing before sketches.
Authoritative inputs, assumptions, and decision records.
Early clarity on scope and exclusions reduces downstream claims and rework.
Send a quick enquiry · Plot analysis
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