Breza · Bosnia & Herzegovina · ~1,000 m above sea level
Aheart,drawn onamountain.
I LOVE BOSNIA turns 470,000 m² of forest and meadow above Breza into a four-season destination for wellness, family life and investment, about 50 minutes by road from central Sarajevo.
Before any render, there was this hillside above Breza: open meadow, beech and pine, and a view that runs to the snow line. The masterplan keeps the forest, sets villages into the slopes and puts the social heart on the crest.
Land
470,000 m² in one parcel
Altitude
~1,000 m, with snow in winter
Sarajevo
18 km in a straight line; 41 km and about 50 minutes by road
Sellable area
122,000 m² target, with a study to raise it toward ~200,000 m² if permits allow
TodayTomorrow
The film · AT WORLD · 4 min 57 s
Walk through a day at I LOVE BOSNIA.
From the gate to the thermal pools, the mosque, the sports fields and a lakeside evening. Jump straight to a chapter below.
Select a zone to see what lives there. Themed walkways (history, nature and health) connect every village to the forest reserves.
Areas from the masterplan board; subject to final design.
Concept animation
This is what the drive arrives at. The access road climbs about 400 m from Breza and its critical stretches are heated from below, so every village on this crest stays reachable through the winter.See how the road works
Concept visual
The landmark
A hotel you can recognise from the sky.
At the centre of the destination stands the heart: the I LOVE BOSNIA Hotel & Resort, with a central square, all-day dining and the social life of the whole resort around it.
Operator talks with international hotel brands under way
The heart terrace
Weddings and celebrations on glass, above the forest and the morning mist.
Generation Homes · for owners
One home that grows with your family.
Each home pairs an 80 m² main residence with four independent 40 m² studios. Every studio has its own bathroom, kitchenette and entrance, so one home can be lived in, rented, shared with grown children or run for income.
50%You pay during construction: down payment plus instalments
50%Recovered from the studios’ net operating income, up to 7 years
٥٠٪ عليك .. ٥٠٪ علينا
50% on you, 50% on us
Own entranceYours to useOperated to recover the second 50%
Studio income is not guaranteed. It depends on occupancy, pricing, costs and taxes, and final terms are set in the sale contract.
Life at 1,000 m · for visitors
Four seasons, one address.
Spring promenades, summer lakes, autumn forests and snow you can walk to. The destination is designed to stay alive all year, not just in ski season.
What a stay includes
Thermal poolsWarm water, cold air and the mountains in front of you.
Care on siteHospital, cardiology and rehabilitation inside the resort.
Family farmAnimals, gardens and waterfalls for children to discover.
SportFootball, beach volleyball, zipline and a horse-riding centre.
Kids’ clubIndoor and garden play for younger guests.
Faith & learningA mosque and Quran classes within walking distance.
EveningsIftar on the terrace, a floating cinema and lakeside grills.
Floating cinemaFilms on the water under the mountain sky.
Getting here
Above the city haze, under an hour from the capital.
Sarajevo city centre41 km · ~50 min
Sarajevo International Airport35 km · ~43 min
Bjelašnica ski resort57 km · ~70 min
Jahorina ski resort66 km · ~81 min
Road distance and free-flow drive time from the site (OpenStreetMap routing, Sept 2026); traffic and snow add time. The diagram shows straight-line distance, north up.
Winter access · engineering concept
Snow on the hills. Not on the road.
The 7.4 km access road climbs about 400 m from Breza town to the resort. The concept keeps its critical stretches warm from below, so a car drives up on wet asphalt while the meadows beside it stay white.
Concept animation
Drag or use the arrow keys to look around
Your browser can't show the 3D view. The film and the diagram below explain the system.
≈1.5 km · 10,500 m²of the 7.4 km road heated: hairpins, the steepest ramps, shaded north-facing cuts, crossings and the final approach
180 W/m²design heat output, the standard used for Reykjavík’s 70,000 m² of heated streets
≈4.5 GWh a yearheat demand at Reykjavík’s 430 kWh/m² a year, from waste heat or summer heat stored underground
Pipes in the asphalt
Loops of PEX pipe a few centimetres below the surface carry a warm water-glycol mix through the wearing course, the same practice as Reykjavík and the Swiss SERSO bridge.
Summer harvest
In summer the same loops collect the heat of the sun-baked asphalt and store it in a borehole field in the rock. SERSO has done this for a 1,300 m² bridge since 1994, with 91 boreholes 65 m deep.
Winter release
Sensors in the pavement and a weather station start the flow about two hours before snowfall. A ground-source heat pump tops up the stored heat. The planned Kakanj–Sarajevo hot-water line, which names Breza among its recipients, could supply low-grade waste heat instead.
The rest of the road
Brine anti-icing before storms, ploughing and snow fences on exposed cuts cover the other 80%. Heating the whole road would cost several times more for little extra safety.
Where it already works
Reykjavík, Iceland70,000 m² of downtown streets and pavements; two-thirds of the heat is spent district-heating water at about 35 °C.
Därligen, SwitzerlandSERSO bridge on the A8: 1,300 m², summer heat stored in 91 boreholes, running since 1994.
Holland, MichiganAbout 80,000 m² of streets heated with power-plant waste heat since 1988.
Klamath Falls, OregonGeothermal snow melting on a steep street since 1948.
Sapporo, JapanHot-spring water melting road snow since 1966.
No heated public road exists yet in Bosnia or its neighbours. This would be a regional first.
Order of magnitude: US$2–5 million for the heated segments at documented rates of US$150–420 per m², before the heat plant. Not included in the current feasibility figures. Concept only, subject to geotechnical survey, engineering design and permits. Sources: World Geothermal Congress 2020 (Reykjavík); OSTI/ETDE record of SERSO; City of Holland; Lund, Geo-Heat Center; Radio Sarajevo, 7 Dec 2017 (Kakanj–Sarajevo line, 300 MWt, planned, not built).
For investors · preliminary feasibility, Sept 2026
Built on demand, not on hope.
Each phase opens for expressions of interest first. Construction starts only when at least 60% of that phase is reserved.
Figures in US dollars
470,000m² of land
122,000m² sellable area target
$2,750base price per m² (range )
$335.5Mbase-case gross development value
Gross development value
Three price scenarios on 122,000 m² of sellable area
Four phases, each gated by demand
Share of sellable area per phase, at the base price
Phase
Area m²
Homes
Reservations to start
GDV
Construction contracts (SPA) begin only after a phase reaches 60% expressions of interest.
Where the price sits in the market
Asking prices per m² for named projects in Sarajevo and its ski resorts, plus official averages, against the I LOVE BOSNIA launch range. Every price is shown in US dollars.
The launch range starts below every named project in this set; only its top end overlaps the ski apartments on Bjelašnica. It is in line with the official Sarajevo and Jahorina averages for new flats. Listing prices are asking prices, not transactions, and parking is extra. Sources quote in convertible marks; dollars here are converted at KM 1.95583 per EUR (fixed) and US$1.1460 per EUR (ECB, 18 Sep 2026).
“We don’t build first and look for buyers later. We start with data, design the product, then test demand.”
AT WORLD development plan, translated from Arabic
All project figures are preliminary assumptions from AT WORLD’s September 2026 feasibility work. They still need technical, legal and financial audit (licensed area, construction cost and unit count). They are not guaranteed returns and not financial advice. AED values use the fixed rate of 3.6725 AED per US dollar.
The market · foreign direct investment
The money already comes here.
Foreign investors hold US$12.43 billion of capital in Bosnia and Herzegovina. Fifteen countries hold nine tenths of it — the neighbours first, and the Gulf already among them: the UAE, Saudi Arabia and Kuwait hold US$783 million between them.
Investment stock · 31 Dec 2024
All foreign investors
US$12.43 bn
Stock at 31 December 2024
Stock of foreign direct investment at 31 December 2024, Central Bank of Bosnia and Herzegovina: the total (KM 21.22 bn) and top three from the bank's release of 26 August 2025; all fifteen countries from the Foreign Investment Promotion Agency's April 2026 report, which tabulates the bank's figures. The published table ends at fifteen, and those fifteen hold 91% of the total. Russia, Türkiye, the UAE, Saudi Arabia and Kuwait lie beyond this map, so their flags sit at its edge on their side. The bank reports in convertible marks; dollar figures here are converted at the fixed peg, KM 1.95583 = €1, and US$1.1460 per euro (ECB, 18 September 2026). Shares are of the KM 21.22 bn total.
The developer
AT WORLD
AT WORLD is the master developer, leading design, marketing and operations through a dedicated Bosnian project company. Vision and strategy: Dr. Mohammed Saleh.
من أرض إلى مشروع، ومن مشروع إلى دخل، ومن دخل إلى إرث للأجيال
From land to project, from project to income, from income to a legacy for generations.
31+years in real estate development
8,000+units across the founder’s career
AED 5bn+in portfolios and projects
212countries in a network of up to 4.3 million agents and brokers
The ten-stage method
Evaluate
Design
Plan
Organise
Execute
Market
Finance
Deliver
Operate
Collect
DAYS 1–30Structure
Development contract, project company, title and licence checks, highest and best use.
DAYS 31–60Design
Masterplan, Generation Homes design, brand identity, financial model.
DAYS 61–90Prepare
Media assets, master sales agency, expressions-of-interest strategy, legal structure.
DAYS 91–120Launch
Phase 1 opens for expressions of interest across the broker network.
Phase 1
Be first in line for Phase 1.
Around 102 Generation Homes open in the first phase. Register now and our team will send the brochure, the plan and the investor pack that fits you.
