This is the article that nobody writes because the numbers feel too risky to share. They're too low and someone accuses you of underselling the complexity. Too high and you're accused of gatekeeping with scary figures.
We're going to share our actual numbers — with the important caveat that costs vary enormously depending on site, specification, and what you do yourself vs. what you pay for. Take these as real reference points, not guarantees.
## Land
Rural rústico land in Norte Portugal: **€8,000–€35,000 per hectare**. We paid €22,000 for 3.2 hectares — €6,875/ha — which is typical for a well-located plot in Trás-os-Montes with a stream, mixed woodland, and road access. Minho is more expensive (€15,000–40,000/ha in many areas). Trás-os-Montes is generally cheaper with larger parcels available.
Legal costs (solicitor, notary, property registration): **€3,200**.
Total land acquisition: **€25,200**.
## Infrastructure — First Phase
**Borehole and pump:** €9,400 (40m deep, 2.5 m³/hour yield — adequate but tight for full capacity)
**Reed bed wastewater system:** €22,500 (Imhoff tank + 20m² reed bed + polishing pond, engineered)
**Electrical installation (off-grid solar + battery):** €24,800
**Access road improvement (gravel + drainage):** €4,200
**Fencing and rabbit protection for planting areas:** €2,800
**Water storage cistern (20,000L HDPE):** €3,100
Infrastructure subtotal: **€66,800**
## Accommodation — MVP Phase (Glamping + Renovation)
**4 x bell tents on timber platforms (8m diameter):** €18,400 (platforms built by local carpenter, tents from Canvas Campsite Ltd UK + local soft furnishing)
**Shared bathroom and shower block (converted stone outhouse, 22m²):** €34,500 (renovation, plumbing, tiles, fixtures)
**Main communal building (existing stone ruin converted, 85m²):** €127,000 (structural work, roof replacement, insulation, kitchen fit-out, underfloor heating, lime plaster, windows)
**Landscaping and outdoor common areas (firepit, paths, seating areas):** €8,200
Accommodation subtotal: **€188,100**
## Ecological Planting
**Biological swimming pond (designed, built, planted, established):** €47,000
**Food forest establishment (trees, groundcover, swales, mulch):** €6,400
**Kitchen garden (beds, polytunnel, irrigation):** €4,800
**Native tree planting (500 trees, materials and labour):** €2,800
Ecological subtotal: **€61,000**
## Professional Fees and Permits
**Architect (planning applications, building design, site supervision):** €18,500
**Engineer (structural, wastewater):** €6,200
**Solicitor/property lawyer:** €3,200
**Planning fees and municipal costs:** €2,800
**AL licence registration:** €350
Fees subtotal: **€31,050**
## Pre-Opening Costs
**Website and booking system:** €3,800
**Soft furnishing, kitchen equipment, linens:** €12,400
**Marketing and photography:** €4,200
**Operating reserve (3 months):** €18,000
Pre-opening subtotal: **€38,400**
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## Total MVP Build: €410,550
This is the honest total for getting to first guests at our site, at our specification, with a 4-tent glamping MVP plus a renovated main building, biological pond, kitchen garden, and food forest.
**It doesn't include:** - Developer's time and labour (significant, if you are not paying someone else to do it) - Interest on any bridging finance - Phase 2 permanent eco-cabins (budget an additional €120,000–200,000 for 4 timber-frame units)
## What Could Have Been Lower
If we'd used simpler accommodation (basic timber deck huts rather than a renovated communal building): save €60,000–80,000. If we'd deferred the biological pond to Year 2: save €47,000 now, add it later. If we'd done more physical labour ourselves: save €20,000–40,000.
A stripped-back MVP — 4 glamping tents, basic shared bathroom, simple communal kitchen, no pond yet — could be done for €180,000–220,000 on a well-chosen plot.
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