Belgrade Waterfront

What Belgrade Waterfront does

Belgrade Waterfront (Beograd na vodi d.o.o.) is a privately held master-planned mixed-use urban development company operating a 1 million m² site along the right bank of the Sava River in central Belgrade, Serbia. Founded in 2014 and wholly owned by Abu Dhabi-based Eagle Hills Properties LLC — led by Mohamed Alabbar, founder of Emaar Properties — the project has launched 58 buildings, of which 34 are completed and occupied, including the 168-meter Kula Belgrade tower (the tallest building in Serbia), the St. Regis and Bristol hotels, the Galerija regional shopping mall, and over 20 named residential complexes. The company's portfolio spans luxury branded residences (The Residences at The St. Regis Belgrade), mid-market apartments (BW Garden Plaza from €185,350+VAT), and an expanding ecosystem of cultural, educational, and recreational amenities — Sava Park (2.7 ha, 113,130 m² of green space), Sava Promenada (4.2 km of riverfront), Bristol Park, Linear Park / Green Corridor, Sava Square, the UNESCO-listed Nikola Tesla Museum, Ložionica cultural hub, a bilingual school and kindergarten, Gastro Market, and BW Marina with its yacht club and opera.

The business operates as a vertically integrated real estate developer with a one-time-sale revenue model: apartments are sold directly to end customers through three on-site sales centers (Belgrade Cooperative, Sava Promenada, Galerija) supported by property advisors executing a 7-step purchase process, with payment installments tied to construction milestones and VAT of 10% on newly built units. Go-to-market is direct-to-consumer with multi-channel marketing (website/blog, Facebook, Instagram, LinkedIn, YouTube, TikTok, email newsletters, on-site events such as Belgrade River Fest). Primary customer segments are affluent domestic individuals and families seeking integrated luxury urban living and real estate investors pursuing capital appreciation and rental yield. The parent group's ~USD 40 billion portfolio across 20 countries provides capital depth and international brand access, while the project itself is valued at approximately €3.5 billion, financed primarily through Eagle Hills and its investors rather than via public markets.

Name

Belgrade Waterfront

Legal name

Beograd na vodi d.o.o.

Website

https://belgradewaterfront.com

Company type

Private

Founded year

2014

Operating status

Operating

Headcount range

51–100 employees

Short description

Belgrade Waterfront is a privately held master-planned mixed-use developer building a 1 million m² integrated waterfront district on the Sava River in Belgrade, Serbia, selling residential units directly to affluent buyers and investors while operating retail, hospitality, cultural, and educational amenities across the site.

Ownership category

akta.pro rank

Product category

Real Estate Development

SIC

Land Subdividers & Developers (No Cemeteries) (6552)

akta.pro primary industry

Retail & Mixed-Use Commercial Construction (IMAFACAB)

Keywords

• Residential real estate
• Mixed-use development
• Master-planned community
• Urban property development
• Commercial real estate

Headquarters

HQ city

Belgrade

Offices3 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Infrastructure, Supply Chain, Operations, Personnel, Marketing or Sales

Revenue model

1. Residential Property Sales: Primary revenue from direct sales of residential apartments and units to end customers. The company sells apartments through a structured payment plan where installments are tied to construction milestones.

Pricing tiers

Go-to-market motion1 record

Distribution channels2 records

Marketing channels5 records

Core offering

Belgrade Waterfront is a master-planned mixed-use urban development along the right bank of the Sava River in Belgrade, Serbia. Its primary commercial activity is the direct sale of residential apartments across 20+ named residential buildings, supported by an integrated ecosystem of retail (Galerija shopping mall), hospitality (St. Regis, Bristol), cultural (Nikola Tesla Museum, Ložionica), educational (bilingual school and kindergarten), and public-realm assets (parks, promenada, marina) that it develops, operates, or co-locates.

Product overview

Belgrade Waterfront (Beograd na vodi) is a master-planned mixed-use urban development along the Sava River in Belgrade, Serbia, developed by Eagle Hills Properties. The project spans 1 million square metres with over 1.8 million square metres of gross construction area. The portfolio includes: the 168m Kula Belgrade tower housing The Residences at The St. Regis Belgrade; BW Marina with yacht club and opera; Galerija shopping centre (largest in the region); Sava Park (2.7 ha) and Sava Promenada (4.2 km); Bristol Park and Linear Park (Green Corridor); Sava Square cultural centre; Gastro Market; Nikola Tesla Museum; Ložionica cultural hub; modern educational campus with bilingual school and kindergarten; and over 20 residential buildings (BW RIVA, BW SENA, BW LENA, BW TOPAZ, BW EMERALD, BW HUDSON, BW GARDEN PLAZA, BW ISKRA, BW MAESTRA, BW ALEGRA, BW DIVA, BW BONACA, BW VIZIA, BW NOVA, BW Victoria, BW Riviera, and residence complexes). Hotels include The St. Regis Belgrade and The Bristol Belgrade.

Differentiator

Problem solved

Functional benefit

Products and services

• Belgrade Waterfront (Beograd na vodi) Master-Planned Community The overarching master-planned mixed-use development along the Sava River in Belgrade spanning ~1 million m² of land and ~1.8 million m² of gross construction area, integrating residential, retail, hospitality, cultural, educational, and public-realm assets. Sold and leased through Belgrade Waterfront's own sales organization.
• Kula Belgrade (Belgrade Tower) A 168-metre skyscraper, the tallest building in Serbia and the region, housing The Residences at The St. Regis Belgrade and the Belgrade 360 Deck observation deck. Sold as luxury branded residential units.
• The Residences at The St. Regis Belgrade Branded luxury residences inside Kula Belgrade, offering hotel-style living with St. Regis services and amenities. Target buyers are high-net-worth individuals and investors seeking premium central-Belgrade addresses.
• BW Marina District A new city district along the Sava River featuring a marina, yacht club, opera venue, and an extension of Sava Promenade. Sold as a premium waterfront residential and lifestyle destination.
• Galerija Shopping Centre The largest shopping centre in the region, located within Belgrade Waterfront, housing 300+ retail outlets and services. Operated by Belgrade Waterfront's subsidiary BW Galerija d.o.o.
• Residential Buildings (BW Riva, BW Sena, BW Lena, BW Topaz, BW Emerald, BW Hudson, BW Garden Plaza, BW Iskra, BW Maestra, BW Sava Riverline, BW Alegra, BW Diva, BW Bonaca, BW Vizia, BW Nova, BW Victoria, BW Riviera, BW Queen's Park Residences, BW King's Park Residences) A portfolio of 20+ named residential buildings offering apartments at varying sizes and price points — from luxury waterfront units (e.g., BW Riva from 4,380 €/m² + VAT) to more accessible options (e.g., BW Garden Plaza from 185,350 € + VAT). Sold directly to end-buyers via property advisors.
• Sava Park

Quantifiable outcome

• 170,000+ annual visitors to Nikola Tesla Museum
• +1 more outcomes

Segments2 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Four partnerships are on record, tiered flagship and core.

• Eagle Hills PropertiesflagshipStrategic or Co-development PartnerEagle Hills Properties, headquartered in Abu Dhabi, UAE, is the master developer behind Belgrade Waterfront. Led by Mohamed Alabbar, who also founded Emaar Properties (creator of Burj Khalifa and Dubai Mall), Eagle Hills has a project portfolio exceeding USD 40 billion across 20 countries. They specialize in large-scale integrated urban destinations combining residential, hospitality, retail, and public spaces.
• BW Kula d.o.o.coreOthersRelated party company within the Belgrade Waterfront group, handling specific operations related to the Kula Belgrade tower development.
• BW Galerija d.o.o.coreOthersRelated party company within the Belgrade Waterfront group, managing the Galerija Shopping Mall operations.
• UNESCOflagshipStrategic or Co-development PartnerThe Nikola Tesla Museum collection, housed within Belgrade Waterfront, was inscribed in UNESCO's Memory of the World register in 2003. This represents the highest level of global protection for cultural heritage, affirming Tesla's legacy and the significance of the museum's 164,000 documents and 1,200+ exhibits.

Scale indicators10 records

Recent moves6 records

Expansion highlights5 records

Direct peers

• Lendlease: Direct peer: global master developer behind Barangaroo (Sydney), Elephant & Castle and other integrated urban regeneration projects. Comparable urban-mixed-use thesis turning underutilized waterfront/urban land into integrated residential-retail-cultural districts.
• Aldar Properties: Direct peer: Abu Dhabi-based developer of integrated master-planned communities (Yas Island, Saadiyat, Al Raha Beach), combining residential, retail, hospitality, education and cultural assets — an analogous mixed-use mega-project operating model with comparable size and customer targeting.
• Mitsui Fudosan: Direct peer: Japanese developer behind large mixed-use redevelopments (Nihonbashi, Toyosu, Tokyo Midtown) combining premium residential, retail and cultural anchors — relevant comparator for the integrated-district-plus-cultural-amenity positioning Belgrade Waterfront pursues.
• Sun Hung Kai Properties: Direct peer: Hong Kong developer behind ICC and IFC towers and large-scale integrated residential-plus-retail developments in HK mainland China. Demonstrates the integrated-tower-with-podium-retail model that Kula Belgrade / Galerija replicates, scaled to a major gateway city.
• Eagle Hills Properties: Parent and most direct strategic peer: Eagle Hills develops integrated mixed-use destinations across 20 countries with a USD 40B+ portfolio, including Bahrain Bay, projects in Abu Dhabi, Marassi (Egypt), and Belgrade Waterfront. Comparable product, business model, and capital structure.
• DAMAC Properties: Direct peer: a Gulf-based luxury developer with branded residences (DAMAC Hills, DAMAC Hills 2, master-planned communities in Dubai and beyond) using similar luxury-branded-tower plus lifestyle-amenity positioning aimed at affluent international buyers — closely comparable customer profile and product mix to Belgrade Waterfront's BW Riva / St. Regis branded inventory.
• Vingroup: Direct peer: Vietnam's largest private conglomerate, whose Vinhomes and VinCity master-planned communities bundle residential towers, schools, hospitals, retail and parks into integrated developments in an emerging market — analogous mixed-use, scaled-product, integrated-amenity play to Belgrade Waterfront.
• City Developments Limited (CDL): Direct peer: Singapore-based international developer of luxury and integrated mixed-use developments including the Republic of Masterplan District — comparable product mix of branded luxury residences plus mixed-use retail/hospitality aimed at premium urban buyers.
• Related Companies: Direct peer: US developer of Hudson Yards and other large-scale mixed-use, master-planned destinations combining luxury residential, retail, cultural and public realm — closely comparable in operating model, scale, and integrated-stakeholder development approach.
• Emaar Properties: Direct peer: founded by the same entrepreneur (Mohamed Alabbar), Emaar developed Downtown Dubai, Burj Khalifa and Dubai Mall — the original integrated master-planned mixed-use district model that Belgrade Waterfront explicitly replicates at smaller scale in Serbia. Same luxury-branded-residence-plus-retail-plus-hospitality thesis.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat6 records

Key risks6 records

Key highlights6 records

Customer concentration

• YouTubeyoutube.com/user/BelgradeWaterfront
• Facebookfacebook.com/BelgradeWaterfront
• LinkedInlinkedin.com/company/belgradewaterfront
• Instagraminstagram.com/belgradewaterfront
• TikToktiktok.com/@belgradewaterfrontserbia
• Xx.com/bg_waterfront

Revenue estimate

Valuation estimate

Number of profiles

Profiles1 record

Subsidiaries2 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Belgrade Waterfront