A house that moves to where the season is
Off-grid stone-clad residences placed on working farms. Seven days without a single connection to anything.
A hotel is only as good as the spot it was built on.
Ours isn't built on one. It is engineered like a yacht and registered as a vehicle, so it can be lifted off one farm and set down on another in a matter of hours. When the mountains go quiet, it is already somewhere else.
Choose a country
Montenegro opens first. The rest follow as each farm network is built, one country at a time.
Montenegro
25 residences plannedCroatia
Planned 2028Greece
Planned 2029Switzerland
Planned 2029One residence, three seasons, one country
Montenegro is small enough that the mountains, the wine country and the sea are a few hours apart. So the same house stands in all three across a year, and it is never the one that sits empty.
The north
Durmitor, the Tara canyon, Biogradska Gora. Mountain pastures at 1,450m where the summer katun season runs.
The centre
Skadar Lake, Cetinje, the Crmnica wine valleys. The shoulder months, when the coast is cold and the mountains are wet.
The south
A short, deliberately small stretch of coast. Kotor, Bar, Ulcinj, and only where a farm sits behind the water.
The residence travels on its own American chassis, by ordinary road, with nothing to dismantle and nothing to reconnect at the other end. It carries its own power, water and sanitation, which is what makes any of this possible.
Choose a residence
Two sizes, the same systems inside. Both run a full week with nothing connected.
Residence 21ft
Two guests, one long week, nothing plugged in.
- Length
- 21 ft / 6.4 m
- Width
- 100" / 2.54 m
- Guests
- 2
- Autonomy
- 7 days off-grid
Grand Residence 24ft
Up to four guests, with room to stay longer.
- Length
- 24 ft / 7.3 m
- Width
- 100" / 2.54 m
- Guests
- 2-4
- Autonomy
- 7+ days off-grid
It runs on nothing
Four lithium banks, seven solar panels, a shower that recycles most of its water and a toilet that needs no septic. Marine-grade climate control from -10°C to 40°C.
It stands on a working farm
Not a resort, not an empty field. You wake up on a farm that was already there, with the food, the animals and the people that come with it.
It leaves nothing behind
No foundations, no groundwork, no connection to any mains. When it goes, the field is a field again.
The same chassis, fitted out to serve
Bars and coffee units are the other half of what we build. They go to venues that already have a name, they carry that name on the outside rather than ours, and they are sold with the arithmetic written out instead of a promise. If you run a bar rather than book one, start here.
Be there for the first season
The first residences deploy in Montenegro in Q3 2026. Leave your details and we write to you when dates open, before anything goes public.
Register your interestCountry
Residence
Booking is not open. Rates are indicative and confirmed when the first season opens, Q3 2026.
Systems
Marine and expedition grade, chosen to run unattended for a week.
Power
Victron inverter, four 200Ah LiFePO₄ banks (~38 kWh), seven 400W solar panels. Seven days off-grid.
Climate
Dual-zone heat pump in an R-40 envelope. Quiet, marine grade, four seasons from -10°C to 40°C.
Water and sanitation
An Orbital shower recycling around 90% of its water. An incineration toilet: no blackwater, no septic tank.
Access
A Nuki smart lock, so you let yourself in. Cerbo GX watches every system so nothing runs out while you sleep.
Residences
The same American chassis, the same systems, built to the same specification.
Mobile bars and kitchens
The same chassis and the same build discipline as the residences, fitted out to serve. Built within European towing dimensions and delivered to your pitch anywhere in the EU.
It brings its own everything
A pitch that can host one of these needs to be a piece of level ground and nothing else. That is what makes a field, a courtyard or a car park bookable at the same rate as a venue with services already in it.
- Its own water, carried in a tank and filtered on board, so no standpipe is needed at the pitch.
- Waste water stays with the unit in a grey tank and is emptied back at your own yard.
- Its own refrigeration, holding temperature while the unit is towed and while it stands.
- A battery bank runs the lights, the pumps and the till through a full outing.
- Shore power is used where there is any, and is not needed where there is none.
- Everything the unit serves with travels with it; the ground supplies nothing but the ground.
What it earns, and when it is paid off
The rates below are not our projections. They are the published price lists of two working operators — a mobile pub in Ohio and a mobile coffee bar in Alberta — converted at $1 = €0.92. If a unit like this earns that there, the arithmetic is worth checking here.
| Line | Coffee | Bar |
|---|---|---|
| Charged for the outing | €1,610 | €1,610 |
| Staff | −€108 | −€144 |
| Cost of what is served | −€165 | — |
| Fuel and towing | −€60 | −€60 |
| Cleaning, consumables, line service | −€40 | −€100 |
| Left over | €1,237 | €1,306 |
| Price of the unit | 18 outings | 24 | 30 | 40 |
|---|---|---|---|---|
| €70,000 | 3.1 | 2.4 | 1.9 | 1.4 |
| €80,000 | 3.6 | 2.7 | 2.2 | 1.6 |
| €90,000 | 4.0 | 3.0 | 2.4 | 1.8 |
| €110,000 | 4.9 | 3.7 | 3.0 | 2.2 |
| €130,000 | 5.8 | 4.4 | 3.5 | 2.6 |
Counted: what you charge, less staff, stock, fuel and the running of the unit. Not counted: VAT, insurance, the cost of borrowing, the vehicle that tows it, or what the unit is still worth when it is paid off — the first four lengthen the payback and the last one shortens it. Every figure is at €18 an hour for labour.
To your yard, not to a port
The unit is built in Istanbul and delivered to the address you give us — Germany, France, the Netherlands, Spain, anywhere in the EU. Customs clearance and the import paperwork are handled as part of the delivery, and the price we quote is the price at your gate.
It arrives ready to work: on its own wheels, within towing dimensions, tested and cleaned down before it leaves the yard.
Leasing and fleet terms
Leasing for an EU company
A unit is movable equipment with a serial number and an invoice, which is what a leasing company writes against. We prepare the invoice and the full build specification, and work with the provider you already bank with — tell us what else your lessor wants to see and we put it together.
Fleets and white label
Caterers and event agencies ordering more than one unit get fleet terms and a build slot reserved across the order. Units can be delivered unbranded, or finished in your own livery from the factory rather than wrapped afterwards.
Terms are agreed per order, in writing. Tell us the number of units and the country the company is registered in, and you get a quotation rather than a range.
Questions we are asked first
Whose name is on the outside?
Yours. The unit is delivered unbranded, or finished in your own livery at the factory — painted into the build rather than wrapped over it afterwards. Nothing of ours appears on it.
Can I tow it with the vehicle I already have?
Both units are built within European towing dimensions, and the loaded weight is confirmed in writing before the build starts. You know which vehicle and which licence it needs before you commit to anything.
Can the layout be changed?
Inside the shell, yes: which side the counter faces, how many taps, which machine, where the till sits. The chassis, the shell and the services are fixed, and that is what holds the price where it is.
How long does it take to build?
A build slot is reserved against your order and the date comes with the quotation. We would rather give you a date we can hold than a lead time that reads well in an email.
What is not in the price?
The vehicle that tows it, your insurance, and whatever your own municipality asks of a business serving food or drink. The unit, its fit-out and delivery to your gate are in it.
What happens when something breaks?
The fit-out is commercial equipment you can already get parts for in Europe, not fittings of our own design. A machine, a tap or a fridge is replaced by whoever services the rest of your bar.
Espresso & Cocktail Lounge
4 m · 6 m · 8 m — price on application
Two services in one trailer, because a wedding needs coffee at eleven and negronis at seven. The machine side and the bar station are separated so neither waits on the other.
- Coffee
- Two-group commercial machine
- Grinders
- Two, on-demand
- Bar station
- Speed rail, ice well, gastronorm inserts
- Cold
- Under-counter fridge and freezer
- Counter
- Food-grade stainless steel
- Power
- 230V CEE, 400V CEE on the 8 m
What is in it
- Two-group espresso machine with a water treatment line
- Two on-demand grinders and a knock box
- Professional bar station: speed rail, ice well, gastronorm inserts
- Under-counter refrigeration and a freezer drawer
- Blender and shaker station on a sound-damped worktop
- Glass wash sink and a separate hand-wash basin
What one outing leaves you
At the published European rate of €1,610 an outing, this unit leaves about €1,237 once staff, stock, fuel and its own running are paid. A season of twenty-four outings is roughly €30,000; thirty is roughly €37,000.
The rate is not our projection. It is what two working operators publish for a booking of this kind, converted from dollars. Your own diary decides how many outings a season holds.
How the numbers were worked out
The short version is on the bars page. This is the long one: every rate, every cost line and every assumption behind it, in the order they were worked out, so you can disagree with a specific number rather than with the conclusion.
Two operators who publish their prices
Nothing on this page is a projection of ours. Every figure starts from what two working operators charge their own customers, in public, on their own websites: a towed Irish pub in Columbus, Ohio, and a towed espresso bar in Calgary, Alberta. A number you can go and check is worth more than a number we modelled.
| Package | Asked | In euro |
|---|---|---|
| Park & Pour, Classic | $1,250 | €1,150 |
| Park & Pour, Signature | $1,400 | €1,288 |
| Park & Pour, Premier | $1,750 | €1,610 |
| Hayloft, cart: three hours, one barista, 150 drinks | $1,750 | €1,610 |
What a booking leaves, line by line
The bar appears twice on purpose. At the cheapest package the same trailer leaves €846; at the dearest it leaves €1,306. That gap is the single most consequential number on this page, and it is not equipment — it is how much the unit looks like an occasion when it arrives.
| Line | Coffee | Bar, cheapest | Bar, dearest |
|---|---|---|---|
| Charged for the outing | €1,610 | €1,150 | €1,610 |
| Staff | −€108 | −€144 | −€144 |
| Cost of what is served | −€165 | — | — |
| Fuel and towing | −€60 | −€60 | −€60 |
| Cleaning, consumables, line service | −€40 | −€100 | −€100 |
| Left over | €1,237 | €846 | €1,306 |
Trading for yourself at a festival
A private booking is a fee. A festival is not: you pay for the pitch and you keep what you sell. It is the mode every operator asks about, so here it is at honest volumes — a hard nine-hour day with two people on the counter.
| Line | Coffee | Bar |
|---|---|---|
| Sold over the day | 320 × €4.00 | 420 × €6.00 |
| Taken | €1,280 | €2,520 |
| Cost of what is served | −€352 | −€651 |
| Pitch fee | −€350 | −€600 |
| Staff, two people for nine hours | −€324 | −€324 |
| Left over | €254 | €945 |
What a full year of it comes to
A European season of private events is roughly twenty weekends, and a weekend can hold more than one outing. Eighteen is a slow first year while the diary fills; forty is an operator who is properly booked.
| Season | Coffee | Bar |
|---|---|---|
| 18 outings | €22,266 | €23,508 |
| 24 outings | €29,688 | €31,344 |
| 30 outings | €37,110 | €39,180 |
| 40 outings | €49,480 | €52,240 |
| 20 private outings and 10 festival days | €27,280 | €35,570 |
What price the model actually supports
Read backwards, the arithmetic answers the only question that matters before a price is quoted: what can a unit cost and still pay for itself in the time a buyer will accept? Two seasons is where an owner decides alone, without a lender and without being talked into it. Three is where the decision needs a reason.
| Use | In two seasons | In three |
|---|---|---|
| Coffee, 24 outings | €59,376 | €89,064 |
| Coffee, 30 outings | €74,220 | €111,330 |
| Coffee, 40 outings | €98,960 | €148,440 |
| Bar, 24 outings | €62,688 | €94,032 |
| Bar, 30 outings | €78,360 | €117,540 |
| Bar, 40 outings | €104,480 | €156,720 |
What is not in any of these numbers
Counted: what you charge, less staff, stock, fuel and the running of the unit. Not counted: VAT, insurance, the cost of borrowing, the vehicle that tows it, storage over the winter, and what the unit is still worth on the day it is paid off. The first five lengthen the payback. The last one shortens it, and on a trailer that has been maintained it is not a small number.
Three things would change these figures and none of them are ours to assert yet: the rates verified against European operators rather than North American ones, the real cost of the build once the specification is fixed, and whether a season where you work is twenty weekends or eight. Tell us your own three and we will run the same sheet against them.
Farms
Working households and highland pastures that host our residences. Each one was already there, doing its own work.
Be there for the first season
Booking is not open. The first residences deploy in Montenegro in Q3 2026, and we contact this list before anything else. Tell us roughly when you'd want to come and we'll write when those dates exist.
Buying a bar or a coffee unit is a different conversation, and that one is open now. Say which unit in the box below and you get a quotation rather than a place on a list.
Host a residence on your farm
You keep farming. We put a residence on a corner of your land and bring the guests to it.
No rent, in either direction
There is no lease and no site fee either way. What you get instead is guests: people who arrive, eat, buy and book what you already offer.
You sell your own produce
Farm Store sales run through the platform and you keep 85%. Dinners, tastings, riding, walks and classes are yours to price and yours to run.
Nothing to build
The residence brings its own power, water and sanitation. No connections, no groundwork, no building permit on your side.
Where we actually are
No residence has been built to production specification yet. There is one prototype, from 2023, and the first units are due in Montenegro in 2026.
So we can't promise you a number of guests or a season's income. What exists today is signed framework agreements with farms, a confirmed manufacturer, and terms that cost you nothing until a residence is actually standing on your land.
Write to us
Tell us where the farm is and what you already do there.
About Tiny Mansion
It started with a trailer built by hand, over two years, mostly wrongly.
What came out of it was a simple observation: the trouble with a beautiful place to stay is that it can only ever be in one place.
So we built the other thing. A residence engineered like a yacht, registered as a vehicle, able to run a full week with no power, water or drainage connected to it. It stands on a farm for a season and then it goes somewhere else.
We don't own land and don't intend to. Across Europe there are farms with owners, with land, and with almost no income, and they are better places to wake up than anything we could buy. We work with them instead.
The first twenty-five residences deploy across Montenegro from Q3 2026: the mountains of the north, the wine country in the middle, and a small number of coastal sites in the south. Croatia follows, then further afield.
The people
Who we are
Yuri Korsakov
Six years across architecture and hospitality. Designed the concept, moved to Montenegro to run production and deployment on the ground.
Sergei Ermakov
Ten years in hospitality and real estate marketing, including Wyndham, Best Western and Radisson Individuals.
Nana Tabidze
Thirty years of executive leadership, and founder of an award-winning Georgian destination operator.
Aleksan Vartapetyan
Five years full-stack. Builds the booking engine and the farm-partner platform.
Terms
Who you are dealing with
TinyArc Group d.o.o., registered in Bar, Montenegro. Email: korsakovyuri8@gmail.com.
Enquiries and bookings
Nothing on this site is a booking or an offer of one. Sending the form registers your interest and starts a conversation by email. Rates shown are indicative and are not confirmed until booking opens.
Rates and payment
All rates are in euro and carry no VAT. Payment terms, deposits and cancellation windows will be stated in full when booking opens.
Cancellation
Booking is not open yet, so there is nothing to cancel. The free-cancellation window, the deposit and what happens if we are the ones to cancel will be published here before we take a first booking.
On site
Residences stand on private working farms. The farm is someone's home and workplace, and we ask guests to treat it that way. Arrival hours, access, and whether children and dogs are welcome differ from farm to farm — we confirm all of it in writing for your farm before you commit to dates.
Law
These terms are governed by the law of Montenegro.
Privacy
TinyArc Group d.o.o., Bar, Montenegro, korsakovyuri8@gmail.com, decides how your data is used on this site.
What we collect
Only what you type into a form: your name, your email, and whatever you write in the message. We ask for nothing else and we set no tracking cookies.
What we do with it
We answer you, and we write to you when dates open if that is what you asked for. We don't sell your details and we don't add you to anything you didn't ask for.
Who else sees it
Form submissions pass through FormSubmit, which forwards them to our inbox. Email goes through Google. Fonts load from Google Fonts, which sees your IP address as part of serving them. Each has its own privacy policy.
Your rights
Write to korsakovyuri8@gmail.com and we'll tell you what we hold about you, correct it, or delete it.
Thank you
We have your message. We answer from korsakovyuri8@gmail.com, usually within a few days.
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