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.
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.
Charming Pony Village House
A mountain household at 1,450m on the Durmitor plateau, in the park buffer zone.
A working pony farm with a long history of hosting guests, run by Bogdan.
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. Towed to your pitch anywhere in the EU, on plates you can register.
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 three 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, with the document pack in a folder rather than a promise to follow.
Leasing and fleet terms
Leasing for an EU company
A unit is movable equipment on a registration document, which is what a leasing company needs to write against it. We prepare the invoice, the specification and the conformity papers in the form a lessor asks for, and work with the provider you already bank with.
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.
Unit
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.
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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