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Modern Eco Village MEV logo

THE MODERN ECOVILLAGE

​A village with 500 houses and apartments on a plot of 615.000 sqm in the middle of nature in Southern Spain.

Executive Summary

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Modern Eco Village (MEV) is a visionary, self-sustaining residential and lifestyle community founded by Iancu and Belinda Ilies. MEV combines cutting-edge modular construction with sustainable living principles, advanced health and sports facilities, and a thriving semi-circular internal economy. Our goal is to provide a refuge from the stress of urban life in a beautiful natural landscape while keeping the functionality of a modern lifestyle. The project is delivering attractive financial returns through phased property development and value-added services.

We are seeking development loans to support land acquisition, infrastructure work, and initial construction phases. A phased development strategy, strong investor and customer interest, and scalable modular technology ensure the project's feasibility, profitability, and cash flow potential.

Project Overview

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 Location:

60km to Alicante (zoned for urban development). The plot is situated by a lake, in the middle of nature.

 Total Land Area:

  • 260 ha of urban development plots

  • 211 ha of green belt/common land

  • 177 ha agricultural land to be acquired

 Project Components:

  • 111 Modular Villas

  • 684 Modular Apartments

  • Communal health, wellness, and sport facilities

  • Commercial spaces (cafes, shops, co-working areas)

  • Eco-farming and energy production zones

 Objectives

  • Build a sustainable community

  • Deliver high ROI through plot sales and construction profits

  • Operate a circular community economy

  • Use MEV Token for internal economic transactions

The Plot

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An urban plot in the mountains with planning permission for 500 families situated by the lake (resilient water supply) with breath taking mountain views near the city of Planes. 

The plot is classified as “urban” with permission to build on 290 plots, the approvals and paperwork dates since 2009 and it’s being updated as we speak with the legal work being done by Garrigues. 

The location is 1 hour away from major cities such as Alicante and Valencia, also the sea. The fist town with hospital, universities, and a bigger infrastructure is Alcoi. 

drone view of the village by the lake
View from the village

Investment Proposal

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Loan Required: €3 million (Land purchase, infrastructure & construction)

  • Use of Funds:

    • €2M land purchase (206 plots)

    • €0.5M first phase of infrastructure works and communal facilities

    • €0.5M Modular construction startup (FrameCAD machinery)

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We have signed a contract for the majority of the plots (here) and we can guarantee with the plot itself. The buying price of the entire plot is around 3 million € and the current value is estimated at over 8 million €. After the necesary approvals come out in a few months the value of the plot will significantly increase. Here you can see the report from Valmesa.

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In addition we can provide a bank guarantee for 3 million through Acordy Invest.

 

Phased Development Plan (2025–2030)

  • Phase 1: Showhouse + site prep (Q3–Q4 2025)

  • Phase 2: 10–12 Villas (Q1–Q2 2026)

  • Phase 3: 27 Villas + 240 Modular Units + initial communal areas (2026–2027)

  • Phase 4: 27 Villas + 228 Modular Units (2027–2028)

  • Phase 5: 48 Premium Villas + 216 Modular Units (2028+)

Revenue & Profit Projections​

Unit Type
Build Cost (€)
Sales Price (€)
Profit Margin
Modular Unit
99,360
140,000
41%
2 Floors Villa
823,900
1,200,000
46%
Plus Villa
560,680
800,000
43%
Standard Villa
481,500
700,000
45%

Projected gross profits from residential sales exceed €40M over the life of the project (excluding custom villas and appreciation). The cost of building the common areas for the village, such as restaurants, shops, a school, a wellness clinic, are included in the cost of the houses.

Business Structure

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Three companies are being set up to run and manage the project. This company structure also has tax advantages for the development as it allows funds from different parts of the company to be moved around in a tax efficient manner and it also will help to protect assets held by the land company from issues during the build and vice versa

 

  • Terranova Ecovillage (Parent Company) — Sales, customer contracts (50/50 Ilies & O’Donnell)

  • Eco Aldea Terranova — Land acquisition, plot sales, rental income (50/50 Ilies & O’Donnell)

  • Eco Aldea Terranova Developments — Construction & infrastructure (100% Ilies)

 

 

Financial Strategy & Risk Mitigation

  • Membership-Based Sales: €10,000 up-front commitment fee per buyer

  • Early Cash Flow: Plot pre-sales + stage payments minimize capital gaps

  • Early Investors Secured: Over €700,000 in private investment to date

  • Token-Based Internal Economy: Financial autonomy and added investment vehicle

Risk Mitigation:

  • Showhouse phase to validate costs and designs

  • Conservative pricing and cost assumptions (+/- 15%)

  • Phased build enables flexibility and low initial exposure

 

Exit & Repayment Strategy

  • Loan repayment via:

    • Early villa plot sales (Phase 2)

    • Stage payments from customer contracts

    • Investor capital and business franchise revenue

  • Opportunity for equity conversion in later phases

  • Projected ROI allows for early loan repayment and reinvestment in Phases 3–5

Manufacturing Process & Build Cost Efficiency

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MEV homes will be constructed using an advanced galvanized steel frame system, renowned for its speed of assembly, durability, and outstanding thermal and acoustic performance. With a projected structural lifespan of up to 300 years, this system represents both a sustainable and cost-effective building solution.

To optimize construction speed and quality, the steel frame components will be manufactured in a controlled factory environment, ensuring consistency, minimal material waste, and reduced on-site labor time. The majority of the steel structures will arrive pre-fabricated and partially assembled, enabling rapid on-site installation — typically within one to two days, provided foundations and utility services are in place.

We are partnering with FrameCAD, a leading provider of steel framing technology. The purchase of a FrameCAD machine (approx. $350,000) will allow MEV to produce all necessary structural components for villas, modular homes, car park canopies, communal structures, and solar panel supports — directly from a rented local factory during the build phase. This internal capacity dramatically reduces reliance on external contractors and enhances our project’s profitability and scalability.

Initial implementation will begin with the construction of a showhouse, built in collaboration with FrameCAD at their UK training facility. This strategic step serves multiple purposes:

  • Validates our construction cost model

  • Mitigates early-phase development risk

  • Acts as a sales and marketing showcase

  • Allows customers to select from a range of design and upgrade options

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Based on FrameCAD estimates:

  • Each villa will require 7–7.5 tons of steel, totaling approximately 800 tons for 111 villas

  • Material cost: £640,000 (at current steel price of £800/ton)

  • Contractor-built steel frames cost ~£28,000 per villa

  • In-house fabrication reduces this to <£6,000 per villa, generating significant savings and improving overall margins

Insulation and cladding will feature eco-friendly, timber-based panels and injectable cellulose insulation, achieving excellent U-values and airtightness — key elements for energy efficiency and long-term sustainability.

Our construction manager has projected the direct build cost of a standard 230m² villa module at approximately €300,000, aligning closely with independent third-party estimates.

Market Analysis: Modern Eco Village (MEV)

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1. Industry Overview

Eco-living and Sustainable Real Estate

The demand for sustainable, health-conscious living is accelerating globally. Driven by climate concerns, remote work, and dissatisfaction with urban life, buyers are seeking greener, more intentional lifestyles. Eco-villages, co-housing, and wellness-oriented communities are growing segments in the real estate market, especially post-2020.

  • Global eco-real estate market size was estimated at over $260 billion in 2023, expected to grow at 8–10% CAGR through 2030.

  • Green building trends are being driven by regulatory pressures, buyer preference, and the financial incentives of lower operating costs.

  • Europe leads in eco-living adoption, with strong governmental and EU-level support for sustainable development.

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Modular Construction Trends

  • Faster build times, cost efficiencies, and environmental sustainability are key drivers.

  • Expected to reach $160 billion globally by 2030, modular building is especially attractive in large-scale residential developments like the MEV.

  • FrameCAD systems are well-recognized for high durability, scalability, and energy efficiency.

 

2. Target Market

Primary Buyers

  • Eco-conscious buyers: Families and individuals seeking a healthier, off-grid lifestyle.

  • Remote workers and digital nomads: Seeking community, tranquility, and strong internet infrastructure.

  • Retirees and semi-retirees: Desiring a serene lifestyle with access to wellness and community facilities.

  • Investors: Interested in rental yield from modular units or resale appreciation.

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Secondary Users

  • Wellness tourists and retreat visitors: Attracted by detox weekends, yoga, fitness, and holistic health.

  • Athletes and fitness professionals: MEV’s sports facilities and climate attract elite training groups.

  • Entrepreneurs: Looking to open businesses within MEV (cafés, health centers, farms).

 

3. Demand Indicators

  • Over 30 Community Members and investors already committed in the early stage with minimal marketing.

  • Ongoing interest from thousands of people via social media and web channels shows significant high demand.

  • Demand confirmed by:

    • €10,000 membership fee uptake (validated buyer intent).

    • Strong early-stage investments (€650,000+ already secured or under discussion).

    • Increasing number of inquiries about running businesses within the community.

 

4. Competitive Analysis

Direct Competitors

  • Few direct competitors offering the same combination of eco-living, wellness tourism, sports training, and modular, high-tech housing.

  • Comparable eco-villages exist in Portugal, Spain, and Germany, but typically lack MEV’s scalability and multi-purpose community model.

 

Key Differentiators

  • Modular customizability: Full flexibility from single 50m² modules to 375m² duplex villas.

  • Tech-forward construction: Steel frame, passive insulation, renewable systems.

  • Tokenized internal economy: Planned stablecoin system offers unique closed-loop commerce.

  • Circular economy model: Local jobs, communal farming, decentralized services.

 

5. Location & Macro Factors

  • The site benefits from:

    • Pre-existing infrastructure from a 2007 development (worth €3.5M).

    • Urban zoning with supportive local authorities for planning revisions.

    • Potential land uplift value post-planning: From €2.85M purchase to €22M+ estimated value.

 

  • Climate is suitable for:

    • Year-round agriculture

    • Outdoor sports training

    • Wellness tourism

 

6. Sales & Pricing Outlook

  • Estimated plot sale price post-development: €100,000–150,000+ per plot (based on Valmesa valuation and market trends).

  • Villa sales projections:

    • Entry: €700,000

    • Plus: €800,000

    • Premium: €1.2M+

    • Custom Houses: Starting €2.5M

  • Modular units projected sale price: €140,000–250,000 depending on configuration.

 

7. Risk & Sensitivity Overview

Risks

  • Planning permission delays

  • Rising material costs

  • Slower than expected sales absorption

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Mitigation Strategies

  • Phased development avoids overexposure.

  • Significant land value already in place — low acquisition cost relative to value.

  • Early investor interest reduces reliance on debt.

  • Build-test via Show-house before scaling up.

Given the information we have the plot is being bought at a good price, under the valuation company’s estimate, with a lot of potential upside.

In addition, the bank valuations that we have received do not fully factor in the “value” of the Ecovillage concept they only factor in the construction value of the site. On balance we feel as a result this is a very conservative pricing and once the planning is approved and the communal spaces and infrastructure is in place the later phases in the project will value significantly higher in value.

That said even is sales prices were 10% lower and even if build costs were 10% higher the project would still be very profitable producing an 22% return per Villa

List of registered buyers

Here is a list of people that registered to buy a house in the first week in february 2024 when we first made the project public. Since then we got thousands of submissions like these and we are confident that filling the 500 available spots will be fairly easy.

Conclusion

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The Modern Eco Village is perfectly positioned at the intersection of rising demand for sustainable lifestyles, modular innovation, and wellness tourism. Early interest validates strong market traction, and the site offers high upside potential. With land acquisition below market value, solid investor buy-in, and clear planning for phasing and cash flow, MEV presents a low-to-moderate risk, high-upside investment opportunity. With solid community interest, realistic costs, scalable architecture, and a strong leadership team, MEV is well-positioned to deliver a high-ROI sustainable real estate project. We invite interested banks and development investors to join us in shaping the future of sustainable living.

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