Mind Tower: 460 Apartments, 120 Meters on Bezanijska Kosa

Serbia’s Ministry of Construction, Transport and Infrastructure issued location conditions on August 10, 2026, for Mind Tower, a mixed use residential and commercial complex on Bezanijska Kosa with a total gross floor area of 119,116.88 square meters. The application was filed by Balkan Asset Management, a Belgrade based company.

Location conditions are the first document in a long list a project of this size has to collect, so figures from the concept design are only now becoming public. The plot covers 9,695 square meters and sits between Arsenija Carnojevica Boulevard, the Student Sports Center complex, and Blagoja Marjanovica Mose and Partizanske Avijacije streets.

Three Blocks and 35 Floors

The complex is made up of three blocks of different heights, with 460 apartments in total:

• Block A: 272 apartments across 35 floors
• Block B: 118 apartments across 14 to 16 floors
• Block V: 78 apartments across 4 to 9 floors

The highest point reaches 120 meters in zone 5, while the building steps down toward the surrounding parts of the block to 60, 37 and 28 meters. Above ground floors account for 88,483 square meters, below ground floors another 30,634.

The ratio between those two figures shows how dense the planned construction is: for every square meter of the plot there is more than nine square meters of above ground floor area. On average, each apartment corresponds to about 192 square meters of above ground gross floor area, a figure that includes office space and shared areas, not just residential square footage.

What Else Is Built on the Plot Besides Apartments?

Alongside the 460 apartments, the concept design calls for 12 office spaces, eight business apartments and 17 retail units. Two annexes to a preschool facility are also planned.

The shared underground garage has 768 parking spaces across five underground levels, of which 45 are reserved for people with disabilities. That works out to about 1.67 spaces per apartment, and the same garage is shared with the office and retail tenants. Entrances and exits are planned from Nova 1 and Nova 3 streets.

Heating and cooling are handled by air to water heat pumps, with separate units for each apartment. No connection to district heating or to the gas network is planned, which frees the developer from district heating utility prices but shifts the cost onto electricity and onto equipment inside every residential unit.

Two Tunnels Beneath the Site

The site carries infrastructure restrictions rarely found together in a single Belgrade block. A hydrotechnical tunnel 1,900 millimeters in diameter runs through the area, with a five meter protective zone from its edge on both sides.

Beneath part of the plot also runs a tunnel carrying a double track railway line. Construction is allowed only where the layer above the tunnel tube is thicker than 30 meters, and the design team must prove the buildings will not have a negative impact on the rail infrastructure. The condition from Serbia’s Railway Infrastructure company has already been obtained, and cooperation with that company stays mandatory throughout both design and construction.

What Comes After the Location Conditions

Construction is split into five phases. The first covers the part of the underground garage above which Blocks B and V are built, followed by separate phases for Block V and Block B, then the part of the garage above Block A. The tallest part of the complex, the 35 story Block A, is built last.

The Ministry of Environmental Protection stated that the project falls under categories where the developer is required to launch a procedure for deciding whether an environmental impact assessment is needed. That is the next step Mind Tower has to clear before it can reach a construction permit.