Mediterranean Sunset Facing Villa in Kavac for Sale

Villa Mare - A two-bedroom Mediterranean-style villa of about 158 m² internal area (terraces included) set on a 499 m² plot on the hillside of Kavač, Kotor municipality, directly next door to Villa Maslina and sharing the same uninterrupted panorama across the bay to Sveti Marko Island, the Island of Flowers — connected to the shore by a narrow isthmus, though it reads entirely as an island from the water — and the Luštica Bay championship golf course, the sun setting directly ahead each evening.

Two bedrooms with two bathrooms, a guest toilet and a utility room on the lower level; a single generous living, kitchen and dining space across the entire top floor under a high ceiling, opened to the view through large glazed elevations and extended by a spacious covered terrace that runs straight off the living area.

Two storeys of Mediterranean architecture — pale rendered walls, generous openings, very spacious rooms full of natural light from morning through dusk. Air conditioning throughout. Log-burning wood stove in the living room. Mature, designed gardens around a private 22 m² swimming pool, with a covered garden seating area for shaded outdoor living and parking for three cars. Čelanovića Mlin, the old olive mill, sits directly alongside. Kotor Old Town 6.2 km / 13 min; Porto Montenegro 5.7 km / 17 min; Tivat Airport 7.4 km /12 min; Knightsbridge Schools International 5.4 km / 15 min.

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From the hillside of Kavač, the bay opens westward in a panorama that takes a moment to absorb. Sveti Marko Island in the near distance. Beyond it, the Island of Flowers — connected to the shore by a narrow isthmus, its name entirely earned from out on the water. Further still, the fairways of the Luštica Bay championship golf course tracing the contours of the peninsula. And at the end of every day, the sun going down straight ahead. This villa sits immediately alongside VillaMaslina and shares precisely that aspect — the same view, the same elevation, the same evening light — delivered in a smaller, gentler Mediterranean key.

The architecture is Mediterranean in spirit and considered in execution. Pale rendered walls catch the light through the day and warm in the evening sun; the openings are generous and frame the view with intent rather than incident. Inside, the rooms are notably spacious — about 158 m² of internal area across two storeys, terraces included — and the ceilings are kept high throughout. Daylight floods the interiors from multiple aspects. The 499 m² plot has been gardened with care: mature planting, designed rather than merely landscaped, with the kind of structure and softness that a thoughtfulMediterranean garden takes years to acquire.

The top floor is given entirely to one open, generous room — kitchen, dining and living combined under a high ceiling and the full bay view — with a spacious covered terrace running off it as a true extension of the living space. This is where the house places its centre of gravity: cooking, eating, and the long evening hour with a glass and the sun going down at the same elevation, the terrace carrying the room out into the open air without losing the shade. The glazed openings draw light from more than one aspect and the room feels considerably larger than its footprint suggests. A log-burning woodstove anchors the living area — the winters in the bay are real, and there are evenings, the bay turned silver and the wind off Vrmac, when the fire is exactly the right thing.

The lower level houses the two bedrooms, each with its own bathroom, along with a guest toilet and a utility room. The bedrooms share the same hillside aspect and morning light and open directly out to the garden, the pool and the covered seating area. The 22 m² pool sits within the designed garden, and the covered garden room beside it — a shaded sitting space off the water —is one of those Mediterranean essentials that effectively doubles the usable house through summer: lunch out of the sun, the cicadas in the afternoon, alate evening with the lamps lit and the bay below settling into dusk.

Air conditioning is fitted throughout, providing both cooling through the long Mediterranean summers and heating support through the cooler months alongside the wood stove. There is parking for three cars. The villa is sized and laid out for a couple, a small family, or a second home: large enough to live in properly, compact enough to look after lightly.

Kavač is a hillside village and a car is essential for daily life. The access lane narrows in sections as it climbs — worth knowing before a first visit. The mini market is walkable; HDL, Voli, and Ideal are all in Mrčevac and Radanovići, under ten minutes by road. Kotor Old Town is thirteen minutes; Porto Montenegro seventeen.

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Key Features

•        Mediterranean-style villa, about 158 m² internal area across two storeys (terraces included), on a499 m² plot, Kavač, Kotor municipality

•        Directly next door to Villa Maslina, sharing the same panorama: Sveti Marko Island, the Island of Flowers (peninsula with isthmus, reads as island from the water),Luštica Bay championship golf course; sunset-facing

•        Two bedrooms, two bathrooms, guest toilet and utility room on the lower level

•        Single open-plan living / kitchen / dining room across the entire top floor under a high ceiling, with the full bay view

•        Spacious covered terrace running off the living room as an extension of the living space

•        Very spacious rooms over two levels; high ceilings throughout; abundant naturallight

•        Log-burning wood stove in the living room

•        Airconditioning throughout

•        Private swimming pool, 22 m², set in the garden

•        Mature, designed gardens with a covered garden seating area for shaded outdoor living

•        Parking for 3 cars

•        Mediterranean architecture: pale rendered walls, generous glazed openings framing the view

•        Sized for a couple, a small family, or a comfortable second home

•        Čelanovića Mlin (working olive mill) directly alongside

•        Kotor Old Town 13 min; Porto Montenegro 17 min; Tivat Airport 12 min; KnightsbridgeSchools International 15 min

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What Sets It Apart

The view from this elevation — the full sweep of the bay, Sveti Marko, the Island of Flowers, the Luštica fairways, and the sun setting straight ahead— commands a premium that has not yet fully filtered into the asking prices on this hillside. Villa Maslina, the larger contemporary villa next door, makes that case at scale. This property makes the same case at a more accessible level: a Mediterranean home with the same panorama, the same evening light, a private pool, a covered terrace that opens the living room to the view, and a garden designed for outdoor living — sized and priced for the buyer who wants the view and the setting without the footprint or running cost of a larger villa. At around 158 square metres of well-laid-out internal area on a near-half-thousand-square-metre Mediterranean plot, in this position, there is genuinely very little on the market that competes.

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Buyer Lens

A couple or small family looking for a second home or a year-round base in the Bay of Kotor that delivers the view, the pool, and a Mediterranean garden without the scale and upkeep of a larger property. Particularlywell-suited to buyers who value the position and the panorama, want a finishedhome in Mediterranean style, and prefer manageable proportions over maximumsquare metres. Not the right property for a buyer who wants to walk to shopsand restaurants, or whose priority is a waterfront address — Kavač is ahillside village and a car is part of daily life here.

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Local Amenities

Kavač occupies the southern slopes of Vrmac — the great forested ridge that stands between the inner bay and the Adriatic beyond. It is a quiet, residential hillside; the kind of place where the road narrows as it climbs and the reward for the ascent is a view over one of the most beautiful, enclosed bays in Europe. The village has no tourist infrastructure, no promenade, no summer crowds. What it has, immediately alongside the villa, is Čelanovića Mlin— an old olive mill, still operational, where local owners source their oil. And a short drive down the hill, Restoran Nadoveza: over a thousand reviews, a 4.9-star average, and the kind of loyal following that only comes from akitchen that has consistently earned it. Two minutes by car, or a fourteen-minute walk on a fine evening.

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Immediately nearby

•        Čelanovića Mlin (Old Olive Mill): directly adjacent — working mill

•        Mini-Market Kavač: approximately 13 min on foot — daily essentials

•        Restoran Nadoveza: 1.1 km / 2 min by car, 14 min on foot — over 1,000 reviews at 4.9stars; one of the most consistently highly-rated restaurants in the bay and a genuinely local institution. The kind of place that earns that score not through occasion dining but through doing the everyday things exceptionally well

•        Cielo Rooftop Restaurant (Royal Blue Resort): 950 m / 2 min — rooftop dining with bay views, rated 4.5; live piano music in season

•        Royal Blue Beach: 2.8 km / 6 min — nearest beach

•        Apoteka Help pharmacy: 2.8 km / 7 min

•        Wine Empire: 2.4 km / 7 min — one of the bay’s most serious wine and spirits merchants; a broad, well-curated selection that goes well beyond what the location might suggest, with knowledgeable staff and a range that coversboutique European producers alongside the well-known labels

•        Pekara Davidović: approximately 7 min — local bakery

•        Fresh Corner café: approximately 7 min

•        MonteFish: approximately 7 min — a fishmonger of a different order; think Harrods Food Hall rather than a market stall. Fresh catch daily, displayed and presented with the kind of care that makes the difference between fish you eat and fish you remember. Langoustines, sea bass, bream, and whatever the boats brought in that morning — it is the sort of place that becomes a weekly habit

•        Idea supermarket: approximately 7 min

•        Bus stop (Mrčevac): approximately 7 min — coastal service toward Tivat

By car

•        HDL supermarket (Radanovići): 4.9 km / 10 min; Voli supermarket also in Radanovići

•        Kotor Old Town: 6.2 km / 13 min

•        Porto Montenegro: 5.7 km / 17 min

•        Luštica Bay (Centrale): 13 km / 17 min

•        Plavi Horizonti (Trašte Bay) beach: 13 km / 17 min — Blue Flag sandy beach

•        Tivat Airport (TIV): 7.4 km / 12 min

•        Podgorica Airport (TGD): 77 km / 1 hr 37 min

•        Dubrovnik Airport (DBV): 62 km / 1 hr 33 min (border crossing — allow extra time inseason)

Schools

•        Knightsbridge School International: 5.4 km / 15 min

•        Arcadia Academy: 6.5 km / 12 min

•        Local Primary School in Gradiošnica: 0.8 km / 2 min

Medical

•        Apoteka Help pharmacy: 2.8 km / 7 min

•        Milmedika Clinic (Porto Montenegro): 5.4 km / 15 min — a modern private clinic opened in 2024, purpose-built to a high standard and offering a comprehensive range of specialist services under one roof: general and family medicine, cardiology,  neurology, orthopedics, pediatrics, dermatology, urology, pulmonology, endocrinology, surgery, radiology, and full laboratory facilities. For residents and second-home owners who want access to serious private healthcare close to home, this is a significant addition to the bay

•        Hospital and full medical services: Kotor, 13 min

Public transport

Bus stop in Mrčevac approximately 7 minutes by car; coastal servicetoward Tivat. A car is essential for daily life from this location.

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Agent’s Honest Take

Twenty years of watching the Bay of Kotor develop gives you a particular instinct for where the value sits. The view from this position is the view —the same panorama that drives interest in Villa Maslina next door, available here in a smaller, more accessible Mediterranean home. The architecture is honest and the garden has been designed rather than thrown together: mature planting, a covered seating area, a 22 m² swimming pool that sits in proper relation to the house, and a covered terrace off the living room that earns its keep from spring through autumn. The wood stove in the living room is not adetail — the winters in the bay are real, and a Mediterranean villa of this size needs a focal point of warmth for the December evenings. The access lane is narrow in sections, and you will need a car for everything; I would rather tell you that now than have you discover it after the fact. But for a couple or small family who want a serious view, a designed garden, and a finished Mediterranean villa at this scale — at a price that still reflects where this part of the market is today rather than where it is going — this is a property worth looking at properly.

Get in touch for viewing!

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NT Realty is a boutique real estate agency based in Tivat, Montenegro. Founded by Peter Flynn, who first came to the Bay of Kotor in 2005 as a property investor and has since built businesses across real estate development, architecture, and interior design, the agency is run alongside Maša Flynn — architect and former Head of Design at Porto Montenegro, where she delivered over €60 million of projects on time and on budget. Between them they bring a depth of local market knowledge that is difficult to find elsewhere in the region.

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The team specialises in properties for sale and long-term rentals across the Bay of Kotor, Tivat Bay, and the Luštica Peninsula — from Porto Montenegro and Luštica Bay to private homes throughout the wider region. Our job is to guide buyers, sellers, and tenants through the process clearly, honestly, and without unnecessary complexity.