One-Bedroom Apartment with Sea and Mountain View and Rooftop Terrace in Orahovac for Sale

A low-density development of nine apartments over three floors in Orahovac, on the northern shore of the Bay of Kotor — around 200 m from the water, in one of the clearest-swimming stretches of the entire bay. Gated grounds, a residents' swimming pool, garages and parking, and landscaped greenery.

A one-bedroom, one-bathroom top-floor apartment of 43.28 m² internal, plus a 4.60 m² green terrace and an exclusive-use rooftop terrace of ~43.26 m², sea and mountain views, in Tri Oraha, Orahovac. The rooftop is nearly the size of the apartment beneath it. Residents' pool, gated grounds. ~200 m to the beach; Kotor ~9 km / ~15 min. Garage available at €25,000 or outdoor space at €8,000. Completion December 2026. €194,000.

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Orahovac is the village on the Bay of Kotor that people who know the bay come to swim in. It sits on the northern shore, on the scenic road that links Kotor to Perast and Risan, separated from Dobrota by the river Ljuta and its cold freshwater springs. The water here is deep and glass-clear — and because Orahovac lies on a rare outward curve of the coastline that escapes the shadow of Mount Vrmac, the shore holds the sun well into the evening, long after Kotor and Prčanj have gone dark. It is, by common consent, among the best places to swim in the whole of Boka Bay.

What Orahovac offers, more than a view, is a way of living. This is a small, quiet, working village — stone houses, lemon and orange trees, a waterfront of family-run konobas, and a fishing heritage it is genuinely proud of. Mornings begin with birdsong and the light off the water; days are shaped by the beach, the pool and the short walk to a table on the water; evenings end with the long golden hour that this stretch of shore keeps to itself, and a plate of fish grilled that morning. It is life by the sea at a human pace — the kind of place people spend a first summer in and quietly start looking for a way to stay.

Tri Oraha — "three walnuts," a nod to the village name, which comes from orah, the walnut — is built into this setting rather than imposed on it. Nine apartments across three floors is a genuinely low-density scheme: no towers, no crowding, a residents' pool and landscaped grounds behind a gated entrance. It is a short, level walk from the pebble beach and the konobas that define village life, and a short drive from the fuller amenities of Dobrota and Kotor.

The point of this apartment is on the roof. Beneath it sits a 43.28 m² one-bedroom home with a 4.60 m² green terrace; above it, a private, exclusive-use rooftop terrace of ~43.26 m² — almost the footprint of the apartment again. From the top of the building the views open in both directions: the mountains rising behind the village, the bay stretching out in front, and the long evening sun that Orahovac holds after the rest of the bay has fallen into shadow. For outdoor space per euro, it is the value unit of the third floor.

It suits a buyer for whom the roof terrace is the reason to buy — a couple who want to eat, sit and dry off outside with the bay in front of them, without the outlay of the flagship. A distinctive short-let, too: a private roof terrace with a bay view sells itself.

Residents' pool, gated grounds; parking available to add (garage €25,000 or outdoor €8,000, while they last). Direct from the developer, with legal and notarial support; completion December 2026. Interior images are developer visualisations.

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Key Features

• Nine apartments over three floors — low-density residential building
• Gated grounds, residents' swimming pool, landscaped greenery
• ~200 m to Orahovac beach — among the clearest water and best swimming in Boka Bay
• Optional rental-pool management programme
• Direct purchase from developer
• One-bedroom, one-bathroom top-floor apartment, 43.28 m² internal
• 4.60 m² green terrace plus an exclusive-use rooftop terrace of ~43.26 m²
• Sea and mountain views
• Residents' swimming pool; gated grounds
• Garage (€25,000) or outdoor space (€8,000) available to purchase
• Off-plan — completion December 2026

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Agent's Honest Take

This is the clever-money rooftop unit. You're not paying top price, and you're getting a private rooftop terrace nearly the size of the apartment, at the top of the building, with the views and the long Orahovac evenings. Add parking if you need it — only three garage and three outdoor spaces remain — and few apartments here give you as much usable outdoor space for the outlay.

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Living in Orahovac

Orahovac sits on the northern shore of the Bay of Kotor, on the coastal road that threads between Kotor, Perast and Risan, separated from Dobrota to the south by the river Ljuta and its cold freshwater springs. It is a traditional maritime and fishing village — stone houses stepping down to the water, citrus trees in the gardens, a fleet history it is quietly proud of — and it has kept the character that much of the bay has traded away. There is no resort infrastructure here, no promenade of souvenir stalls, no summer crush. What there is, is one of the best places to live by the water in the whole of Boka.

The water is the heart of it. Orahovac has long been known for having some of the clearest water in the Bay of Kotor — deep, cool and remarkably transparent over its pebble shore — and because the village sits on a rare outward curve of the coastline that escapes the shadow of Mount Vrmac, its west-facing beach holds the sun far later into the day than Kotor or Prčanj, which fall into shade in the late afternoon. It is the bay's golden-hour beach: a place for a morning swim before the boats arrive, a long lunch on the water, and a last dip as the light turns to copper over Luštica. Locals and those who know the bay come here to swim; by common agreement it is among the finest swimming in Boka.

Life runs at the pace of the water and the seasons. The daily essentials are in the village or a short walk along the front; a proper weekly shop, a pharmacy, a school run or a hospital are a few minutes' drive south in Dobrota and Kotor. It is quiet without being cut off, beautiful without being polished, and — with the UNESCO Old Town fifteen minutes one way and Perast five minutes the other — never far from the rest of the bay when you want it.

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Local Amenities

Orahovac's daily life is centred on the waterfront and the short strip of shops and konobas along it; the fuller amenities of Dobrota and Kotor are a few minutes south by car.

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On foot — Orahovac village and waterfront

• Orahovac beach — ~200 m / ~3 min. A long pebble beach with deep, exceptionally clear water, jetties and ladder entry, and the longest useful sun of any beach on the inner bay thanks to its west-facing aspect. Free public access; the swimming here is the reason many people come to Orahovac in the first place.
• Market Njive — ~450 m / ~6 min. The village shop, and a good one: fresh fruit and vegetables, fresh-baked bread and pastries, cheese, cold meats and the daily basics, run by a friendly owner (cash only). For everyday needs it saves the drive; for a full shop, Dobrota is a few minutes south.
• Restaurant Veranda — ~200 m. 4.6 stars from over 1,180 reviews. The village's anchor restaurant: a serious seafood kitchen — mussels, prawn risotto, stuffed squid, grilled fish and platters — at fair prices, with its own parking. The kind of consistent, well-run place that becomes a regular table.
• Grota Beach Bar & Restaurant — waterfront. 4.4 stars from over 530 reviews. A beach bar and restaurant with what regulars call the nicest view in the bay; octopus and black risotto, cold drinks on the pebbles, and a relaxed, un-touristy feel.
• Restaurant Casa del Mare — waterfront. 4.4 stars. A seaside terrace right on the beach, open all day and well liked for a generous breakfast over the water as much as for dinner.
• Ljuta river & springs — southern edge of the village. Cold freshwater springs that supply much of this stretch of shore, and the quiet, green end of the waterfront.

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A short drive south — Dobrota (~4 km / ~8 min)

Where the fuller amenities begin: an Aroma supermarket and other groceries, pharmacies and the Dom zdravlja medical centre, Sandrela bakery (4.8 stars, one of the most respected bakeries on the bay), and a run of well-regarded waterfront restaurants including Konoba Portun (4.7 stars, a fish konoba the locals keep going back to). Kotor Old Town, with its markets, restaurants and services, is a few minutes further.

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Schools

• OŠ Narodni heroj Savo Ilić — state primary school, Dobrota. ~7 km / ~12 min.
• JU Gimnazija Kotor — state high school (gimnazija), immediately alongside Savo Ilić in Dobrota. ~7 km / ~12 min.
• Knightsbridge Schools International — British international curriculum, Seljanovo / Porto Montenegro, Tivat. ~22 km / ~35 min.
• Arcadia Academy — international school, Lješevići, near Tivat. ~25 km / ~40 min.

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By car

• Kotor Old Town: ~9 km / ~15 min
• Perast (Our Lady of the Rocks): ~5 km / ~8 min
• Risan (Roman mosaics): ~8 km / ~12 min
• Dobrota (supermarket, pharmacy, medical centre): ~4 km / ~8 min
• Tivat town centre: ~21 km / ~33 min
• Porto Montenegro: ~22 km / ~35 min
• Tivat Airport (TIV): ~19 km / ~30 min
• Budva: ~31 km / ~45 min
• Podgorica Airport (TGD): ~89 km / ~2 hrs
• Dubrovnik Airport (DBV): ~63 km / ~1 hr 30 min (border crossing — allow extra time in season)

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Public transport

The coastal road (E65) carries regular buses — the Blue Line and regional services — linking Orahovac with Kotor, Perast, Risan and on toward Herceg Novi, with a stop in the village. Kotor's bus station (~9 km) handles regional and international coach services. Taxi and ride-hail (Bolt, Yandex Go) operate across the municipality. The beach and waterfront are walkable and the village shop covers daily basics; a car is useful for anything beyond the village, though day-to-day life here is less car-dependent than in the hillside settlements across the bay.

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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.