2 Bedroom Penthouse for Sale in Morinj
€360,000
Peter Flynn
Features
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Description
In Brief
One of the first buyers into Lavender Bay had the choice of every apartment in the development - and chose this one. This two-bedroom penthouse of 94m² sits on the top floor of the complex with an unobstructed direct view across the Bay of Kotor towards Perast, a covered terrace across two outdoor zones, two bathrooms, and a complex that includes an infinity pool, sauna, steam room, and massage room. Sold fully furnished. Allocated parking included. Perast 10 minutes; Kotor 23km / 25 minutes.
In Full
When Lavender Bay launched, one buyer had first choice of the entire development. He chose this apartment - top floor, direct sightline to Perast, nothing above him and nobody sharing his view. Twenty years of watching this market suggests that kind of early, informed judgement tends to age well.
The full-width bifold doors in the living room fold entirely away, and on a clear morning the bay becomes part of the room rather than something observed through glass. The palette throughout is soft and consistent - cream, warm oak, taupe, white - quiet enough to let the blue and green outside do the visual work. The entrance hallway sets the tone before you reach it: an oak sideboard, a large round wooden wall clock, a pendant light. Considered rather than decorated.
The open-plan living and kitchen space works well at this scale. White flat-front cabinetry runs to ceiling height in the kitchen, granite worktops, integrated appliances. The dining table seats six. Two cream leather sofas face the bifold doors. An elegant circular mirror sits above the console table. The sloped penthouse roofline - the one thing no other floor in this building has - gives the whole space a character that photographs suggest but only registers properly in person.
The terrace is the apartment's clearest argument. Covered by a pergola of dark timber slats and arranged across two distinct zones - dining on one side, a lounge seating area on the other - it looks directly across the bay from both. Morinj village and Tra?te Bay (Plavi Horizonti) sit below; the water opens towards Perast; the mountains close the far horizon. From April through October this becomes the primary room, and Montenegro's long evenings tend to find their natural end somewhere out here.
Both bedrooms sit off a dedicated hallway, each with herringbone parquet and its own bathroom - a configuration that works as well for two couples sharing as it does for a family or an owner in residence. The main bedroom has a full-length mirror wardrobe and a mountain outlook. The second has an aspect towards the bay. The main bathroom has a full bath, taupe wall tiles, and a vertical mosaic strip in silver and grey. The second is a glass-enclosed shower room with rainfall head and pebble mosaic floor. A separate utility and storage room off the hallway houses the washing machine and offers lockable storage - the kind of practical detail that matters quietly over a long season.
The Lavender Bay complex adds an outdoor infinity pool whose edge meets the Perast sightline directly, an indoor sauna, steam room, and massage room. The apartment is sold fully furnished as seen. Allocated parking included.
What Sets It Apart
Most two-bedroom apartments at this price point on the western shore offer either a good view or a well-appointed interior or meaningful complex facilities - rarely all three, and rarely from the top floor without compromise on aspect. This penthouse has the unobstructed bay view that the lower floors in the same building do not, a terrace large enough to live on across two zones, two bathrooms, a four-facility wellness complex, and the character that only a penthouse roofline gives a living space. The original buyer understood the full picture before anyone else had the chance to.
Buyer Lens
Well suited to a buyer wanting a genuine high-season base or primary residence on the quieter side of the bay, or an investor looking for a property that photographs well and lets consistently. Less suited to someone needing year-round urban walkability - a car is necessary here, though the village handles the daily basics on foot.
Local Amenities
Morinj is a small, quiet village on the western shore of the inner bay - residential in character, unhurried in pace, and well enough equipped that daily life works without constant recourse to a car. The E65 coastal road runs through it, connecting Herceg Novi and Kotor by bus throughout the day, and the village centre is a short walk from the complex with a market, a post office, and a handful of places to eat and drink directly on the water.
On foot:
- City Market - 400m / 5 min. Daily groceries
- Ponta Morinj - 400m / 5 min. Post office
- Morinj Elementary School - 400m / 5 min
- Tramontana Beach Bar & Restaurant - 400m / 7 min. On the water, open from breakfast through late evening
- Catovica Mlini - 600m / 8 min. A restored water mill with garden tables beside the stream and a kitchen built around whatever came out of the bay that morning - one of the genuinely distinctive restaurants on the inner bay
- Morinjska plaza - 600m / 8 min. Sandy-pebble shore, calm and shallow
Medical:
- Pharmacy and clinic, Risan - 8km / 10 to 12 min
- Hospital and full medical, Herceg Novi - 20km / 20 to 25 min
Schools:
- Morinj Elementary - 400m / 5 min on foot
- International schools, Tivat - 20km / 40 min via ferry
By car:
- Voli and IDEA supermarkets, Risan - 8km / 10 to 12 min
- Verige 65, Kostanjica - 7km / 8 to 10 min
- Herceg Novi - 20km / 20 to 25 min
- Perast - 10km / 10 to 12 min. Departure point for Our Lady of the Rocks
- Kotor Old Town - 23.5km / 25 min
- Tivat and Porto Montenegro - 20km / 40 min via Kamenari-Lepetane ferry; 45km / 45 to 50 min around the bay
- Tivat Airport (TIV) - 20km / 40 min via ferry
- Podgorica Airport (TGD) - 115km / approximately 2 hours
- Dubrovnik Airport (DBV) - approximately 65km / 1h 15 to 1h 30 min (border crossing
dependent)
Public transport:
E65 bus through the village - every 30 minutes in peak season, from 3 EUR. Kotor approximately 1 hour; Herceg Novi approximately 25 minutes.
Agent's Honest Take
The western shore suits buyers who want the bay without the noise of it. This apartment, within that setting, has the position that someone with full knowledge and full choice identified at the very beginning - and nothing about it has diminished that judgement since. The view is direct and uncompromised, the terrace works as a genuine outdoor living space across two zones, and the complex delivers more than most comparable developments at this price. A car is needed for daily life; the village covers the essentials on foot. For buyers looking for a property they will not need to apologise for, in a location that rewards the decision to be on this side of the water, this is a straightforward recommendation.
ntRealty is a Real Estate Agency based in Tivat, Montenegro, headed by British businessman Peter Flynn, who has lived in the area since 2005 and focused his efforts in various aspects of real estate, including development, architecture, interior design, and investing in real estate in the area. The Tivat office is run by a team of professionals who really understand the local market. The team is there to help guide you through the buying (or selling) process, and we pride ourselves on giving a high level of service in a polite, friendly, and efficient way.
ntRealty specializes in properties for sale all around the Bay of Kotor, Tivat Bay, and Lustica, and our clients range from Porto Montenegro and Lustica Bay to hundreds of private individuals who put their trust in our operation.
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Frequently Asked Questions
After purchase and registration, you'll receive keys and take possession. Next steps include transferring utilities to your name, setting up building management payments if it's an apartment, getting home insurance, and—if you're renting it out—registering for tourist tax and obtaining any required permits. Your lawyer or agent can guide you through the administrative bits.
Rental income is taxed at 15% on gross receipts if you're renting short-term (tourist rentals), or you can opt for taxation on net income after expenses for long-term rentals. You'll also pay municipal tourist tax (€1 per night per guest in high season, €0.50 in low season) and need to register your rental with the tax authorities and tourism directorate.
Annual property tax is quite low—just 0.25% of the property's assessed value per year. The assessed value is typically well below market value, so you might pay €200-500 annually on a coastal apartment worth €200,000. It's collected by your local municipality and is one of Montenegro's more affordable ongoing costs.
Notary fees are set by official tariff and scale with your purchase price. For most residential properties, expect €350-€1,000 plus 21% VAT—so roughly €423-€1,210 total. A €250,000 property runs about €532 in base fees. There are also small charges for document copies and administrative filing, so your final notary bill might be slightly higher.
For resale properties, you'll pay 3% Real Estate Transfer Tax (RETT) on the purchase price. New builds from developers are zero-rated for RETT but include 21% VAT in the price—though developers can usually reclaim this VAT. Either way, budget around 3% of the purchase price for transfer taxes unless it's a new build where VAT is already included.
The notary doesn't receive or hold the money directly. Instead, the seller must confirm in writing to the notary that they've received the full purchase price. Only after the notary receives this written confirmation (and verifies tax obligations are met) will they issue the Clausula Intabulandi. Some transactions use bank confirmations for added security.
Yes, if you're married or in a registered partnership, you typically need your spouse's or partner's written consent to sell property in Montenegro, even if the property is registered solely in your name. This protects both parties' interests under matrimonial property rules. Your notary will confirm the specific requirements for your situation.
The Clausula Intabulandi is the notary's official confirmation that all legal and financial obligations have been met, allowing the property to be registered in your name. The notary issues it only after verifying you've paid the full price and all taxes. It's your green light for cadastre registration—without it, you can't become the legal owner.
Every property and owner has specific numbers that appear on contracts: your JMBG (personal ID), the seller's JMBG or company registration, and the property's cadastral parcel number (katastarska parcela/čestica). These link everything in the official registries and are essential for registration and tax purposes.
No, Montenegro doesn't have a title insurance system like the US or UK. Instead, buyers rely on comprehensive legal due diligence—your lawyer or notary checks the cadastre, ownership history, encumbrances, and permits before you commit. It's a different system, but with proper checks it's just as secure.
It depends on where your documents were issued. If you're from a Hague Convention country (which includes most Western countries), you need an apostille. If not, your documents need consular legalisation. Either way, they'll also need certified translation by a sworn court translator in Montenegro.
Your lawyer requests an official extract (List nepokretnosti) from the Real Estate Cadastre, which shows current ownership, any mortgages or liens, property boundaries, and legal description. The notary also verifies the seller's identity and legal capacity. This due diligence typically takes a few days and costs around €18-25 for the cadastre extract.
You obtain a JMBG through the local Police Directorate (MUP) by presenting your passport, proof of property ownership, and completing a simple application. The process typically takes a few days, and you'll need this number for tax declarations and property registration—even without residency.
For a straightforward resale apartment with clean paperwork, the buying process can often be completed within 3-6 weeks. More complex transactions, new builds, or mortgage-financed purchases can take longer.
Some banks do lend to foreigners, but conditions are tighter—lower loan-to-value ratios and stricter income requirements. Many foreign buyers finance through their home country or pay cash.
Officially, everything is in euros. You can convert from your home currency before sending, or in some cases settle using cryptocurrency if both parties and the notary agree—but the contract price and taxes are always euro-based.
Beyond the purchase price and transfer tax, budget for notary fees, translation, legal fees, and potentially agency commission—together, these typically add 2-4% to your total cost.
No. Most foreign buyers use a Power of Attorney to authorize someone here—your lawyer, NT Realty, or another trusted representative—to sign on your behalf.
By convention, the buyer usually pays both the notary fees and the sworn court translator fees, though this can be negotiated between parties.
Yes, and it's more straightforward than most people expect. Montenegro welcomes foreign buyers—both EU and non-EU—and you can own property in your own name without needing residency or a local company in most cases.
Disclaimer: Purchase Costs & Information Accuracy
All costs associated with the purchase, including notary fees, real estate transfer tax (if applicable), and any legal fees, are the sole responsibility of the buyer. ntRealty bears no responsibility for the correctness of the information published here, which is based exclusively upon details provided to us by the property owner(s). ntRealty has no obligation to update, modify, or amend this listing or to notify a reader if any information, including urbanistic or cadastral data, subsequently becomes inaccurate. All listings are subject to prior sale. Agency Commission: No agency commission is charged to the buyer. The agency fee is paid by the seller.
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