One-Bedroom Apartment in the Lavender Bay complex, Donji Morinj
€195,000
Peter Flynn
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In Brief
A one-bedroom apartment in the Lavender Bay complex, Donji Morinj, with open bay views across to Perast and the mountains beyond. At 59m², the apartment has been fitted and furnished with considerably more care than most in this price range — a coherent coastal aesthetic running from entrance hallway through to bedroom. The private terrace is garden-scaled at approximately 34m², with outdoor dining and lounge furniture, and views to both the mountains and the bay. Complex facilities include an outdoor infinity pool with a direct Perast panorama, an indoor jacuzzi, and a sauna. Allocated parking included. Perast is 10 minutes away; Kotor within 25.
Description
Set on the western shore of the Bay of Kotor above the village of Morinj, this one-bedroom apartment in the Lavender Bay complex looks directly across the water towards Perast and the mountain ridgeline beyond. The view is the headline, but it is not the only reason to pay attention.
The interior has been put together with a clear aesthetic sensibility - coastal and relaxed, referencing the setting without becoming generic. The entrance hallway opens with a large painted blue semi circle on the wall, a circular wooden pinboard carrying clipped photographs of Montenegrin scenes, and brass coat hooks. It sets a tone that holds throughout.
The main living space is open-plan, with large-format cream tiles underfoot and an L-shaped kitchen along one wall: white high-gloss cabinetry to ceiling height, under-cabinet strip lighting, integrated hob and oven, and a solid timber breakfast bar with two industrial-frame stools beneath twin rattan dome pendants. The living area is anchored by a grey sofa - which converts to a double sleeping configuration when needed - botanical cushions, and a wall-mounted acoustic guitar. The blue feature wall carries the TV and small decorative details that continue the bay theme. Full-width sliding doors open directly onto the terrace.
The terrace is the apartment's most underappreciated asset. At approximately 34m² it functions as a proper outdoor room - rattan dining table and chairs on one side, a corner sofa with blue and white botanical cushions on the other, Mediterranean planting providing natural screening along the rear border, and a lawn-level garden area below. The views take in both the mountain wall directly above the village and, from the bay-facing edge, the water and Perast beyond.
The bedroom is set back on the quieter side of the apartment. Herringbone parquet flooring, a dark navy bedhead panel, crossed wooden oars on the wall above - the nautical reference is specific and deliberate. A window bench with storage sits beneath the louvred green shutters; the aspect is towards the mountains. A small gallery of Montenegrin bay prints and a starfish on driftwood continue the same thread. The bathroom has a full bath with overhead shower, taupe wall tiles, and a vertical mosaic strip in green and gold tones as the single decorative element. A separate utility area off the bathroom houses a washing machine, wall-mounted water heater, iron, ironing board, and drying rack - practical detail that is often absent at this price point.
The Lavender Bay complex adds genuine value at this price point. The outdoor infinity pool is one of the better-positioned on the entire bay - its edge dissolves into a direct view of Perast and the enclosing mountain ridgeline. The indoor jacuzzi is set within a curved glass spa room; there is also a timber-lined sauna and a children's playground. An allocated private parking space is included with the apartment.
The apartment is sold fully furnished as seen. It works as an owner-occupier base, a lock-up-and-leave seasonal property, or a short-term rental investment - the Airbnb track record at 4.88 from 49 reviews suggests the latter is well-proven.
What Sets It Apart
Most one-bedroom apartments at this price point on the western shore deliver either a reasonable view or a usable interior - rarely both, and rarely with a terrace large enough to function as a second living room. The 34m² outdoor space here, the quality of the interior fit-out, and the complex facilities place this comfortably above the standard offer for the area. The Airbnb track record at 4.88 from 49 reviews is not an accident - it reflects a property that photographs well, lives well, and keeps guests coming back.
Buyer Lens
Well suited to a buyer looking for a proven rental investment, a well-appointed seasonal base, or a first step into the Morinj market. Less suited to someone needing year-round urban walkability - a car is necessary here, though the village covers the 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 placed that daily life works without constant recourse to a car. The E65 coastal road runs through it, and the village centre is a short walk with a market, a post office, and several places to eat and drink directly on the water.
On foot (approx. 400m / 5 to 7 min walk):
– City Market - daily groceries
– Posta Morinj - post office
– Morinj Elementary School
– Restaurant Sutvara - beside the Jaza creek in a wood and stone terrace setting; seafood, grilled fish, and Montenegrin grill. A well-regarded local restaurant and a regular choice for Lavender Bay guests
– Tramontana Beach Bar & Restaurant - 400m / 7 min walk. Directly on the water; open from morning through late evening
– Catovica Mlini - 600m / 7 to 8 min walk. One of the most regarded restaurants on the bay, set in a restored historic water mill with gardens running to the waterfront
– Morinjska plaza - 600m / 7 to 8 min walk. Sandy-pebble shore, shallow entry
Medical:
– Pharmacy and medical clinic, Risan - 8km / 10 to 12 min
– Hospital and full medical facilities, Herceg Novi -20km / 20 to 25 min
Schools:
– Morinj Elementary School — 400m / 5 min on foot
– International schools, Tivat area — 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 to1h 30 min (border crossing dependent)
Public transport:
E65 bus through the village —every 30 minutes in peak season, from €3. Kotor approximately 1 hour; Herceg Novi approximately 25 minutes.
Agent's Honest Take
The western shore suits buyers who want the bay on their own terms — the view without the crowds, the quiet without the isolation. This apartment has the position, the interior quality, and the rental track record to justify serious consideration at its price point. A car is needed for daily life; the village handles the rest. For a buyer who wants the bay without the noise of it, and a property that has clearly been looked after, this is a straightforward option.
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.
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.
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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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