Fully-Furnished One Bedroom Apartment in Boka Place, Tivat
€485,000
Peter Flynn
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Description
Porto Montenegro has been the defining project in Montenegrin real estate for the better part of two decades, and Boka Place is its residential and urban quarter — the part of the development built for people who want to live here, not just berth a yacht. The complex occupies aprominent position within the broader Porto Montenegro footprint, between the Adriatic Highway and the waterfront, and has redrawn the top end of Tivat's residential market since it opened. Architecturally it is serious work — a sequence of buildings in white render, warm terracotta, and local stone arranged around a stone-paved internal piazza, with retail arcades at ground level and a coherence of material and scale that is genuinely unusual in Montenegro. Block 5, the building in which this apartment sits, is the contemporary white-render tower on the western side of the development, served by a wood-panelled lift and finished corridors with timber-faced apartment doors.
The apartment is on the fourth floor — a well-consideredposition within the building, with the internal piazza and the activity of the complex below, and enough elevation to feel removed from the ground. The layout is logical and well-resolved: a single flowing space for living, kitchen, and dining, opening onto the balcony through full-height glazing, with the bedroom and bathroom set to the quieter side of the plan.
The kitchen and living area reads as a single connected space without feeling compressed. The kitchen runs in an L-configuration with white cabinetry to ceiling height, a terrazzo-effect stone splashback in grey and warm tones that carries the room's decorative weight, and integrated appliances throughout — induction hob, oven, dishwasher, full-height fridge-freezer — with under-cabinet lighting on both runs. The dining arrangement sits at the kitchen's edge, practical and properly scaled for the room. The living space beyond is furnished with considered restraint: a sofa, alow coffee table, an open shelving unit along one wall, and pendant lighting above the dining table in tinted glass — a combination of pieces that reads as designed rather than assembled. The balcony, accessed through the sliding door,is a usable outdoor space with a small table and chairs, oriented towards the internal courtyard of the development.
The bedroom is properly proportioned — not a compressed secondary room — with a double bed, an up holstered headboard, wall-mounted reading lights, a work desk, and a wall-mounted television. The same plank flooring runs throughout, with warm ambient lighting that gives the room ahotel-quality finish. The bathroom is well-specified: large-format cement-effect wall tiles, a walk-in rainfall shower with glass screen, anopen-frame vanity unit, a wall-mounted WC, and mirrored storage above. The detailing — recessed lighting, wall-mounted shower controls — is consistent with the rest of the building's standard.
The apartment is sold fully furnished and move-in ready. Fora buyer who wants to deploy the asset immediately — whether as a residence or arental — there is nothing left to do. The furniture specification is coherent and well-chosen, and the apartment presents in the same condition as the photographs.
Being part of Porto Montenegro is the headline amenity. The marina, yacht berths, waterfront restaurants, and retail of Porto Montenegro proper are a five-minute walk through the development. The internal piazza at Boka Place hosts its own retail and food-and-beverage units under stone arches,with fitness, spa, and wellness facilities within the building. Tivat International Airport is ten minutes by car — one of the more airport-proximate addresses on the bay for a buyer managing a rental programme remotely or travelling regularly.
What Sets It Apart
One-bedroom apartments at this specification level, within Boka Place itself, rarely come to market fully furnished and immediately income-generating. The combination of a coherent furniture package, awell-finished kitchen and bathroom, and the Porto Montenegro address gives this apartment a market position that is straightforward to underwrite — there is no fit-out cost, no lead time, and no ambiguity about presentation. For a buyer weighing entry points into the development, this is the most operationally immediate option at the price.
Buyer Lens
Well suited to a buyer seeking a high-specification,move-in-ready residence or a rental investment within Porto Montenegro that cangenerate income from day one. Also well suited to a buyer entering the Boka Place market at a lower capital outlay than the larger configurations, with no additional spend required. Less suited to someone who wants to control their own interior specification — the apartment comes as it is, and that is part ofits value.
Local Amenities
Tivat is a functioning town — not a resort village — with year-round infrastructure, a commercial port, an international airport, and an increasing concentration of premium amenity anchored by Porto Montenegro. Boka Place sits within that development, with the marina, waterfront, and the full Porto Montenegro offering on foot from the front door.
On foot from the complex:
– Porto Montenegro marina, restaurants, and retail —approximately 5 minutes
– Cafes and restaurants — within the complex, ground floor
– Tivat town centre, post office, banks, and pharmacy — 5 to8 minutes
– Supermarkets (Voli, IDEA) — 5 to 10 minutes
– Waterfront promenade — directly outside the development
Medical:
– Tivat Health Centre — approximately 1km / 5 minutes by car
– Hospital and full medical facilities, Kotor — 20km / 20 to25 minutes
By car:
– Tivat Airport (TIV) — 10 minutes
– Kotor Old Town — 20km / 15 minutes via the Vrmac tunnel,or 20 to 25 minutes via the coastal road
– Budva — 35km / 30 to 35 minutes
– Perast — 25km / 25 to 30 minutes
– Herceg Novi — 35km / 30 to 35 minutes (or 15 minutes via Kamenari–Lepetane ferry)
– Podgorica Airport (TGD) — 90km / approximately 1 hour 15minutes
– Dubrovnik Airport (DBV) — approximately 80km / 1 hour 30 minutes (border crossing dependent)
Public transport:
Bus connections along the E65 coastal road from Tivat towncentre to Kotor and Herceg Novi. Ferry service from Kamenari to Lepetane runs year-round, substantially reducing drive times to Herceg Novi and the outer bay.
Agent's Honest Take
Boka Place is the residential address within Porto Montenegro — the part of the development that was built to be lived in year-round, not just visited. This apartment makes a clean case at its price point: a fully furnished, move-in-ready one-bedroom in a building with genuine long-term asset quality, within the most established marina destination on the Adriatic. The furnished condition removes the one variable that typically delays deployment — a buyer can complete and place the apartment into use without further decision-making. At €485,000, this is priced to reflect both the specification and the immediacy it offers.
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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