Two-Bedroom Apartment with Mountain & Bay Views · Boka Place, Tivat
€650,000
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 a prominent 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, a large-format sculpture at the centre, 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 eighth level — high enough to clear the surrounding roofline and deliver uninterrupted mountain views from the living area and the primary terrace, with partial bay views to the north. The hallway is clean-lined and functional, with full-height oak-finish wardrobe storage running one wall and a wood-effect plank floor that continues through to the main living space.
The kitchen and living area is open-plan and generously proportioned. The kitchen runs along the right-hand wall in an L-configuration: matt cream cabinetry to ceiling height, a terrazzo-effect stone splashback in grey and warm brown tones that reads as the room's single decorative statement, integrated induction hob, oven, dishwasher, full-height fridge-freezer, and under-cabinet lighting activated along both runs. The worktop material and sink are well-chosen — a light stone composite, flush and properly detailed. Full-height sliding doors on two sides of the living space open directly onto the main terrace, flooding the interior with light and framing the mountain wall above the town. The terrace itself is a long, stone-paved run behind metal brise-soleil railings — useful, sheltered, and with a clean outlook.
Both bedrooms are set to the quieter interior side of the apartment. They are properly sized for a two-bedroom configuration — not the compressed secondary rooms that often characterise this category — with thesame plank flooring, clean white walls, and proportions that read as genuinely liveable rather than specifier-minimum. The bathroom that earns its own mention: large-format grey cement-effect wall tiles, a white freestanding bath with an overhead rain shower and glass screen, an open-frame timber vanity unit, round and rectangular mirrors in combination, and terrazzo floor tiles in pale grey. A wall-mounted WC completes the picture. The detailing — including lit magnifying mirrors and wall-mounted shower controls — is the kind of specification that costs money and reads as such.
The building infrastructure matches the apartment finish. The lift interior is lined in light timber veneer with stone-tile flooring and stainless fittings. The corridor approach to the apartment is properly built out, with recessed ceiling diffusers, downlighting, and timber-faced entrance doors on individual apartment lobby spaces. These are not trivial details —they are what distinguishes a building that will hold its value from one that will not.
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, making this one of the more airport-proximate addresses in the region for a buyer who travels regularly or manages a short-term rental programme remotely.
The apartment is sold unfurnished, providing a blank canvas for a buyer who wants to specify their own interior — the bones and finish are already there. It works as a full-time residence, a high-season base, or a rental investment in one of the most recognisable addresses on the Adriatic.
What Sets It Apart
Two-bedroom apartments at this specification level are scarce in Tivat. The combination of an eighth-floor position, a genuinely above-average bathroom finish, a well-specified kitchen, and the Boka Place address — the only large mixed-use complex in the town — gives this apartment a market position that is difficult to replicate at the price. The building infrastructure, from lift to corridor to entrance lobby, is built to a standard that signals long-term asset quality rather than short-term finish. For a buyer weighing Tivat against the competing addresses on the bay, this is the argument for the town.
Buyer Lens
Well suited to a buyer looking for a high-specification permanent or seasonal residence close to Porto Montenegro, an airport-proximate short-term rental investment, or a quality asset in a complex with genuine long-term development momentum. Less suited to someone seeking a quiet village setting or a property already furnished and immediately income-generating —this apartment needs a buyer ready to fit it out.
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. The Boka Place complex adds its own layer: a piazza-facing retail and restaurant arcade, fitness and spa facilities, and a civic-scale public space that draws foot traffic from across the town.
On foot from the complex:
– Porto Montenegro marina, restaurants, and retail —approximately 5 minutes
– Tivat town centre, post office, banks, and pharmacy — 5 to8 minutes
– Supermarkets (Voli, IDEA) — 5 to 10 minutes
– Cafes, restaurants, and waterfront promenade — directly adjacent
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 / 20 to 25 minutes via the coastal road, or approximately 15 minutes via the Vrmac tunnel
– 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 30minutes (border crossing dependent)
Public transport:
Bus connections along the E65 coastal road from Tivat town centre 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 most consequential residential address in Tivat, and this apartment makes a strong case at its price point. The eighth-floor position, the bathroom and kitchen specification, and the building infrastructure all point in the same direction. The airport proximity is a genuine operational advantage for a rental buyer or a frequent traveller. The unfurnished condition is the one variable that requires a decision — but for a buyer who wants to control the interior outcome, it is an advantage rather than a liability. At €650,000, this is priced in line with what the specification and location justify.
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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