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Modern One Bedroom Apartment for Sale in D One Boka Residence Complex Dobrota, Kotor
€209,500
Peter Flynn
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In Brief
A one-bedroom ground-floor apartment of 47.28 m², including a 3.79 m² terrace, in D One Boka Residence — a new-build development of 18 apartments on an elevated hillside site in Dobrota, Kotor municipality. Open-plan kitchen, dining and living area of 23.81 m²; bedroom 12.33 m²; bathroom with walk-in shower. High-quality specification throughout: engineered timber flooring, warm oak joinery, light plaster finishes. Shared outdoor swimming pool, lift, and allocated parking space. Kotor Old Town 2.4 km/ 6 min; Tivat Airport 10 km / 18 min. Completion 2027. 209.500 EUR.
Description
D One Boka Residence occupies one of the most strategically positioned building sites in Dobrota — elevated above the bay road on a hillside that opens directly west across the water. S1 is the entry point into a development that, at completion, will deliver 18 apartments, a shared outdoor pool, and a specification well above what the market typically produces at this level.
The apartment is compact and efficiently planned at 47.28 m². The open-plan kitchen, dining and living area of 23.81 m²is well-proportioned for a one-bedroom apartment and connects directly to the 3.79 m² terrace. The bedroom at 12.33 m² takes a proper double; the bathroom is fitted with walk-in shower, vanity unit, and concealed cistern WC. Flooring throughout to engineered timber specification; joinery in warm oak; walls inight plaster finish.
The ground-floor position means the view crosses the rooftops of Dobrota to the bay rather than over them — the bay and the mountains of Vrmac are present; the wide, unmediated panorama of the upper floors is not. For a buyer comfortable with that trade-off, ground-floor pricing gives access to a specification and a shared amenity that would be difficult to find elsewhere in the municipality at this level.
Shared outdoor swimming pool between the two buildings. Lift. Allocated parking space. Purchased directly from a team of engineer-developers, with a flexible payment plan available. Completion 2027.Interior images are AI-generated visualisations for illustrative purposes; confirm specification with the developer before exchange.
Key Features
• One-bedroom ground-floor apartment, 47.28 m², D One Boka Residence, Dobrota, Kotor municipality
• Open-plan kitchen, dining and living area 23.81 m²; bedroom 12.33 m²; terrace 3.79 m²
• High-quality specification: engineered timber flooring, oak joinery, walk-in shower
• Shared outdoor swimming pool; lift; allocated parking space
• Bay of Kotor views across Dobrota rooftops to Vrmac and the mountains
• Direct purchase from developer; flexible payment plan available
• Off-plan— completion 2027
What Sets It Apart
At this level in Kotor municipality, the default offer is an older apartment in secondary condition, no shared amenity, and street parking. S1 delivers a new-build specification, a shared pool, allocated parking, and a hillside address with bay views, six minutes from Kotor Old Town. For a buyer entering the market or seeking a low-maintenance rental asset in a development of genuine quality, this is the value proposition.
Buyer Lens
A first-time buyer in the Bay of Kotor market, a couple seeking a pied-à-terre, or an investor looking for a new-build rental unit with minimal overhead. Not suited to a buyer whose priority is the full panoramic bay view — for that, the upper-floor units deliver more clearly.
Agent's Honest Take
Ground floor in a hillside development always prompts the same question: what's the view like? The honest answer here is that you have the bay, you have Vrmac, you have the mountains — but you see them across rooftops rather than over them. For some buyers that is enough; for others, the floor above is worth the difference. What is not in question is the address, the specification, and the fact that six minutes from Kotor Old Town with a shared pool and allocated parking in a new-build at this price is a combination the municipality does not produce often.
Local Amenities
Dobrota is a long, linear settlement running south along the eastern shore of the Bay of Kotor — one of the most scenic stretches of the UNESCO-protected bay. It is neither a resort nor a suburb; it is a place where people actually live: Montenegrin families, a growing international community, and a waterfront promenade that connects one good restaurant to the next. The development sits on the upper hillside of northern Dobrota, elevated above the bay road, with Kotor Old Town six minutes south by car and the waterfront walkable from the lower road. It is quiet without being remote, and it is improving — the restaurant and café offer on the promenade has grown meaningfully in recent years.
On foot — Dobrota waterfront and village
• Sandrela Bakery — ~450 m / ~6 min. One of the most respected bakeries in the area: burek, bread, pastries from early morning. 4.8 stars from 475 reviews.
• Medical Centre Kotor (Dom zdravlja) — ~500 m / ~7 min, on the main road
• Medicor Pharmacy & Apoteka Dobrota — ~500 m / ~7 min (two pharmacies in close proximity)
• Aroma Supermarket — ~750 m / ~10 min. Two floors, fresh produce, butcher, deli counter. The main grocery run for the neighbourhood.
• Tendita Bakery — ~800 m / ~10 min. 4.9 stars. Cakes, pastries, good coffee, café seating. The kind of place that earns a regular table.
• Moments Restaurant — 800 m / 13 min on foot. 4.8 stars, 892 reviews. Fine-dining register, bay views, live music on summer evenings. One of the highest-rated restaurants in the municipality.
• Konoba Portun — 950 m / 14 min on foot. 4.7 stars, 2,623 reviews. The fish konoba the locals keep going back to — seafood-focused, waterfront, with a level of consistent quality that is genuinely rare in the bay area. The kind of place that becomes a weekly habit.
• Platanus— on the waterfront strip, 4.5 stars, 1,573 reviews. All-day restaurant, family-friendly, reliable.
• Bonita 99 — waterfront, casual dining and drinking on the promenade strip south towards Kotor
• Virtu Beach — 1.2 km / 16 min on foot. Waterfront bar and beach
• Caffe Ankora — waterfront café/restaurant, bay views, 4.2 stars, 437 reviews
• Restaurant Mondo — 4.4 stars, 738 reviews. Waterfront, seafood platter, good-value evening dining
A short drive south (~1.6 km / 3–4 min)
• Kamelija Shopping Centre — Aroma Grocery Market, Medicor pharmacy, Kordić bakery, clothing stores, car park
• Resto Bar Taraca — 4.6 stars, 2,378 reviews. One of the most-reviewed restaurants in the wider Kotor area. Strong vegetarian menu, bay views, all-day.
Schools
• Kindergarten JPU Radost — Dobrota, ~750 m
• Primary school OŠ Narodni Heroj Savo Ilić — Dobrota, ~1.4 km
• Elementary and high school — Dobrota, within the village
By car
• Kotor Old Town: 2.4 km / 6 min
• Tivat Airport (TIV): 10 km / 18 min
• Tivat town centre: 13 km / 23 min
• Luštica Bay: 15 km / 23 min
• Porto Montenegro: 14 km / 27 min
• Podgorica Airport (TGD): 82 km / 1 hr 46 min
• Dubrovnik Airport (DBV): 69 km / 1 hr 34 min (border crossing — allow extra time in season)
Public transport
The main bay road (E65/E80) connects Dobrota to Kotor town centre. Taxi and ride services operate throughout the municipality. The waterfront is walkable; for most daily needs, the car dependency is low within the village itself.
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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