Four-Room Bungalow with outbuilding and basement in Radovici, Lustica
€250,000
Peter Flynn
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In Brief
A four-room semi-detached raised bungalow of 105 m² in Radovići village, Tivat municipality, east-facing with views of Lovćen and three stone churches. The property includes a separate 9 m² outbuilding on the title deeds — kitchen and bathroom — a basement of approximately 30 m² with above-ground windows and development potential, and a 318 m² plot with eight mature vines growing over a pergola above the gated driveway. Three air-conditioning units. Fully furnished throughout. Voli supermarket approximately 200 m on foot. Luštica Bay 1.1 km / 3 min; Trašte Bay (Plavi Horizonti) beach2.3 km / 5 min; Tivat Airport 9.6 km / 13 min; Kotor Old Town 11 km / 17 min; Tivat town 12 km / 17 min; Porto Montenegro 13 km / 21 min. €250,000.
Description
The thing about Radovići is how well it functions as a place to actually live. The Voli supermarket — currently being fully refurbished and shortly to reopen as a significantly improved store — is roughly 200 metres from the front gate. Luštica Bay is three minutes away. Trašte Bay (Plavi Horizonti) — one of Montenegro's top-ranked sandy beaches, Blue Flag certified, with exceptionally shallow water and a 300-metre sandy shore backed by pine and olive trees — is five minutes by car. A new primary school is under construction in the village. And yet the church bells ring on the hour and the lanes are quiet. For €250,000 in Tivat municipality, this is not an apartment. It is a house — with a gated driveway, a separate title dout building, a basement of approximately 30 m² with above-ground natural light already divided into three rooms, and a 318 m² plot with mature vines growing over a pergola that will shade the entire entrance from late spring through October.
You arrive through white iron gates onto a long terracotta-tiled driveway with decorative motifs. The pergola is overhead; citrus trees to one side, roses and Mediterranean planting to the other. Looking back from the entrance: three churches, cypress and pine, and Lovćen filling the skyline. The main building is a raised bungalow — five steps up, terracotta render with a darker base — and reads as a home rather than a conversion.
The entrance corridor is generous, with its own air-conditioning unit and a floor-to-ceiling wardrobe unit in orange lacquer —ample storage for hats, coats, and the accumulation of daily life. Off the corridor to the left is the third bedroom — the most contemporary room in the house. White walls, wood-effect ceramic tiles in grey-brown tones, two windows with linen curtains looking onto a palm tree and the hillside, a grey sofa, white wardrobe and display unit, and a panel heater. Lighter and quieter in character than the rest of the house, it would work well as a guest room or a home office. To the right is the master bedroom: a good-sized double with air conditioning, double-glazed shuttered windows looking onto green, and an oak-effect wardrobe. Further along, the second bedroom — sage blue-grey walls, herringbone parquet, two windows looking onto the garden, an electric panel heater, currently used as a hobby room. All three bedrooms are well-proportioned.
Between them, the main bathroom: full-size bath with over head shower, WC, pedestal basin, mirror cabinet, and a stacked washer-dryer. Original in finish; functioning throughout.
The living and dining room opens via double doors onto the east-facing terrace, which means morning light on the table. The room has warm ochre walls, herringbone parquet, a marble-effect dining table that extends to seat eight, a grey sofa, and a brass chandelier. The apartment is decorated in a bold, personal style that reflects the current owner's character— warm colours, strong choices, and a lived-in confidence. A new owner may well wish to put their own stamp on it; the bones are good and the space responds well to paint.
The kitchen is semi-open plan off the living room, fitted in high-gloss red cabinetry with amber tiles — characterful and fully equipped with a ceramic hob, Beko oven, Bosch fridge-freezer, dishwasher, and a window. The extract duct is plumbed for a wood-burning stove, which this house could carry well.
The terrace is approximately 6 m², tiled, with a white iron balustrade and a retractable awning above. From here the view east takes in a kumquat tree in fruit below, Sedum rubrotinctum in the planters, cypress and pine, two stone church towers, and Lovćen dominating the skyline. The terrace faces the morning sun; the garden to the rear catches the afternoon and evening, where a fig tree grows behind the house.
The outbuilding — a separate structure on the title deeds— contains a kitchen (9 m²) with fitted cupboards, hob, fridge-freezer, extractor, sink, and ceiling light, and an adjoining external bathroom with corner shower cubicle, WC, basin, mirror, its own water heater, and lighting. Both are fully tiled. The bathroom shows signs of damp and will need a roof repair; budget for this before proceeding. With modest investment the outbuilding offers self-contained guest accommodation or a long-term rental supplement.
Below the house, approximately ten steps down, is abasement of roughly 29–30 m² already informally divided into three sections — a room that reads as a bedroom, a bathroom-sized space, and a living area — each with above-ground windows providing natural light. Electricity is confirmed; soil pipe plumbing should be verified before any conversion programme is finalised. This is the kind of potential a buyer can develop at their own pace.
The plot of 318 m² sits within a detailed urban plan. The build density is understood to be approximately 80%, suggesting a total buildable area of around 250 m² across three levels — meaningfully more than currently exists. These figures should be confirmed with the municipality before any planning decisions are made. The open plot in front of the housesits outside the detailed urban plan, meaning the open aspect to the east is unlikely to change.
Parking on the gated driveway. City water supply, with a substantial backup tank beneath the living space.
What Sets It Apart
At €250,000 in Tivat municipality, the default is an apartment — no garden, no private parking, no outbuilding, no room to expand. This property offers a complete house on its own gated plot, a second titled structure, a basement with natural light across three rooms, and a plot the detailed urban plan supports building out substantially further. Unlike apartments at this level, a new owner can improve, extend, and generate income from the same title. That combination — house, outbuilding, basement, and development headroom, with Trašte Bay (Plavi Horizonti) five minutes away, Luštica Bay three, and the airport thirteen — is not straightforward to find at this price in the municipality.
Buyer Lens
A family or couple looking to live in the Bay of Kotor year-round, with easy reach of Tivat and Kotor, who want space to grow into rather than a finished product. Also suited to a buyer looking to establish long-term rental income — the village is actively improving, the outbuilding is a ready supplement, and the basement conversion case is credible. Not the right property for a buyer whose priority is sea views or a completely turnkey finish.
Local Amenities
Radovići is a quiet residential village in Tivat municipality, sitting directly alongside Luštica Bay — one of the most significant resort developments on the Adriatic coast, and the reason this location matters more than most buyers initially realise. The development has two distinct centres. Centrale, the town piazza, is 1.1 km from the front gate— three minutes by car. Marina Village, the waterfront promenade, is reached from Centrale via a complimentary shuttle bus or a short additional drive. Together they place a level of infrastructure on the doorstep of Radovići that took Tivat the best part of a decade to accumulate. In the village itself the pace is calmer: a top-rated local café, a cake shop, several restaurants and eateries, a GP surgery, and the Voli supermarket — currently being fully refurbished — all within a few minutes on foot.
In Radovići village — on foot
– Church of the Assumption of the Blessed Virgin Mary (Orthodox): ~80 m / 1 min
– Market Kovinic (local grocery): ~150 m / 2 min
– Pomodorino Pizzeria: ~200 m / 3 min — 157 five-star reviews, draws people from across the Luštica peninsula. One reviewer: "better than chocolate."
– Pekara Radovići (local bakery): ~200 m / 3 min
– Voli supermarket: ~220 m / 3 min — currently being refurbished, shortly to reopen
– Pošta (post office): ~250 m / 3 min
– Dom Zdravlja — Ambulanta Radovići (state GP surgery): ~300 m / 4 min
– Caffe Pizzeria Centar Kod Špira (top-rated café): ~300 m / 4 min
– Radovići shuttle stop (Luštica Bay complimentary bus to Marina Village): ~300 m / 4 min
– Tortica Cake Shop: ~350 m / 5 min
– Astoria restaurant: ~500 m / 7 min
– Restaurant Pub Fortica: ~500 m / 7 min
Luštica Bay — Centrale (1.1 km / 3 min by car)
– Java Coffee — highly rated speciality coffee shop, Centrale Piazza; the morning stop of choice for the international community
– Supermarket(City Market) — daily essentials within the piazza
– Sportscourts — tennis, padel, beach volleyball, basketball, gym
– Pharmacyand medical facility
– Shuttlebus to Marina Village — complimentary, runs regularly
LušticaBay — Marina Village (via shuttle or short drive from Centrale)
– The Chedi Luštica Bay — five-star hotel; spa, pools, restaurants, beach
– Pekara Davidović — family bakery, 30+ years of tradition; burek, croissants, and pastries baked throughout the day
– Marina— 115 berths for yachts up to 45 m; kayak, SUP, and jet ski hire
– Waterfront promenade — seafood restaurants, bars, and boutiques
Schools
– Newstate primary school: under construction in Radovići village
– Existing state primary: Tivat, 12 km / 17 min
– International school: planned within Luštica Bay development
By car
– Luštica Bay Centrale: 1.1 km / 3 min by car — or 950 m / 15 min on foot
– Trašte Bay (Plavi Horizonti) beach: 2.3 km / 5 min
– Tivat Airport (TIV): 9.6 km / 13 min
– Kotor Old Town: 11 km / 17 min
– Tivat town centre: 12 km / 17 min
– Porto Montenegro: 13 km / 21 min
– Podgorica Airport (TGD): 91 km / 1 hr 47 min
– Dubrovnik Airport (DBV): 85 km / 1 hr 50 min (border crossing — allow extra time in season)
Public transport
Blue Line bus service connects Radovići to Tivat town centre; journey approximately 15–20 min. Frequency varies seasonally. Cash fare at the driver; coins preferred.
Agent's Honest Take
Twenty years of watching the Bay of Kotor develop teaches you to recognise a particular moment. Tivat was quiet and undervalued when Porto Montenegro broke ground. Those who bought the village houses around it —before the restaurants came, before the airport became international, before the marina filled with yachts — made decisions they are still glad of. Luštica Bay is at an earlier but analogous stage. The marina is operational, the Chedi is open, Centrale is functioning, and the infrastructure is in place. What has not yet happened is the full repricing of the surrounding village. Radovići is that surrounding village. At €250,000, this property sits at a price point that reflects where the area is today, not where it is going. A buyer who understands that and can live with some redecorating and a roof repair on the outbuilding is acquiring something with considerable room to run. The development case — outbuilding, basement, build density — adds further optionality. Verify the density figures with the municipality before committing to any expansion plan, and budget for the external bathroom roof before anything else. But the position is sound, the village is improving, and the direction of travel is clear.
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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