Two-Bedroom Apartment with Pool, Sauna & Bay Views in Mažina, Tivat
€215,000
Peter Flynn
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In Brief
A two-bedroom apartment of 56 m² on the second floor of Panorama, a contemporary building in the Mažina neighbourhood above Tivat town, with lift access, underfloor heating and air conditioning throughout. The building offers an outdoor swimming pool and jacuzzi on a wood-effect ceramic sun deck, a timber-lined sauna with a picture window facing the bay, spa shower facilities, and a residents' lounge. Secure underground parking in space one — the easiest to manoeuvre in the complex — with an adjacent lockable storage unit. Fully furnished and equipped throughout. Porto Montenegro 1.5 km / 6 min by car; Tivat town centre 1.4 km / 5 min; Tivat Airport 3.8 km / 11 min. €215,000.
Description
Mažina sits just above Tivat town, high enough to be quiet, close enough that Porto Montenegro is a nineteen-minute walk. Panorama is a contemporary building on that hillside, and what it offers at €215,000 — a pool, a jacuzzi, a sauna, a residents' lounge, changing facilities and spa showers, all within a compact, well-managed building — is not what this price point normally produces in this municipality. It has let consistently, short and long term, and the reasons are visible the moment you arrive.
The apartment is 56 m², and the space is used without waste. A custom entrance unit in light ash sets the tone — full-height mirror, coat hooks, shoe bench, storage above and below — and underfloor heating runs throughout from there. Air conditioning in every principal room; key card entry. The living space is open plan, with the kitchen across one full wall: dove grey floor-to-ceiling cabinetry, blush pink high-gloss mid-level units, a black worktop and black sink. Fully integrated — oven, hob, fridge-freezer, washer-dryer, dishwasher, microwave — and finished with adjustable track lighting that covers the whole room. The dining area and corner sofa sit opposite, the sofa opening to a guest bed when needed. A floor-to-ceiling sliding door opens west onto the balcony, where the Vrmac ridge fills the view and the afternoon sun comes in.
The main bedroom looks northwest over green hillside, with Blockhaus Nakuk visible in the middle distance — a 19th-century Austro-Hungarian fortification, the best preserved of its kind in the area. From here, and from most of the apartment, you can hear the bells of the church in Tripovići: on the hour through the day, and a short melody at midday. The room has hotel-style bedside lighting, a mirrored floor-to-ceiling wardrobe, and its own air conditioning. The en-suite has large-format stone-effect tiles, a rain-head shower with built-in bench, recessed lighting, and a heated towel rail.
The second bedroom currently sleeps two — a lower single and an upper bunk in a custom built light ash unit, with an integrated desk, shelving, and a laptop socket. A floor-to-ceiling sliding door faces southeast, catching the morning sun, with a partial sea view over the rooftops below. The second bathroom has a full bath with handheld shower, wall-hung WC, floating vanity, illuminated mirror cabinet, and heated towel rail.
The communal facilities occupy the lower levels of the building. The pool sits on a southwest-facing ceramic sun deck that gets the late sun and faces the sunset; alongside it a jacuzzi and an outdoor shower. The sauna is timber-lined with a picture window looking over the pool and out to the bay — the position is as good as the description suggests. Below that, a residents' lounge with sofas, a kitchenette, and a TV; changing rooms for men and women; a walk-in shower with calacatta-effect feature tiling; and a WC at pool level. Underground parking space one — the most accessible in the building — comes with an adjacent lockable storage unit. One thing to see clearly before committing: there is active construction on the adjacent plot, currently visible from the pool terrace. Note it, allow for it in any rental timeline, and view before deciding.
What Sets It Apart
At €215,000 in Tivat, the default is an apartment in a standard block: no meaningful communal facilities, street-level parking if you are fortunate, and a kitchen fitted to a budget. Panorama offers a pool and jacuzzi, a timber-lined sauna with genuine bay views, underground parking in the most accessible space in the building, and a position within walking distance of both the town centre and Porto Montenegro. Most comparable apartments at this price point have none of those things. The combination of specification, facilities, and walkable proximity to Porto Montenegro is not straightforward to find under€250,000 in Tivat municipality.
Buyer Lens
An investor looking for a fully equipped, immediately rentable apartment with strong short term rental appeal — the sauna, pool, parking, and central position are exactly what Airbnb guests pay a premium for in this market. Also suits a couple or individual wanting a low maintenance base in Tivat that is walkable to Porto Montenegro and eleven minutes from the airport.
Local Amenities
Mažina is the residential hillside immediately above Tivat town — quiet streets, green surroundings, and a position that combines the calm of a neighbourhood with genuine convenience. The town centre is a fourteen-minute walk downhill or five minutes by car, and Porto Montenegro — the marina, restaurants, boutiques, and Knightsbridge International School — is nineteen minutes on foot or six by car. It is an unusual combination: a residential address that is walkable to two distinct centres, and eleven minutes from an international airport.
On foot
Dom Zdravlja Tivat (state health centre): 900 m / 11 min Coffee Novi (local café): a short walk into town; a well-regarded neighbourhood spot Bread City Bakery: nearest bakery, within the town centre walkable route Tivat town centre (pharmacy, post office, supermarkets, restaurants): 1.4 km / 14 min Porto Montenegro: 1.5 km / 19 min
Eating and drinking
Macaroni Handmade Pasta — 4.9 stars, 831 reviews; consistently described as the best value restaurant in Tivat. Homemade pasta, generous portions, family-run. MILÃ Restaurant — 4.8 stars, 394 reviews; broad menu open from 7am; one of the most reliably good options in town year-round.Ma Chérie — 4.2 stars, 1,157 reviews; waterfront café-restaurant at Porto Montenegro;the breakfast and brunch stop of choice for the international resident community. Mala Bevanda La Pasteria — 4.4 stars, 560 reviews; seafood and pasta on the Tivat waterfront promenade. Nama Sushi & Coffee — 4.6 stars, 346 reviews; Japanese restaurant in Tivat centre, open daily.
Medical
Dom Zdravlja Tivat (state health centre): 900 m / 11 min on foot Apoteka Bosiljak (pharmacy): Tivat centre; 4.7 stars; open until 8:30pm six days a week; sells some medications without prescription Mansa Medica (private clinic): Tivat centre; 4.6 stars; open 7 days Poliklinika Milmedika (private clinic): Porto Montenegro; 4.7 stars; English-speaking staff; open 7 days
Schools
Osnovna škola Drago Milović (state primary): Tivat centre, approximately 1 km Knightsbridge Schools International Montenegro: Porto Montenegro; 1.5 km / 6 min by car
Shopping
Voli supermarket: Tivat centre, approximately 1 km; open until 9:30pm Monday–Saturday iDEA supermarket: Tivat centre; open until 10pmPorto Montenegro retail: 1.5 km; fashion boutiques, City Market for daily essentials
By car
Tivat town centre: 1.4 km / 5 min Porto Montenegro: 1.5 km / 6 min Tivat Airport (TIV): 3.8 km / 11 min Kotor Old Town: 11 km / 27 min Podgorica Airport (TGD): 90 km / 1 hr 48 min Dubrovnik Airport (DBV): 48 km / 1 hr 22 min (border crossing — allow extra time in season)
Public transport The Blue Line bus connects Mažina and the surrounding area to Tivat town centre; journey approximately 5–10 minutes. Cash fare at the driver.
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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