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Modern Three Bedroom Apartment with Garden Terrace for Sale in D One Boka Residence Complex Dobrota, Kotor
€512,500
Maša Flynn
Features
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In Brief
A three-bedroom second-floor apartment of 86.74 m², plus a private roof terrace of approximately 35 m², in D One Boka Residence, Dobrota, Kotor municipality. Open-plan kitchen, dining and living area of 28.54 m²; principal bedroom 15.66 m²; second bedroom 12.18 m²; study room 10.54 m²; full bathroom (6.13 m²); separate WC (3.03 m²); generous hallway (7.64 m²). Panoramic Bay of Kotor views from the top floor — Prcanj, Muo, Vrmac, and Perast visible in the distance. Shared outdoor swimming pool, lift, and allocated parking. Kotor Old Town 2.4 km / 6 min; Tivat Airport 10 km / 18min. Completion 2027. Price 512,500 EUR.
Description
The roof terrace is approximately 35 m². That is not a balcony with ambitions — it is an outdoor room large enough for a dining table for eight, a sofa arrangement, planted borders, and room to move between them.
On the top floor of Building 2, elevated above Dobrota's rooftop line, it commands the full panorama of the inner Bay of Kotor: Prcanj directly across the water, Muo and the long flank of the Vrmac peninsula behind it, and Perast visible in the far distance where the bay bends north. Mountains run thefull width of the horizon; in winter the upper faces are bare limestone; inspring, snow on the peaks.
The construction photographs from site confirm it. There is nothing between this terrace and the bay.
The apartment is well-resolved around theview. The open-plan kitchen, dining and living area at 28.54 m² connects to a 3.02 m² terrace off the main living space, with the roof terrace accessed separately. The principal bedroom at 15.66 m² is genuinely large — the biggest of any available bedroom in the development. The second bedroom at 12.18 m² isa proper double. The study room at 10.54 m² is the fourth functional room: a home office, a children's room, or occasional guest accommodation — flexible in a way that a fixed third bedroom is not.
The bathroom arrangement sets S18 apart from the other three-bedroom unit in the development: a full bathroom of 6.13m² and a separate WC of 3.03 m² give the apartment a practical comfort the single-bathroom three-beds do not have. The hallway at 7.64 m² is properly generous — room to arrive, to store, to exist without crowding the entrance.
Shared outdoor swimming pool between the buildings. Lift. Allocated parking. Purchased directly from a team of engineer-developers, with a flexible payment plan available. Completion 2027. Interior images are AI-generated visualisations; confirm specification with the developer.
Key Features
• Three-bedroom second-floor apartment, 86.74 m², plus ~35 m² private roof terrace — largest in the development
• Principal bedroom 15.66 m²; second bedroom 12.18 m²; study room 10.54 m²
• Full bathroom 6.13 m² plus separate WC 3.03 m²
• Living area 28.54 m²; generous hallway 7.64 m²
• Full panoramic Bay of Kotor views from the top floor — Prcanj, Muo, Vrmac, Perast
• Share doutdoor pool; lift; allocated parking
• Direct purchase from developer; flexible payment plan
• Off-plan— completion 2027
What Sets It Apart
The largest private roof terrace in the development, on the top floor, with the full bay panorama. The study room as afourth room, and the full bathroom plus separate WC configuration, distinguish S18 from S5 — the three-bedroom flagship of Building 1. For a buyer whos eoutdoor space is the primary consideration, and who wants the largest confirmed view in the development, this is the unit.
Buyer Lens
A family or couple for whom the roof terrace is the point — who want to eat outside looking at the bay, who need astudy or fourth room, and who have guests. The strongest short-term rental proposition in the development: top floor, largest terrace, full panorama, four functional rooms, and the separation of bathroom and WC that guests notice.
Agent's Honest Take
S18 is the best unit in the development. I say that without equivocation: the ~35 m² roof terrace at the top of Building2, with the full bay panorama to Prcanj, Vrmac, and Perast, is the kind ofoutdoor space that defines a property. The four rooms — including a study — the large principal bedroom, the full bathroom and separate WC, and the hallway that actually functions as an entrance: this is an apartment that has been thought through. In a new-build development completing in 2027, at a Dobrota address six minutes from Kotor Old Town with pool and parking, the question isnot whether to buy it — it is whether to buy it for living or for letting. Both cases are strong.
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, caféseating. The kind of place that earns a regular table.
• MomentsRestaurant — 800 m / 13 min on foot. 4.8 stars, 892 reviews. Fine-diningregister, 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 thelocals 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.
• Bonita99 — 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 inthe 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
• PodgoricaAirport (TGD): 82 km / 1 hr 46 min
• DubrovnikAirport (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.
Map
Neighbourhood Guide
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Learn More about living in Kotor: Things to Do and See in Kotor
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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