Contemporary Newly Built Sunset Facing Villa in Kavac for Sale

A new-build villa of 199 m² set on 624 m² of hillside of Kavač, Kotor municipality, with an uninterrupted panorama across the bay to Sveti MarkoIsland, the Island of Flowers - connected to the shore by a narrow isthmus,though it reads entirely as an island from the water - and the Luštica Baychampionship golf course, the sun setting directly ahead each evening.

Three en-suite bedrooms, a fourth flexible room, and a private pool of 8 m× 3 m set in the embrace of the living and dining wings.

Two storeys of considered modern architecture - local stone, black aluminium, exterior soleil solar blinds - fully furnished and ready to moveinto. LG integrated ceiling air conditioning throughout; underfloor heating onthe ground floor and in all three en-suite bathrooms. Log-burning fireplace inthe living room. CCTV. Mature olive trees from established Montenegrin grovessurround the 624 m² plot. Remote key fob parking gates; intercom on bothfloors.  Čelanovića Mlin, the old olivemill, sits directly alongside. Kotor Old Town 6.2 km / 13 min; Porto Montenegro5.7 km / 17 min; Tivat Airport 7.4 km / 12 min; Knightsbridge SchoolsInternational 5.4 km / 15 min.

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From the hillside of Kavač, the bay opens westward in a panorama that takes a moment to absorb. Sveti Marko Island in the near distance. Beyond it, the Island of Flowers - connected to the shore by a narrow isthmus, its name entirely earned from out on the water. Further still, the fairways of the Luštica Bay championship golf course tracing the contours of the peninsula. And at the end of every day, the sun going down straight ahead. Villa Maslina was built to make the most of this position - and it succeeds.

The architecture is precise in its intentions. Local stone, laid with minimal gaps and without render between courses, gives the façade a dry-stone quality that reads as crafted rather than constructed. White render provides the counterpoint. The frames throughout are black aluminium, fitted with exterior soleil solar blinds - any elevation can be opened entirely to the view or drawn against the afternoon heat. The mature olive trees surrounding the plot were sourced from old-established Montenegrin groves: specimens with genuine age and character that give the garden a settled quality a new build rarely achieves without waiting a decade for it.

Inside, the ground floor is organised around an open-plan kitchen and dining space that takes both cooking and eating seriously. The kitchen centers on a substantial marble-effect quartz island with tan leather-effect bar stools along one side and an induction hob flush to the surface on the other. Whitematt cabinetry with oak-effect trim runs the walls; a full marble-effect backsplash behind. Black Hisense fridge-freezer, ceiling fan. The dining table is a single live-edge slab - long enough for a household and guests together -with two Scandinavian-style caramel leather chairs and woven seagrassplacemats. Blue glass catches the light at one end.

The living room opens at the other arm of the ground floor, and this is where the house makes its clearest statement. The room faces directly onto the pool - the water sitting in the angle of the L between the two wings - and beyond it, through the full-height glazing, the bay. Two generous cream sofas face that view. A large diptych of a sun-bleached Mediterranean city in earthy greens and ochres hangs behind; a linen-shaded floor lamp stands in the corner; botanical cushions and a carved nautilus on a plinth complete the picture. Andin one corner, a log-burning fireplace. This is a house built around the sun and the view - but the winters here are real, and there are evenings when the bay turns silver and the fire is exactly the right thing. The room holds both possibilities comfortably.

The pool - 8 m × 3 m - sits in the angle between the two wings, visible from the living room through the full-height glass. One side features submerged bench-like steps that cross the width of the water: a place to sit with the cool water around you and the bay spread out below, the afternoon light shifting on the surface. In the evenings, when the sky over Luštica begins to colour, this is where the day settles.

Upstairs, the two front-facing bedrooms each have very large, glazedopenings and en-suite bathrooms, both looking directly across the bay. Thethird bedroom - en-suite, twin beds, a side-aspect window - is quieter incharacter and well-suited to guests. On the ground floor, a fourth room withits own half bathroom offers flexibility: home office, music room, oradditional sleeping space. Throughout, the flooring is a wide-plank wood-effectceramic - broader in format than standard, warm in character.

The specification throughout reflects the care taken in the build. LG integrated ceiling units provide air conditioning and heating to every room. Underfloor heating covers the ground floor - with the exception of the WC, laundry room, and stairwell - and extends to all three en-suite bathrooms on the upper floor, each with its own independent temperature control. CCTV covers the property for security and remote monitoring. A remote key fob operates the main parking gates; intercom panels on both floors open the pedestrian gate independently. The gravel parking area at the rear accommodates five to six cars comfortably.

Kavač is a hillside village and a car is essential for daily life. The access lane narrows in sections as it climbs -worth knowing before a first visit. The mini-market is walkable; HDL, Voli, andIdeal are all in Mrčevac and Radanovci, under ten minutes by road. Kotor Old Town is thirteen minutes; Porto Montenegro seventeen.

Key Features

    -    New-build villa, 199 m² registered, on a 624 m² plot, two storeys, Kavač, Kotor municipality

    -    Panoramic bay views: Sveti Marko Island, the Island of Flowers (peninsula with isthmus, reads as island from the water), Luštica Bay championship golf course; sunset-facing

    -    Two front-facing en-suite bedrooms with large, glazed openings and bay views; third en-suite bedroom (twin beds, side window); fourthroom - bedroom / office / music room

    -    Private pool 8 m × 3 m; submerged bench steps along oneside; living room overlooks pool directly

    -    Log-burning fireplace in living room

    -    LG integrated ceiling air conditioning and heatingthroughout

    -    Underfloor heating: ground floor throughout (except WC, laundry, stairwell); all three en-suite bathrooms on first floor, each withindependent temperature control

    -    Local stone exterior, contemporary dry-stone finish; black aluminium frames with exterior soleil solar blinds

    -    Mature olive trees sourced from established Montenegringroves; Mediterranean rockery planting on 624 m² plot

    -    Open-plan kitchen: marble-effect quartz island, tanleather-effect bar stools, live-edge dining table, Hisense fridge-freezer,ceiling fan

    -    Fully furnished - modern Mediterranean style, move-in ready

    -    CCTV security and remote monitoring

    -    Remote key fob main parking gates; intercom on both floorsfor pedestrian access; gated gravel parking for 5-6 cars

    -    Kotor Old Town 13 min; Porto Montenegro 17 min; TivatAirport 12 min; Knightsbridge Schools International 15 min

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What Sets It Apart

The large open-plan villas on the Luštica peninsula established a benchmarkfor what a contemporary Bay of Kotor home could be: generous glazing, the viewas architecture, interior volumes that breathe. Villa Maslina draws from thatlanguage and delivers it from a position that Luštica itself cannot offer -closer to Kotor Old Town, closer to the airport, and with a panorama that takesin the full width of the bay rather than a single inlet. At this scale andspecification - private pool, underfloor heating, LG climate control throughout,log fire, CCTV, fully furnished interiors requiring nothing - there is verylittle comparable available in Kotor municipality. The view alone, at thiselevation and with this aspect, commands a premium that the asking price doesnot yet fully reflect.

Buyer Lens

An international family or discerning couple relocating to the Bay of Kotorwho want a genuinely finished home - one that requires no work, no decisions,and no waiting - with a view and a setting that will not date. Particularlywell-suited to buyers with children, given the proximity to KnightsbridgeSchools International and Arcadia Academy. Not the right property for a buyerwho wants to walk to shops and restaurants, or whose priority is a waterfrontaddress - Kavač is a hillside village and a car is part of daily life here.

Local Amenities

Kavač occupies the southern slopes of Vrmac - the great forested ridge thatstands between the inner bay and the Adriatic beyond. It is a quiet,residential hillside; the kind of place where the road narrows as it climbs andthe reward for the ascent is a view over one of the most beautiful enclosedbays in Europe. The village has no tourist infrastructure, no promenade, nosummer crowds. What it has, immediately alongside the villa, is  Celanovca Mlin - an old olive mill, stilloperational, where the current owners source their oil. And a short drive downthe hill, Restoran Nadoveza: over a thousand reviews, a 4.9-star average, andthe kind of loyal following that only comes from a kitchen that hasconsistently earned it. Two minutes by car, or a fourteen-minute walk on a fineevening.

Immediately nearby

    -         Čelanovića Mlin (Old Olive Mill): directly adjacent -working mill; current owners source their olive oil here

    -         Mini-Market Kava : approximately 13 min on foot - dailyessentials

    -         Restoran Nadoveza: 1.1 km / 2 min by car, 14 min on foot -over 1,000 reviews at 4.9 stars; one of the most consistently highly-ratedrestaurants in the bay and a genuinely local institution. The kind of placethat earns that score not through occasion dining but through doing theeveryday things exceptionally well

    -         Cielo Rooftop Restaurant (Royal Blue Resort): 950 m / 2 min- rooftop dining with bay views, rated 4.5; live piano music in season

Mrčevac - 7 min by car

    -         Royal Blue Beach: 2.8 km / 6 min - nearest beach

    -         Apoteka Help pharmacy: 2.8 km / 7 min

    -         Wine Empire: 2.4 km / 7 min - one of the bay's most seriouswine and spirits merchants; a broad, well-curated selection that goes wellbeyond what the location might suggest, with knowledgeable staff and a rangethat covers boutique European producers alongside the well-known labels

    -         Pekara Davidović : approximately 7 min - local bakery

    -         Fresh Corner café: approximately 7 min

    -         Monty Fish: approximately 7 min - a fishmonger of adifferent order; think Harrods Food Hall rather than a market stall. Freshcatch daily, displayed and presented with the kind of care that makes thedifference between fish you eat and fish you remember. Langoustines, sea bass,bream, and whatever the boats brought in that morning - it is the sort of placethat becomes a weekly habit

    -         Ideal supermarket: approximately 7 min

    -         Bus stop (Mrčevac): approximately 7 min - coastal servicetoward Tivat

By car

    -         HDL supermarket (Radanovići): 4.9 km / 10 min; Voli supermarket also in Radanovići

    -         Kotor Old Town: 6.2 km / 13 min

    -         Porto Montenegro: 5.7 km / 17 min

    -         Luštica Bay (Centrale): 13 km / 17 min

    -         Plavi Horizonti (Trašte Bay) beach: 13 km / 17 min - BlueFlag sandy beach

    -         Tivat Airport (TIV): 7.4 km / 12 min

    -         Podgorica Airport (TGD): 77 km / 1 hr 37 min

    -         Dubrovnik Airport (DBV): 62 km / 1 hr 33 min (bordercrossing - allow extra time in season)

Schools

    -         Knightsbridge Schools International: 5.4 km / 15 min

    -         Arcadia Academy: 6.5 km / 12 min

    -         Local Primary School in Gradiočnica: 0.8 km / 2 min

Medical

   -          Apoteka Help pharmacy: 2.8 km / 7 min

   -          Milmedika Clinic (Porto Montenegro): 5.4 km / 15 min - a modern private clinic opened in2024, purpose-built to a high standard and offering a comprehensive range ofspecialist services under one roof: general and family medicine, cardiology, neurology, orthopedics, pediatrics, dermatology, urology, pulmonology, endocrinology, surgery, radiology, and full laboratory facilities. Forresidents and second-home owners who want access to serious private healthcareclose to home, this is a significant addition to the bay

   -          Hospitaland full medical services: Kotor, 13 min

Public transport

Bus stop in Mrčevac approximately 7 minutes by car; coastal service towardTivat. A car is essential for daily life from this location.

Agent's Honest Take

Twenty years of watching the Bay of Kotor develop gives you a particularinstinct for a property that is priced ahead of its moment. This is one ofthem. The view from Villa Maslina - the full bay, Sveti Marko, the golf course,the sunset - is the kind that features on the covers of the magazines we use asbenchmarks for how we write about property. I have seen that view from boats,from waterfront terraces, and from a handful of properties over the years. Veryfew of them were new builds. None of them were available at this price. Thearchitecture is honest - stone and render and glass, built carefully andwithout shortcuts. The interiors are genuinely finished. The olive trees haveage. The pool is in the right place. The log fire in the living room is not adetail - in a house built around the sun and the view, it is what makes theplace habitable through December and January as well as July. The access laneis narrow in sections, and you will need a car for everything; I would rathertell you that now than have you discover it after the fact. But for a familythat wants a serious home in a serious position - at a price that stillreflects where this part of the market is today rather than where it is going -this is a property to look at twice.

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Grab your opportunity, contact us for viewing!

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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.

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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.