Studio Apartment with Sea View Terrace — Royal Blue Resort & Residences, Kavač
€84,000
Peter Flynn
Features
Explore in 3D
Guided Video Tour
In Brief
A 23 m² studio apartment with private terrace and a beautiful sea and sunset view, in Royal Blue Resort & Residences — a managed resort and residence complex on the main road between Tivat and Kotor, at the foot of the Kavač hillside. Sold fully furnished. 24-hour reception, housekeeping and maintenance on site, with a rental programme available for owners. Infinity pool with pool bar, spa, fitness centre, and the Cielo rooftop restaurant in the building. Kotor Old Town 5.4 km / 11 min; Porto Montenegro 5 km / 15 min; Tivat Airport 6.6 km / 10 min. €84,000.
Description
There are two ways to own property in the Bay of Kotor. The first asks something of you: a garden to keep, a building to maintain, a set of keys that come with responsibilities. The second is this. Royal Blue is a purpose-built resort and residence complex run to hotel standard — 24-hour reception, housekeeping and maintenance handled, around eighty apartments from studios to penthouses — and ownership here means arriving to a place that has been looked after in your absence, and leaving without a second thought.
The studio measures 23 m², arranged as a single open living and sleeping space with a kitchenette and a bathroom with walk-in shower, and is sold fully furnished — nothing to buy, nothing to decide. Air conditioning, double-glazed windows, satellite TV.
The terrace is where this particular studio earns its place. The view is a beautiful one — open water ahead, and at the end of every day, the sun going down over it. Sea-and-sunset aspects are what buyers pay premiums for at every level of this market, from waterfront apartments to hillside villas; finding one attached to an entry-priced studio is genuinely uncommon.
What the floor plan cannot show is everything beyond the front door. The infinity pool, with its pool bar, looking down toward the water. The spa and fitness centre. And on the top floor, Cielo — the rooftop restaurant and bar, with Mediterranean cooking, a serious wine list, live piano in season, and sunset views that have earned it a following well beyond the hotel own guests.
For an owner, these are not holiday amenities; they are the daily fabric of the place. And when the apartment is not in use, a rental programme is available through the resort — a way for the studio to earn its keep, with none of the letting administration falling to the owner.
The position is one of the most practical in the bay. Royal Blue sits on the Kavač hills, equidistant to Kotor and Tivat centre. Tivat Airport is ten minutes by car, Porto Montenegro fifteen, Kotor Old Town eleven in the other direction, and the supermarkets and daily essentials of Mrčevac five. Few addresses in the bay put both towns, the airport, and the shops inside a quarter of an hour.
At €84,000 — this is among the most accessible entry points to the Bay of Kotor on the market, and very likely the only one with a beautiful open sea view and hotel infrastructure attached.
Key Features
- 23 m² studio plus private terrace, Royal Blue Resort & Residences, Kavač
- Beautiful sea and sunset views from the terrace
- Sold fully furnished — move-in or rent-out ready
- Managed complex: 24-hour reception, housekeeping, maintenance on site
- Rental programme available through the resort — income with no letting administration
- Infinity pool with pool bar; spa; fitness centre; café
- Cielo rooftop restaurant and bar — Mediterranean dining, bay views, live piano in season
- Open-plan living/sleeping space, kitchenette, bathroom with walk-in shower
- Air conditioning, double-glazed windows, satellite TV
- Excellent location
- Tivat Airport 10 min; Porto Montenegro 15 min; Kotor Old Town 11 min
What Sets It Apart
Entry-level property in the Bay of Kotor usually means a compromise: an older apartment in a walk-up block, no view, no management, no facilities, and a list of maintenance questions that land on the owner. Royal Blue inverts all of it. At €84,000, this is one of the very few ways to own in the bay with hotel infrastructure attached — pool, spa, rooftop restaurant, staffed building — and the view of the sea and sunset puts it in territory that entry-priced property almost never reaches. For a buyer measuring entry price against income potential and zero personal upkeep, there is essentially nothing else in Kotor municipality structured this way at this figure.
Buyer Lens
An investor or frequent visitor who wants a foothold in the bay without the responsibilities of one — somewhere that earns when they are absent and is serviced when they arrive. Well suited as a first Montenegro purchase, and a sensible base for anyone whose pattern is two weeks here, six weeks away. Not the right property for a buyer who needs year-round living space, storage, or room to grow: 23 m² is a base, not a family home, and it should be bought as one.
Local Amenities
Kavač occupies the southern slopes of Vrmac, the forested ridge between the inner bay and the open Adriatic. The hillside above is quiet and residential — no promenade, no summer crowds — but Royal Blue sits at its most connected point, directly on the Tivat–Kotor road.
Immediately nearby
- Cielo Rooftop Restaurant: in the building — bay views, rated 4.5, live piano in season
- Restoran Nadoveza: approx. 2.5 km / 5 min — over 1,000 reviews at 4.9 stars; a genuinely local institution that earns that score by doing the everyday things exceptionally well
- Royal Blue Beach: approx. 2.1 km / 4 min — nearest beach
- Mini-Market Kava (Kavač village): approx. 3–4 min — daily essentials
- Mrčevac — approx. 5 min by car
- Wine Empire: one of the bays most serious wine and spirits merchants — a broad, well-curated selection covering boutique European producers alongside the well-known labels
- MonteFish: fresh catch daily, presented with real care — think Harrods Food Hall rather than market stall; the sort of place that becomes a weekly habit</li>
- Pekara Davidović bakery; Fresh Corner café; Idea supermarket; Apoteka Help pharmacy<
- Bus stop — coastal service toward Tivat
By car
- HDL and Voli supermarkets (Radanovići): approx. 4.2 km / 8 min
- Kotor Old Town: 5.4 km / 11 min
- Porto Montenegro: 5 km / 15 min
- Luštica Bay (Centrale): approx. 12 km / 15 min
- Plavi Horizonti (Trašte Bay) Blue Flag beach: approx. 12 km / 15 min
- Tivat Airport (TIV): 6.6 km / 10 min
- Podgorica Airport (TGD): approx. 76 km / 1 hr 35 min
- Dubrovnik Airport (DBV): approx. 61 km / 1 hr 30 min (border crossing — allow extra time in season)
Medical
- Apoteka Help pharmacy (Mrčevac): approx. 5 min</li>
- Milmedika Clinic (Porto Montenegro): approx. 4.7 km / 13 min — a modern private clinic opened in 2024, offering a comprehensive range of specialist services and full laboratory facilities under one roof</li>
- Hospital and full medical services: Kotor, approx. 11 min</li>
Agent's Honest Take
Most of what we sell in the bay asks the buyer to take something on — a garden, a renovation, a building with nobody at the desk. This asks for nothing. It is small, and we will not pretend otherwise: 23 m² is a studio, and it suits a buyer who understands exactly what they are purchasing — a serviced base in the bay that pays its way when empty. But look at what €84,000 actually buys here. A beautiful sea and sunset view — the thing every buyer on this coastline asks for first and pays for hardest. A fully furnished apartment with nothing left to do. A staffed building with an infinity pool, a spa, and a rooftop restaurant upstairs. We see apartments at twice this price with none of it. For a first step into the Montenegrin market, this is one of the most sensible purchases currently available in the bay — and at this price, with this view, we do not expect it to be available for long.
Get in touch, schedule your viewing!
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
Explore Tivat
Learn More about living in Tivat: Things to Do and See in Tivat
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.
Similar Properties
.avif)
.avif)
Get Montenegro real estate updates directly in your inbox.
Are you interested in buying a home? Look no further than working with our real estate experts.