Front-Line One Bedroom Apartment with Sea Views in a Historic Stone Building, Prčanj, Kotor

A one-bedroom first-floor apartment of 42 m² in one of the oldest stone buildings in Prčanj, on the front line of the Bay of Kotor. Entrance hall leading to a dining room with kitchen, living room, double bedroom, and bathroom. Three-sided orientation with unobstructed sea views from the principal rooms; swimming directly across the road. Renovated approximately 18–20 years ago and in good condition; sold with the main furniture. On-street parking. Restaurant Bokeški Gušti steps from the door; Kotor Old Town ~6 km / ~12 min; Tivat Airport ~15 km / ~25 min. Price €176,000.

Description

Prčanj was a maritime town before it was anything else, and the building this apartment sits in belongs to that first chapter — it is one of the oldest surviving houses in the settlement, built in stone with the deep window reveals, arched openings, and thick walls that the bay's sea captains built for themselves. The apartment occupies the first floor, with the outside row of windows on that level belonging entirely to it.

The position is front line in the literal sense: the shore road passes in front of the house, and beyond it there is only the water. From the bedroom and living room, the view runs unobstructed across the Bay of Kotor to the Vrmac and Lovćen slopes on the far shore. A small table and two chairs sit in the bedroom's window niche with a pair of binoculars on the sill — an accurate summary of how the rooms are used. Swimming is directly across the road, from the jetty in front of the house.

The layout works simply. The entrance area opens into the dining room with the kitchen beyond it — a galley arrangement with timber worktops and a window over the rear garden, where a fig tree stands close enough to pick from. From the dining room, doors lead to the bathroom, the living room, and the bedroom. The three-sided orientation means every principal room has its own window and its own light, and the sea appears from most of them.

The apartment was renovated approximately 18–20 years ago — oak parquet floors, a fully tiled bathroom with walk-in shower and heated towel rail, fitted kitchen, air conditioning in the dining room — and it has been kept in good condition since. Further renovation is optional rather than required: a buyer can use it as it stands or update it to their own taste in time. The main furniture is included in the sale.

‍

Key Features

• First-floor apartment in one of the oldest historic stone buildings in Prčanj
• Front-line position with unobstructed views across the Bay of Kotor
• 42 m² internal space: entrance area, dining room with kitchen, living room, double bedroom, bathroom
• Three-sided orientation — natural light and sea views throughout the day
• Traditional architecture: thick stone walls, arched window niches, deep sills
• Renovated approximately 18–20 years ago; good condition, further renovation optional
• Sold with the main furniture
• Air conditioning; heated towel rail; walk-in shower
• Swimming directly across the road
• On-street parking; restaurant Bokeški Gušti steps away

‍

What Sets It Apart

Genuine front-line positions in genuinely old buildings rarely come to market on this side of the bay. Most sea-view apartments in the Kotor municipality are set back, set up the hill, or set in new construction. Here the water is across the road, the building predates almost everything around it, and the first-floor elevation puts the view at exactly the right height — above the road, level with the bay.

‍

Buyer Lens

A buyer who wants the authentic Boka waterfront at an accessible size: a holiday base that needs no thought between visits, a full-time home for one person or a couple, or a short-term rental with a view that photographs itself. The furniture is included and the condition is good, so it can be used from the first day of ownership.

‍

Local Amenities

Prčanj is a quiet, historic waterfront settlement on the western shore of the Bay of Kotor — a string of stone captains' houses, churches, and small beaches along a shore road, with the monumental Bogorodičin hram (Church of the Birth of Our Lady) as its landmark. The apartment sits at the northern end of the village, where Prčanj meets Stoliv, on one of the calmest stretches of the bay. The local bus line between Kotor, Prčanj, and Stoliv runs along the shore road, with a stop a short walk from the house.

‍

On foot

• Bokeški Gušti — steps from the door. Family-run seafood restaurant with a pontoon terrace over the water. 4.3 stars, over 1,100 reviews.
• Dado Mini Market — ~550 m / ~7 min. The local shop for daily basics, fruit and vegetables.
• Primary school OŠ Ivo Visin — ~750 m / ~10 min, in the centre of Prčanj.
• Aroma Market, Donji Stoliv — ~800 m / ~10 min. Well-stocked neighbourhood supermarket with fresh food.
• Lighthouse Restaurant, Donji Stoliv — ~850 m / ~11 min. Waterfront dining with a broad bay terrace. 4.5 stars.
• Restaurant Mademoiselle — ~1 km / ~13 min. One of the better-regarded kitchens on this shore. 4.7 stars, ~1,100 reviews.
• Konoba Vila Marija — ~1 km / ~13 min. Waterside konoba, reliable and reasonably priced. 4.5 stars, ~1,100 reviews.
• Hotel Galathea — ~1 km. Boutique hotel in an 18th-century house. 4.6 stars.
• Pekara Prčanj — ~1.2 km / ~15 min. The village bakery: bread, burek, and pastries from 7 am.
• Restoran Capasanta — ~1.2 km / ~15 min. The highest-rated restaurant in Prčanj — a family-run seafood house on the waterfront. 4.8 stars, 250+ reviews.
• Hyatt Regency Kotor Bay Resort — Prčanj's five-star anchor, a walk south along the shore road, with Hotel Libertas (4.9 stars) beyond it.

By car

• Kotor Old Town: ~6 km / ~12 min along the shore road
• Tivat town centre: ~12 km / ~20 min via Lepetane
• Porto Montenegro: ~12 km / ~20 min
• Tivat Airport (TIV): ~15 km / ~25 min
• Dubrovnik Airport (DBV): ~62 km / ~1 hr 45 min via the Lepetane–Kamenari ferry and border crossing — allow extra time in season
• Podgorica Airport (TGD): ~90 km / ~1 hr 50 min

Public transport

The local bus line connecting Kotor, Prčanj, and Stoliv runs along the shore road directly in front of the house, with a stop a short walk away. Taxi and ride services operate throughout the municipality. For daily needs within the village — the shop, the bakery, the restaurants, the swimming — no car is required.

‍

Agent's Honest Take

The renovation is 18–20 years old, and it reads that way in places — tidy, functional, and well kept rather than contemporary. A buyer expecting a new-build finish will want to budget for updating the kitchen and bathroom over time, though nothing needs doing on day one. The apartment is 42 m², which suits one person or a couple, not a family, and parking is on the street rather than allocated. Against all of that stands the thing that cannot be bought elsewhere at any renovation budget: a first-floor front line in one of the oldest houses in Prčanj, with the bay across the road and nothing between the windows and the water. Buildings like this one do not come to market often, and the position does the work the finishes don't need to.

‍

To arrange a viewing or request further information, contact NT Realty.

‍

‍

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.