Studio Apartment with Sea and Mountain View and Rooftop Terrace in Orahovac for Sale
€149,000
Maša Flynn
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In Brief
A low-density development of nine apartments over three floors in Orahovac, on the northern shore of the Bay of Kotor — around 200 m from the water, in one of the clearest-swimming stretches of the entire bay. Gated grounds, a residents' swimming pool, garages and parking, and landscaped greenery.
A one-bathroom top-floor studio of 32.60 m² internal, plus a 4.54 m² green terrace and an exclusive-use rooftop terrace of ~32.60 m², sea and mountain views, in Tri Oraha, Orahovac. A rooftop apartment at close to the development's entry price. Residents' pool, gated grounds. ~200 m to the beach; Kotor ~9 km / ~15 min. Garage available at €25,000 or outdoor space at €8,000. Completion December 2026. €149,000.
Description
Orahovac is the village on the Bay of Kotor that people who know the bay come to swim in. It sits on the northern shore, on the scenic road that links Kotor to Perast and Risan, separated from Dobrota by the river Ljuta and its cold freshwater springs. The water here is deep and glass-clear — and because Orahovac lies on a rare outward curve of the coastline that escapes the shadow of Mount Vrmac, the shore holds the sun well into the evening, long after Kotor and Prčanj have gone dark. It is, by common consent, among the best places to swim in the whole of Boka Bay.
What Orahovac offers, more than a view, is a way of living. This is a small, quiet, working village — stone houses, lemon and orange trees, a waterfront of family-run konobas, and a fishing heritage it is genuinely proud of. Mornings begin with birdsong and the light off the water; days are shaped by the beach, the pool and the short walk to a table on the water; evenings end with the long golden hour that this stretch of shore keeps to itself, and a plate of fish grilled that morning. It is life by the sea at a human pace — the kind of place people spend a first summer in and quietly start looking for a way to stay.
Tri Oraha — "three walnuts," a nod to the village name, which comes from orah, the walnut — is built into this setting rather than imposed on it. Nine apartments across three floors is a genuinely low-density scheme: no towers, no crowding, a residents' pool and landscaped grounds behind a gated entrance. It is a short, level walk from the pebble beach and the konobas that define village life, and a short drive from the fuller amenities of Dobrota and Kotor.
The compact top-floor studio — 32.60 m² of interior with a 4.54 m² green terrace — paired with its own exclusive-use rooftop terrace of ~32.60 m², matching the apartment below it in footprint. It is the way into a roof terrace and a top-floor view at nearly the lowest price in the development: a small, efficient studio that doubles its usable space the moment you step up onto the roof, with the mountains behind and the bay in front.
It suits a single buyer, a couple, or an investor who wants a top-floor apartment with a private roof terrace without the outlay of the larger units — small, easy to run, and a neat, characterful short-let with a view.
Residents' pool, gated grounds; parking available to add (garage €25,000 or outdoor €8,000, while they last). Direct from the developer, with legal and notarial support; completion December 2026. Interior images are developer visualisations.
Key Features
- Nine apartments over three floors — low-density residential building
- Gated grounds, residents' swimming pool, landscaped greenery
- ~200 m to Orahovac beach — among the clearest water and best swimming in Boka Bay
- Optional rental-pool management programme
- Direct purchase from developer
- Top-floor studio, one bathroom, 32.60 m² internal
- 4.54 m² green terrace plus an exclusive-use rooftop terrace of ~32.60 m²
- Sea and mountain views
- Residents' swimming pool; gated grounds
- Garage (€25,000) or outdoor space (€8,000) available to purchase
- Off-plan — completion December 2026
Agent's Honest Take
This is the entry ticket to the roof terraces. It's a studio — be clear-eyed about that — but the rooftop effectively doubles the space you use in summer, and you're buying it at close to the cheapest price in the development. For a solo owner, a couple, or a letting investor who wants something with a bit of magic to it for the money, it makes real sense. Add parking while spaces remain.
Living in Orahovac
Orahovac sits on the northern shore of the Bay of Kotor, on the coastal road that threads between Kotor, Perast and Risan, separated from Dobrota to the south by the river Ljuta and its cold freshwater springs. It is a traditional maritime and fishing village — stone houses stepping down to the water, citrus trees in the gardens, a fleet history it is quietly proud of — and it has kept the character that much of the bay has traded away. There is no resort infrastructure here, no promenade of souvenir stalls, no summer crush. What there is, is one of the best places to live by the water in the whole of Boka.
The water is the heart of it. Orahovac has long been known for having some of the clearest water in the Bay of Kotor — deep, cool and remarkably transparent over its pebble shore — and because the village sits on a rare outward curve of the coastline that escapes the shadow of Mount Vrmac, its west-facing beach holds the sun far later into the day than Kotor or Prčanj, which fall into shade in the late afternoon. It is the bay's golden-hour beach: a place for a morning swim before the boats arrive, a long lunch on the water, and a last dip as the light turns to copper over Luštica. Locals and those who know the bay come here to swim; by common agreement it is among the finest swimming in Boka.
Life runs at the pace of the water and the seasons. The daily essentials are in the village or a short walk along the front; a proper weekly shop, a pharmacy, a school run or a hospital are a few minutes' drive south in Dobrota and Kotor. It is quiet without being cut off, beautiful without being polished, and — with the UNESCO Old Town fifteen minutes one way and Perast five minutes the other — never far from the rest of the bay when you want it.
Local Amenities
Orahovac's daily life is centred on the waterfront and the short strip of shops and konobas along it; the fuller amenities of Dobrota and Kotor are a few minutes south by car.
On foot — Orahovac village and waterfront
- Orahovac beach — ~200 m / ~3 min. A long pebble beach with deep, exceptionally clear water, jetties and ladder entry, and the longest useful sun of any beach on the inner bay thanks to its west-facing aspect. Free public access; the swimming here is the reason many people come to Orahovac in the first place.
- Market Njive — ~450 m / ~6 min. The village shop, and a good one: fresh fruit and vegetables, fresh-baked bread and pastries, cheese, cold meats and the daily basics, run by a friendly owner (cash only). For everyday needs it saves the drive; for a full shop, Dobrota is a few minutes south.
- Restaurant Veranda — ~200 m. 4.6 stars from over 1,180 reviews. The village's anchor restaurant: a serious seafood kitchen — mussels, prawn risotto, stuffed squid, grilled fish and platters — at fair prices, with its own parking. The kind of consistent, well-run place that becomes a regular table.
- Grota Beach Bar & Restaurant — waterfront. 4.4 stars from over 530 reviews. A beach bar and restaurant with what regulars call the nicest view in the bay; octopus and black risotto, cold drinks on the pebbles, and a relaxed, un-touristy feel.
- Restaurant Casa del Mare — waterfront. 4.4 stars. A seaside terrace right on the beach, open all day and well liked for a generous breakfast over the water as much as for dinner.
- Ljuta river & springs — southern edge of the village. Cold freshwater springs that supply much of this stretch of shore, and the quiet, green end of the waterfront.
A short drive south — Dobrota (~4 km / ~8 min)
Where the fuller amenities begin: an Aroma supermarket and other groceries, pharmacies and the Dom zdravlja medical centre, Sandrela bakery (4.8 stars, one of the most respected bakeries on the bay), and a run of well-regarded waterfront restaurants including Konoba Portun (4.7 stars, a fish konoba the locals keep going back to). Kotor Old Town, with its markets, restaurants and services, is a few minutes further.
Schools
- OŠ Narodni heroj Savo Ilić — state primary school, Dobrota. ~7 km / ~12 min.
- JU Gimnazija Kotor — state high school (gimnazija), immediately alongside Savo Ilić in Dobrota. ~7 km / ~12 min.
- Knightsbridge Schools International — British international curriculum, Seljanovo / Porto Montenegro, Tivat. ~22 km / ~35 min.
- Arcadia Academy — international school, Lješevići, near Tivat. ~25 km / ~40 min.
By car
- Kotor Old Town: ~9 km / ~15 min
- Perast (Our Lady of the Rocks): ~5 km / ~8 min
- Risan (Roman mosaics): ~8 km / ~12 min
- Dobrota (supermarket, pharmacy, medical centre): ~4 km / ~8 min
- Tivat town centre: ~21 km / ~33 min
- Porto Montenegro: ~22 km / ~35 min
- Tivat Airport (TIV): ~19 km / ~30 min
- Budva: ~31 km / ~45 min
- Podgorica Airport (TGD): ~89 km / ~2 hrs
- Dubrovnik Airport (DBV): ~63 km / ~1 hr 30 min (border crossing — allow extra time in season)
Public transport
The coastal road (E65) carries regular buses — the Blue Line and regional services — linking Orahovac with Kotor, Perast, Risan and on toward Herceg Novi, with a stop in the village. Kotor's bus station (~9 km) handles regional and international coach services. Taxi and ride-hail (Bolt, Yandex Go) operate across the municipality. The beach and waterfront are walkable and the village shop covers daily basics; a car is useful for anything beyond the village, though day-to-day life here is less car-dependent than in the hillside settlements across the bay.
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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Neighbourhood Guide
Explore Kotor
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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