Contemporary Four-Bedroom Villa with Sea View in Kavac for Sale

A four-bedroom, three-bathroom villa of 200 m² gross built area (180 m² net internal) across two storeys in a private residential development in Kavač, set high on the hillside with uninterrupted views over Tivat Bay, Sveti Marko Island, the Island of Flowers, and Luštica Bay with its Gary Player championship golf course. Fully furnished throughout, with underfloor heating and air conditioning, a fitted kitchen with integrated appliances and an island breakfast bar, and a separate dining area overlooking the garden. Sits on a 771 m² plot — one of the largest in the development — with ample space for a pool. Separate garage with automatic remote-controlled doors. Tivat Airport 6.9 km / 13 minutes; Kotor Old Town 5.6 km / 15 minutes.

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Every house on this hillside claims a view. This one has the real thing: the full sweep of Tivat Bay from an elevated position, Sveti Marko Island and the Island of Flowers sitting in the water below, and Luštica Bay and its Gary Player championship golf course tracing the far shore. The sunsets here are genuinely spectacular, with nothing to the west blocking the sky over the bay — the kind of thing photographs struggle to convey.

The development is a terraced community of architect-built villas stepped into the hillside in Kavač, each plot cut into the slope behind its own retaining wall. The architecture is contemporary rather than traditional, but the stone base grounding each villa is a deliberate nod to the older building vernacular of Kotor and the surrounding villages — the same material read through a modern lens. This villa follows that pattern: a stone-clad ground floor beneath timber-slat and white render above, consistent with its neighbours, which keeps the street scene calm rather than competitive.

The ground floor is open-plan: kitchen, living, and dining share one continuous run of glass along the view side. The kitchen is fully fitted with integrated appliances, a granite-topped island doubling as a breakfast bar with stools, and pale shaker cabinetry against a book-matched stone splashback. The living area takes a deep modular sofa and rattan armchairs around a low stone coffee table, and the dining space — a table for six under a woven pendant light — sits in its own glazed corner overlooking the garden, distinct enough from the sofa to function as a proper room rather than an afterthought. Also on this floor, set apart from the open-plan living space, is a fourth bedroom with its own bathroom next door — genuinely flexible space that would suit a guest bedroom, home office, library, or second living room just as well as a bedroom, with the adjoining bathroom doubling as a downstairs WC for guests using the main living areas.

Upstairs, the three remaining bedrooms are simply finished — wide-plank oak flooring, white walls, AC discreetly wall-mounted. The two front-facing bedrooms share a generous terrace furnished with rattan lounge chairs, positioned to take the view straight on, and both are laid out on a hotel-style principle: bedside switches at the headboard, and wardrobe storage tucked behind the bed rather than along the window wall, so the view from the bed stays completely clear of clutter. The master of the two has its own en-suite bathroom; the second shares a bathroom with the third bedroom at the rear of the house.

All three bathrooms are finished in large-format, book-matched marble-effect ceramic — a practical choice as much as a beautiful one — with details including a freestanding bath, a glass-block shower screen, and a double-vanity family bathroom with a large-format mirror.

Outside, the 771 m² plot is one of the largest in the development. The garden is currently kept simple — lawn and decking rather than landscaped — and would benefit from a new owner's attention; several neighbouring gardens on the same hillside show what the space can become, from mature planting to a fully installed pool. A separate garage with automatic remote-controlled doors sits beside the house, in addition to the parking already accounted for on the plot.

Less than ten minutes away, the pine forest trails of Vrmac offer some of the best walking in the area — a network of shaded paths through pine woodland with clear views down over both Kotor and Tivat Bay, well used locally for walking, running, and taking the dog out. It is a genuine amenity rather than a footnote: few properties in the area have this kind of walking directly on the doorstep.

The development operates under its own community governance, under which short-term letting is prohibited by contract; medium- to long-term rental is permitted, alongside other rules designed to keep the community settled. The result is a development oriented towards owner-occupation and longer-term residency rather than high-turnover holiday letting.

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Key Features

• Four-bedroom, three-bathroom villa, 200 m² gross built area (180 m² net internal), two storeys, Kavač
• Panoramic Tivat Bay views: Sveti Marko Island, Island of Flowers, Luštica Bay and its Gary Player championship golf course, sunset aspect
• Vrmac pine forest walking trails under 10 minutes away
• 771 m² plot — one of the largest in the development — with ample space for a pool
• Fully furnished throughout; underfloor heating and air conditioning
• Security system
• Fully fitted kitchen, integrated appliances, granite-topped island breakfast bar
• Separate dining area overlooking the garden
• Three bathrooms in book-matched marble-effect ceramic, including a freestanding tub
• Two front-facing bedrooms share a terrace; hotel-style layout keeps the view clear from the bed
• Separate garage with automatic remote-controlled doors
• Medium- to long-term rental permitted; short-term letting prohibited under community governance

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What Sets It Apart

Few four-bedroom villas in this development combine all three of what this one offers: a 771 m² plot among the largest in the development, an unobstructed line across the bay to Luštica Bay's championship course, and enough ground to add a pool without compromising the garden. That combination — plot, view, and headroom to develop further — is the core of the case for this property over comparable villas nearby.

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Buyer Lens

A family or couple wanting genuine space and privacy on the hillside above Tivat Bay, comfortable furnishing a garden and adding a pool to their own taste rather than buying a finished product. Less suited to a buyer whose priority is a turnkey outdoor space from day one, or who wants the flexibility to let the property short-term.

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Local Amenities

Kavač sits on the hillside between Tivat and Kotor, close enough to both that residents tend to use whichever is more convenient on a given day rather than being tied to one town. This development is a quiet, recently built enclave — a car is genuinely useful here, but the essentials are close, and Kotor's Old Town and Tivat's marina life are both a short, manageable drive away.

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On foot

• Mini-Market (Kavač): ~500 m — small local grocery, fresh eggs and vegetables, essentials
• Cielo Rooftop Bar & Restaurant (Royal Blue Resort): 4–5 min walk — rooftop dining, live music, sunset cocktails, 4.6★ on Tripadvisor

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Medical

• Pharmacies and private clinics in Kotor (Škaljari / Dobrota area), around 15 minutes by car
• Milmedika private clinic, Porto Montenegro — modern facility covering general medicine, dermatology, paediatrics and more, roughly 19 minutes away

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Schools

• Arcadia Academy: 12 minutes by car
• Knightsbridge Schools International: approximately 18 minutes by car
• State kindergartens and primary schools in both Tivat and Kotor within a short drive

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By car

• Vrmac pine forest walking trails: under 10 minutes — shaded paths with views over Kotor and Tivat Bay, popular for walking and dog walks
• Restoran Nadoveza: 2.3 km / 6 minutes — grilled-meat specialist, generous portions, homely atmosphere
• Pekara Davidović (bakery): 3.5 km / 10 minutes
• iDEA supermarket: 3.6 km / 9 minutes
• Montefish: 3.6 km / 11 minutes
• Kotor Old Town: 5.6 km / 15 minutes
• Tivat Airport (TIV): 6.9 km / 13 minutes
• Tivat town centre: 6.4 km / 17 minutes
• Porto Montenegro: 7.1 km / approximately 19 minutes
• Luštica Bay: 12 km / 18 minutes
• Plavi Horizonti beach: 12 km / 19 minutes
• Podgorica Airport (TGD): 74 km / 1 hr 35 min
• Dubrovnik Airport (DBV): 54 km / approximately 1 hr 35 min (border crossing — allow extra time in season)

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Public transport

The Kotor–Tivat coastal bus route serves the main road below the development; a car remains the practical way to manage daily life from this position on the hillside.

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Agent's Honest Take

What I'd say across the table: this is a villa built for the people who live in it, not for a rental spreadsheet, and the governance here makes sure it stays that way — short-term letting is off the table by contract, which is exactly why the development has stayed as calm as it has. That will rule out some buyers, and it should; go in knowing it. What it won't rule out is a family who wants a proper base on this hillside, furnished and ready, with the garden and the pool left as a project for whenever they choose to take it on. Twenty years of watching this coast tells me that unbuilt potential on a plot this size, in a position this good, tends not to stay unbuilt for long once a new owner moves in.

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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.