Luxury Four-bedroom Mediterranean-style villa in Tripovići, Tivat for Sale
€1,250,000
Peter Flynn
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In Brief
A 220m² Mediterranean-style villa on an 894m² plot in the hills above Tivat, with panoramic views over the Bay of Kotor. Four bedrooms, each with its own ensuite, plus a guest WC, private office, and laundry room. Sold fully furnished and ready to move into. A mature garden of olive, orange, pomegranate, fig and lemon trees, with a pergola-covered outdoor kitchen and barbecue area. A 90m² pool deck is planned for construction from September 2026. Parking for five cars externally plus a secure internal garage, with additional underground storage. Porto Montenegro is a six to eight minute walk; Tivat Airport ten minutes by car.
Description
The view is the thing that stops you first — the whole sweep of the Bay of Kotor, laid out below the terrace, with Tivat's rooftops in the foreground and the water beyond. Villa Luma sits in Tripovići, high enough above Tivat to keep that view uninterrupted, close enough to Porto Montenegro that most owners here would think nothing of walking down for dinner.
The house itself is a 220m² Mediterranean-style build on an 894m² plot, arranged over two floors with a layout that works equally well for a family living here full-time or an owner who wants room to host. Four bedrooms, each with its own ensuite bathroom — heated floors, walk-in showers, and premium fixtures throughout — plus a guest WC, a private office that could double as a fifth bedroom, and a proper laundry room with its own storage.
The heart of the house is the open-plan living, dining and kitchen space, where floor-to-ceiling windows on two sides pull the view straight into the room. The kitchen is a serious piece of design in its own right: a marble-topped island, integrated appliances, a dedicated bar area with a mini wine fridge, and enough storage to actually use it properly. The dining area seats eight comfortably beneath the same run of windows, and the lounge — built around a striking stone feature wall — opens directly onto a covered terrace with a ceiling fan and space to sit out through most of the year. Upstairs, the master suite has its own private terrace, heated ensuite, and built-in wardrobes; the second and third bedrooms are similarly finished, each with terrace access and their own bathrooms.
Outside is where Villa Luma earns its keep. The garden is genuinely mature and productive rather than ornamental — olive, orange, pomegranate, fig and lemon trees, a herb garden, and a pergola-covered outdoor kitchen with a built-in barbecue and stone seating that catches the evening shade. A 90m² pool deck is planned for the lower garden level, with construction scheduled from September 2026; a buyer can take the villa as it stands, with a corresponding price adjustment, or have the pool and landscaping completed as part of the purchase.
Parking is generous for this part of Tivat: five external spaces plus a secure internal garage, with additional underground storage beneath the villa for anything that doesn't need to live in the house.
Key Features
- 220m² Mediterranean-style villa on an 894m² plot, Tripovići, Tivat municipality
- Four bedrooms, each with its own ensuite bathroom
- Guest WC, private office, dedicated laundry room
- Open-plan living, dining and kitchen with marble island, integrated appliances, bar area and wine fridge
- Master suite with private terrace and heated ensuite
- Mature garden: olive, orange, pomegranate, fig and lemon trees, herb garden, pergola outdoor kitchen with barbecue
- 90m² pool deck planned from September 2026 (optional completion as part of sale)
- Five external parking spaces plus secure internal garage and underground storage
- Sold fully furnished, ready for immediate occupancy
What Sets It Apart
Villas at this level in Tivat municipality typically ask a buyer to choose between proximity to Porto Montenegro and genuine elevation with a view — rarely both. Villa Luma sits close enough to walk to the marina in under ten minutes while holding a position high enough above it to keep the outlook over the bay uninterrupted. Combined with a productive mature garden and a pool project already designed and permitted for the lower plot, it offers more scope for a buyer to shape the property further than most finished villas at this price point allow.
Buyer Lens
A family or couple wanting a genuinely turnkey home within easy walking distance of Porto Montenegro's restaurants and marina, with the option to add a pool on their own terms. Also suited to a buyer drawn to the garden and outdoor living as much as the interior — this is a property that rewards someone who'll actually use the terrace and the pergola kitchen, not just admire them.
Local Amenities
Tripovići sits in the hills directly above Tivat, close enough to Porto Montenegro that the development's restaurants, marina and yacht club function as a genuine extension of daily life rather than an occasional outing. Boka Place, Porto Montenegro's newer neighbourhood, adds a large VOLI supermarket, a multi-screen cinema, bars, restaurants and a run of high-end shops to the town's own retail and dining offering, giving residents a genuinely broad range of everyday and lifestyle amenities on the doorstep. It's a quiet residential pocket — stone houses, olive groves, the bells of the parish church marking the hours — that most visitors to Tivat never see, even though it sits minutes from everything the town offers.
On Foot
- Porto Montenegro (marina, restaurants, yacht club, Boka Place): 6–8 minutes
- Knightsbridge School International: approximately 20 minutes
- By Marta bakery, Tripovići: a short walk from the villa
By Car
- Boka Place, Porto Montenegro (VOLI supermarket, cinema, restaurants, bars, shops): 6–8 minutes
- Waikiki Beach Resort: 7 minutes — the nearest beach bar
- Big Ben: 7 minutes — one of Tivat's best-known institutions, directly opposite Waikiki
- Knightsbridge School International: 4 minutes
- Arcadia Academy: approximately 20 minutes
- Tivat town centre: approximately 10 minutes
- Tivat Airport (TIV): approximately 10 minutes
- Podgorica Airport (TGD): approximately 1 hour 50 minutes
- Dubrovnik Airport (DBV): approximately 1 hour 50 minutes (border crossing dependent), or via the Herceg Novi ferry crossing
Medical
- Apoteka Latković and Apoteka Bosiljak (pharmacies), Tivat
- Mansa Medica and Dr Viller private GP clinics, Tivat
- Poliklinika Milmedika, Porto Montenegro
- Tivat Health Centre (state facility)
Schools
- Drago Milović Elementary School — Tivat's state primary school
- Knightsbridge School International, Porto Montenegro — Montenegro's only IB World School
- Arcadia Academy — approximately 20 minutes by car
Public Transport
Local bus services connect Tripovići to Tivat town centre; frequency varies seasonally.
Agent's Honest Take
We know this stretch of hillside better than most — we've bought a small stone cottage next door ourselves, with plans to redevelop it in the future, so we see this position from our own doorstep as well as our clients'. It sits directly below the Church of St. Anthony of Padua, Tivat's parish church since 1734, and there's something genuinely lovely about the Angelus bells carrying across the hillside morning and evening. Villa Luma occupies one of the better positions we've seen in this part of Tripovići — close enough to Porto Montenegro to use daily, elevated enough to keep the view, and finished to a standard that means a buyer isn't taking on a project unless they choose to, with the pool addition ready and waiting for whoever wants it.
The information in this description has been provided to us by the seller and is given in good faith to the best of our knowledge. Prospective buyers should independently verify all details, including measurements, planning status and construction timelines, before proceeding.
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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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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