One-Bedroom Waterside Apartment with Jetty Access Žukovac, Tivat Municipality for Sale
€175,000
Peter Flynn
Features
Explore in 3D
Guided Video Tour
In Brief
A 43m² one-bedroom, one-bathroom apartment on the second floor of a small eight-unit building directly on the water in Žukovac, on the coast road between Tivat and Radovići. Steps lead from the building down to a shared jetty on the bay, with open views across to Sveti Marko Island and the Gospa od Milosti church. Terracotta floors and a glazed balcony throughout; allocated parking; original condition and ready for updating. Tivat Airport 11 minutes, Lustica Bay 6 minutes, Kotor Old Town 15 minutes. €175,000.
Description
The thing that cannot be replicated about this apartment is where it sits. Step out of the building, down a handful of steps under the road, and you are on a jetty shared by just eight apartments, with the bay open in front of you and Sveti Marko Island and the small church of Gospa od Milosti directly across the water. It is roughly 1.5 nautical miles to Porto Montenegro by tender — close enough that a boat, rather than a car, becomes a genuine way to get around.
The apartment itself is straightforward and honest about what it is: a one-bedroom, one-bathroom flat of 43m², fully furnished, with terracotta floors and white walls throughout. It was last refurbished around twenty years ago and it shows — this is a property that wants new floors, a new kitchen, and a new bathroom, and would reward that investment considerably given what sits outside the window. None of that work is structural or extensive; it is cosmetic, and the returns on it here are unusually high.
The bedroom is a reasonable size, the bathroom good-sized, and the small kitchen opens into a compact living space that leads onto the balcony. That balcony is currently enclosed with older, temporary-style glazing — functional, but not doing the view justice. Replaced with full picture windows and sliding glass, it would transform both the apartment and the way that view is experienced; this is the single change most likely to change how the space feels day to day.
At the rear of the building is a second, covered terrace area with a little storage — a quieter, shaded counterpart to the sea-facing balcony, useful for laundry, bikes, or simply somewhere to sit out of the afternoon sun.
Allocated parking comes with the apartment, which in a small waterside building of this kind is a genuine bonus rather than a given. The building's shared facilities amount to the jetty itself, kept up through a modest homeowners' association fee of €200 a year; any larger capital works are agreed and funded jointly by the owners at an AGM as they arise.
The apartment has never been rented, so there is no trading history to point to — but the position argues for itself. This is a location that would suit a short-let strategy aimed at the sailing and Lustica Bay crowd, or an equally strong long-term rental, or simply a forever base by the water for an owner who wants the sea at the bottom of the stairs.
Key Features
- 43m² one-bedroom, one-bathroom apartment, second floor, Žukovac, Tivat municipality
- Direct access to a shared jetty on Tivat Bay, steps from the building
- Uninterrupted views across to Sveti Marko Island and Gospa od Milosti church
- Glazed balcony — strong candidate for full picture-window replacement
- Covered rear terrace with storage
- Allocated off-street parking
- Small building of 8 apartments; low annual HOA fee of €200
- Fully furnished; original condition, ready for updating (floors, kitchen, bathroom)
- Tivat Airport 11 min; Lustica Bay 6 min; Kotor Old Town 15 min
What Sets It Apart
Waterside apartments with direct, private jetty access are rare in Tivat municipality at any price, and almost unheard of at €175,000. Most comparable one-beds in this bracket are set back from the water, in larger blocks with no private mooring point and no comparable outlook. Here, the building itself sits on the shore, shared by only eight owners, with a view that takes in an island, a church with five centuries of history, and the open bay beyond. The apartment needs updating; the position does not, and never will.
Buyer Lens
A buyer looking for a low-maintenance waterside base — for personal use, as a short-let investment aimed at the Lustica Bay and sailing market, or as a long-term let — who is comfortable putting modest capital into cosmetic updating in exchange for a location that cannot be replicated. Less suited to a buyer wanting a fully turnkey finish from day one.
Local Amenities
Žukovac sits on the coast road linking Tivat town to Radovići and the Lustica peninsula, a quiet stretch of waterside building plots and small apartment blocks rather than a village centre in its own right. It functions as an extension of two larger hubs: Tivat itself to the north, with its marina, restaurants and airport, and Radovići to the south, the gateway to Lustica Bay. Living here means a short walk to a handful of genuinely good local restaurants and a very short drive to full supermarkets, pharmacies, dental and medical care, and the resort infrastructure of Lustica Bay.
On foot
- Maestral restaurant and apartments, waterside: ~630m / 8 min
- Market Slavica (grocery, Đurašević): ~800m / 10 min
- Vino Santo, seafood restaurant on the stone quay at Krtoli: ~1km / 12 min
- Pomodorino, highly rated local pizzeria (Radovići): ~1.2km / 15 min
Medical
- Ambulanta Radovići (state GP surgery): ~1.3km / 3 min drive
- Dental Perosevic (dental clinic, Radovići): ~1.4km
- Apoteka Lustica / Medicor Pharmacy, Lustica Centrale: ~1.6–1.8km
- Tivat Health Centre (hospital): ~4km / 9 min
Schools
- New state primary school: under construction in Radovići
- Existing state primary: Tivat, ~4km / 9 min
- International school: planned within the Lustica Bay development
By car
- Voli supermarket, Radovići (recently refurbished): 2.2km / 5 min
- Lustica Bay Centrale (piazza, shops, restaurants): 2.5km / 6 min
- Lustica Bay Golf Course: 3km / 8 min
- Lustica Bay Marina Village (Chedi hotel, marina, promenade): 3.9km / 8 min
- Tivat Airport (TIV): 8.4km / 11 min
- Kotor Old Town: 10km / 15 min
- Porto Montenegro: 12km / 21 min
- Podgorica Airport (TGD): 82km / approx. 1hr 43min
- Dubrovnik Airport (DBV): 59km / approx. 2hr, border crossing dependent — allow extra time in season
Public transport
The Blue Line bus service runs along the coast road connecting Radovići and the surrounding villages to Tivat town centre; journey approximately 15–20 minutes, cash fare at the driver.
Agent's Honest Take
I've watched the water's edge in this bay become harder and harder to buy into over twenty years, and this is one of the last places where €175,000 still gets you onto it directly, with your own jetty and a boat's-length view of an island with a church older than most countries. The apartment itself needs work — new floors, a new kitchen and bathroom, and those balcony windows replaced properly — but none of it is expensive relative to what it unlocks. We featured this property in our latest "Location, Location, Location" video for exactly this reason: the position is the case, and it's one that gets harder to make every year the bay fills in behind it.
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
.jpg)
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.