Four-Bedroom Waterside Villa with Pool, Krašići, Tivat Municipality for Sale

A four-bedroom, four-bathroom contemporary villa built directly onto the water's edge in Krašići, on the Tivat Bay side of the Luštica peninsula, with no road between the house and the sea. Finished to a high standard across three levels — 350 m² gross build area on a 425 m² plot — with an infinity-edge pool, gated parking for two, and full security coverage throughout. Every bedroom has its own bathroom, and the principal living space opens onto a terrace over the water, with stair access down to the beach area from the lowest level. Sold partially furnished. Tivat town centre 15 km / 26 minutes; Tivat Airport 12 km / 20 minutes. €1,890,000.

Genuinely waterside property is scarce on this coast, and villas finished to this standard, with a private pool, on a plot with no road between the house and the sea, are scarcer still. This one sits in Krašići, on the Tivat Bay side of the Luštica peninsula, close enough to Luštica Bay's marina, golf course and restaurant scene to draw on that infrastructure daily, while remaining in a village that has kept its own quiet character.

A remote-controlled sliding gate to the side of the house opens onto parking for two, set at street level. The front door opens into a vestibule with storage behind its oak-panelled entrance wall, off which sit three of the villa's four bedrooms, each with its own en-suite bathroom, finished throughout in polished local stone with a warm, rich feel. A black steel-framed staircase with solid wood treads runs as a central spine through the house, from street level down to the lowest level by the beach; each of the top-floor en-suites has a skylight cut into the roof, matched by a second above the stairwell, whose light carries all the way down to the lowest level of the house.

Down a half-level, the kitchen sits at one end of an open-plan space, finished in oak joinery with burnt-orange upper cabinetry, open shelving lit from below, and Bosch oven and hob. Next to it, an open area currently left for a dining table, and beyond that the living space, opens the full width of the room onto the terrace through sliding glass doors. The master bedroom, the villa's fourth en-suite, sits alongside the living area and opens onto the same terrace.

Stepping out from the master bedroom onto the terrace, the pool sits immediately to the left: an infinity edge finished in blue mosaic tile, a counter-current jet for swimming against resistance, massage jets along one side, and a stainless-steel waterfall feature running in from the opposite wall. The terrace balustrade is glass with a discreet metal capping, continued around the rest of the exterior. At the far end of the terrace, on the opposite side from the pool, steps lead down to a gated area outside the sea garage, with a further gated flight of steps continuing down to the beach area.

The lowest level is functional rather than decorative: a laundry room, technical and security room, a guest WC, and a room built for a home gym, currently unequipped and ready for a new owner's own kit. A room finished with a shower and changing space was designed with a sauna in mind; the sauna unit itself was never installed and won't be included. This level opens directly onto the beach area, via a sea garage approximately 7 m in length with its own gated exterior area and outdoor shower. Underfloor heating runs beneath the stone floors throughout the house; the bedrooms, finished in wood, do not have it.

Considered lighting design runs through both the interior and exterior of the house, alongside security cameras and outdoor speakers built in throughout. The exterior stonework is carefully detailed rather than simply clad, and the Mediterranean planting was established early in the build and has had time to settle in, so the grounds already read as mature rather than newly landscaped; the health of the planting suggests automatic irrigation, though this should be confirmed.

The villa is sold partially furnished, with the furniture shown in the photographs remaining — a bed, desks, and bedside tables among them, without a complete inventory beyond that. There is no rental history: this is a new-build coming to market for the first time, sold by a private owner.

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Key Features

• Four-bedroom, four-bathroom contemporary villa (all bedrooms en suite), 350 m² GBA on a 425 m² plot, Krašići, Luštica peninsula
• True waterside position — no road between the villa and the sea — with gated stair access down to the beach area from the far end of the terrace, and directly from the lowest level via the sea garage
• Infinity-edge pool with massage jets, a counter-current swimming jet, and a stainless-steel waterfall feature
• Three levels: entrance level (three en-suite bedrooms, gated parking for two), middle level (open kitchen and living space, terrace, pool, fourth en-suite/master bedroom), lowest level (gym, guest WC, laundry, technical room, ~7 m sea garage with gated beach access)
• Black steel-framed staircase with solid wood treads runs as a central spine from street level to the lowest level
• Glass terrace balustrades with discreet metal capping; carefully detailed exterior stonework; established Mediterranean planting
• Security cameras, outdoor speakers, and considered lighting design throughout, inside and out
• Underfloor heating beneath the polished stone floors; not fitted under the wood-floored bedrooms
• Bosch oven and hob; extensive oak joinery throughout
• Sold partially furnished
• 1.5 nautical miles to Porto Montenegro marina; 2 nautical miles to Portonovi marina

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What Sets It Apart

Waterfront listings around the Bay of Kotor are almost always set back behind a coast road or a public promenade; a villa with genuinely nothing between the building line and the sea is unusual anywhere on this coastline, and one built new, to this finish, with its own pool, is close to unheard of. Most of the handful of true waterside properties that do come up are older stone houses in need of full renovation, or come without any private pool at all. This one offers the finished, serviced alternative, with Luštica Bay's marina, golf course and restaurants a few minutes away by car.

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Buyer Lens

Suits a buyer who wants genuine waterside living with a high-end, move-in-ready finish and is happy to add their own furniture and gym equipment to taste. Less suited to a buyer who needs a fully turnkey, completely furnished home from day one, or who is weighing this primarily as a proven rental earner — there is no letting history to point to yet.

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Local Amenities

Krašići is a quiet village on the Tivat Bay side of the Luštica peninsula, a stretch of coast that has kept its own pace even as Luštica Bay's marina and Centrale piazza have grown up a few minutes down the road. It has never been a resort town — daily life here runs on two seafront restaurants, a bakery, and a small grocery — but that wider infrastructure now sits within easy reach without the village itself losing its character. A five-minute drive gets you golf, a marina and an international dining scene; the walk home stays quiet.

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In Krašići — on foot

• Konoba Wolfi — immediately adjacent, local Montenegrin and Mediterranean cooking, sea-view terrace
• Anderba (hotel and restaurant): ~60 m / 1 min — open year-round
• Volat 2 (restaurant): ~70 m / 1 min — open in season, right on the water
• Pekara Župa (bakery): ~350 m / 5 min
• Idea Krašići (grocery): ~600 m / 10 min
• Plaža Krašići (public beach): ~870 m / 12 min, in addition to the beach area accessed directly from the villa

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Medical

• Ambulanta Radovići (state GP clinic): 4.2 km / 10 min
• AM Dental Clinic, Luštica Bay: ~1.9 km
• Medicor Pharmacy, Luštica Bay Centrale: ~2.4 km

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Schools

• Arcadia Academy: 11 km / 20 min
• Knightsbridge International School (Porto Montenegro, Tivat): 15 km / 29 min
• Nearest state primary: Tivat

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By car

• Radovići (VOLI and Idea supermarkets): 4.2 km / 10 min
• Trašte Bay (Plavi Horizonti) beach: 5.7 km / 15 min
• Luštica Bay Golf Course: 5.1 km / 13 min
• Luštica Bay — Centrale and Marina Village: 5 km / 14 min
• Vino Santo and Maestral (waterfront fish restaurants, Đurašević): ~5–6 km / 13–15 min
• Kotor Old Town: 14 km / 24 min
• Tivat town centre: 15 km / 26 min
• Porto Montenegro: 16 km / 30 min by road (1.5 nautical miles by sea)
• Portonovi: 2 nautical miles by sea
• Tivat Airport (TIV): 12 km / 20 min
• Podgorica Airport (TGD): 87 km / 1 hr 48 min
• Dubrovnik Airport (DBV): 62 km / 2 hr 9 min (border crossing — allow extra time in season)

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Public transport

No confirmed bus route serves Krašići directly; the nearest service runs from Radovići, connecting to Tivat town centre. A private vehicle is effectively essential for this part of the peninsula.

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Agent's Honest Take

What makes this one worth a serious look is the position, not the finish — plenty of villas in this price range are finished this well, but almost none of them sit directly on the water with a road nowhere in sight. Being new to market and sold privately, with no letting history, it suits a buyer planning to live in it or furnish it as their own rather than someone buying purely against a rental track record. The sauna room without a sauna and the unequipped gym are honest gaps rather than problems — both are ready for a new owner to finish exactly as they want. For anyone who has been looking for true waterside in the Bay of Kotor and kept coming up against a road, a promenade, or an old stone house needing full renovation, this is the rarer alternative: finished, serviced, and on the water.

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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.