Two-Bedroom Waterside Apartment, Muo, Kotor for Sale
€285,000
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In Brief
A first-line, two-bedroom, two-bathroom ground floor apartment of 56 m² in a stone building in Muo, directly across the bay from Kotor Old Town, with a 35 m² terrace shaded by a vine-covered pergola. Fully furnished, with a secure recessed storage area for paddleboards, bikes and scooters, and plentiful on- and off-street parking directly outside (unallocated, not included with the property). Currently operating as a short-term rental, achieving approximately €20,000 gross this year — a yield of around 7% at the asking price. Kotor Old Town 12 minutes on foot via the Gurdić Bastion; Kotor Bus Station in neighbouring Škaljari (1,000 m / around 14 min walk); Tivat Airport 13 minutes. €285,000.
Description
Few apartments on this side of the Bay of Kotor let you step onto the terrace each morning and look straight across open water at the fortified walls of Kotor Old Town climbing the mountainside behind it. This one does. It sits first line to the sea in Muo — building, terrace, the road, then the water, with the Old Town directly opposite.
The apartment is fully furnished, largely in IKEA pieces, and has clearly been set up to work as a rental. The living room is anchored by a leather sofa — possibly a sofa bed — and a pair of leather-and-bentwood recliners, with a wall-mounted TV and coastal photography prints repeated through the flat, a consistent thread that ties the rooms together. An arched doorway and tall French doors give the entrance area a lighter, more open feel than the footprint might suggest.
The kitchen is semi-open off the living space, fitted with granite worktops and a small granite breakfast bar, and equipped with the usual essentials — fridge, cooker, washing machine and sink.
Both bedrooms sit off a herringbone parquet hallway. The first has a grey buttoned headboard and teal linen against an exposed stone feature wall — a nice reminder of the building's age. The second, at the front of the building with arched windows, is furnished with twin beds and works well for family groups or guests travelling together. Two bathrooms serve the apartment: one more traditional, with a full bath and overhead shower; the other a contemporary walk-in shower room with Jack-and-Jill access — reachable both from the second bedroom and directly from the living room, so it doubles as an easy guest bathroom for anyone using the main living space.
The 35 m² terrace, under its vine-covered pergola, is where the apartment does its best work — shaded outdoor space with the Old Town as a backdrop. Alongside it, a secure recessed storage area keeps paddleboards, rental bikes and scooters out of the way, a small but genuinely useful detail for a property let to active guests.
Parking is not allocated to the apartment, but the street outside offers plentiful on- and off-street space, and Kotor's largest and cheapest public car park is close by — in practice, parking has not been an issue. The apartment is in sound condition and has been well received as a rental, with scope for a new owner to bring in some colourful artwork and their own personal touches.
Bought to live in, to let, or both, it already does the job it was set up to do.
Key Features
- Asking price €285,000
- First-line position in Muo, with a direct, uninterrupted view across the bay to Kotor Old Town
- Two-bedroom, two-bathroom ground floor apartment, 56 m² — a Jack-and-Jill second bathroom gives each bedroom its own access, ideal for guests sharing
- 35 m² terrace beneath a vine-covered pergola, with secure recessed storage for paddleboards, bikes and scooters
- Semi-open kitchen with granite worktops and a granite breakfast bar
- Fully furnished throughout, mainly IKEA
- Plentiful on- and off-street parking directly outside, plus Kotor's largest, lowest-cost public car park nearby (not allocated to the apartment)
- Currently let short-term — approximately €20,000 gross this year, roughly 7% gross yield at asking
- Kotor Old Town 12 minutes on foot via the Gurdić Bastion (South Gate); Tivat Airport 13 minutes by car
What Sets It Apart
Most apartments with a direct, unbroken view of Kotor Old Town sit inside the Old Town's own walls or along the Dobrota shore to the north, at a considerable premium over this price point. This one delivers the same first-line outlook and the same twelve-minute walk to the Sea Gate from the Muo side of the bay — with easy street parking and dedicated outdoor storage that Old Town properties, squeezed onto medieval lanes, simply cannot offer. A fully furnished, income-producing apartment with genuinely easy parking and a proven yield close to 7% is not straightforward to find on either side of the water at this level.
Buyer Lens
An excellent investment property: suits an investor looking for a straightforward, already-performing short-term rental, and equally a buyer who wants a first-line base with Old Town views for their own use outside the booking season.
Local Amenities
Muo is a quiet stone village strung along the western shore of the bay, facing Kotor Old Town across the water — close enough to reach on foot in minutes, far enough to sit outside the crowds and prices inside the walls. It's still a place locals live and shop, with a village bakery, pharmacy and hospital all within a couple of minutes on foot, and Kotor's daily green market, restaurants and Old Town amenities a short walk beyond. The village itself is compact and walkable, water on one side, the mountain road on the other.
On Foot
- Pekara Vrmac (bakery) — moments away in Muo itself, well loved locally for its burek
- Medicor Pharmacy Peluzica — 150 m / 2 min
- Kotor City Hospital — 210 m / 3 min, open 24 hours
- Marmo grocery store — nearby in Škaljari, small but well stocked
- Winter swimming pool "Zoran Džimi Gopčević" — around 7 min, part of a municipal sports complex that also has a football pitch
- Mediterranean Nights — a genuinely good waterfront restaurant right in Muo, worth booking for sunset
- Marenda steak house — 4.7★, around 10 min, on the walk toward the Old Town
- BBQ Tanjga (Tanjga Family Restaurant) — a former butcher's turned locally celebrated roast-meat institution, around 10 min; 4.6★ from close to 1,900 reviews on TripAdvisor and a regular Travellers' Choice award-winner, consistently placing among Kotor's top ten restaurants
- Daily green market outside the Old Town walls — fruit, veg and a well-known fish stall run by COGI, plus local cheese, olives, olive oil and wild mushrooms, around 15 min
- Gurdić Bastion, Kotor's South Gate and the closest entrance to the Old Town — 800 m / 12 min
Medical
- Kotor City Hospital / Kliničko-bolnički Centar Kotor — 210 m, open 24 hours
- Medicor Pharmacy Peluzica — 150 m
- Dental Studio Dr Vuković — Old Town, English-speaking, highly rated
Schools
- JU Osnovna škola "Njegoš" Kotor — nearest state primary, in town
- Arcadia Academy — 12–13 minutes / 5.1 km
- Knightsbridge Schools International — 21 minutes / 11 km
By Car
- Kotor Old Town and supermarkets (Voli, Aroma, iDEA) — 2–3 minutes
- Porto Montenegro — 23 minutes / 11 km
- Luštica Bay — 20 minutes / 12 km
- Tivat Airport (TIV) — 13 minutes / 7.7 km
- Podgorica Airport (TGD) — 1 hr 39 / 79 km
- Dubrovnik Airport (DBV) — 2 hr 7 / 68 km (border crossing — allow extra time in season)
Public Transport
Kotor Bus Station, in neighbouring Škaljari, is about 1,000 m — around 14 minutes on foot — giving direct coastal connections without needing a car.
Agent's Honest Take
Muo is one of the real advantages of buying on this side of the bay — all the charm of Kotor's old stone buildings, waterside and walking distance from the Old Town, without the restrictions that come with owning inside the citadel walls. This apartment has that view, easy parking right outside, and two proper bathrooms serving two bedrooms — genuinely unusual for an apartment this size, and exactly what makes it so popular with renters who want their own space from one another, ideal for two couples or a family sharing. It has already proven itself as an investment, returning a yield above what's typical for the area, and there's scope for a new owner to add some colourful artwork and personal touches along the way. Buy it as a rental and it's already earning; keep some weeks back for yourself outside the booking season, and it doubles as a genuinely well-positioned place to stay.
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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