Two-Bedroom Apartment with Stunning Views in Luštica Bay for Sale
€1,000,000
Maša Flynn
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In Brief
A two-bedroom, two-bathroom apartment of 111 m² within Marina Village, Luštica Bay, with sea views from the living room and one bedroom, and a marble-tiled terrace looking toward the marina entrance. Open-plan kitchen, living and dining room, master bedroom with en-suite bathroom, a second bedroom, a family bathroom, and a separate laundry room. Fully fitted kitchen, central air conditioning, ceramic flooring throughout, and one allocated outdoor parking space in front of the building. Sold fully furnished. Owners enjoy the benefits of the Luštica Bay membership programme. Price €1,000,000.
Description
The building sits within Marina Village, the walkable, pedestrian-first neighbourhood at the heart of Luštica Bay, a short stroll from the marina, the lighthouse at the end of the breakwater, and the resort's restaurants and cafés. It follows the rise of the hillside, and the apartment sits at a level within it that keeps the living room and one bedroom on an elevated, south-southeast-facing sightline — open views across the marina and out to the water beyond, with nothing built up in front to block them.
Inside, the finish is consistent with the rest of Marina Village: ceramic flooring in every room but the terrace, where it gives way to marble; plastered and painted walls, tiled in the kitchen and bathrooms; dropped ceilings with recessed lighting; and central air conditioning throughout. The kitchen is fully fitted and opens onto the living and dining area, which in turn opens onto the terrace — a genuinely usable outdoor room, furnished for dining and lounging, with views toward the marina entrance. The master bedroom has its own en-suite bathroom; the second bedroom sits alongside a family bathroom and a separate laundry room, a detail not every apartment in the complex has.
Key Features
- 111 m² two-bedroom, two-bathroom apartment within Marina Village
- Stunning Sea and Marina Views
- Marble-tiled terrace, accessible from both the living room and a bedroom
- Fully fitted kitchen, open-plan to the living and dining area
- Master bedroom with en-suite bathroom; second bedroom with separate family bathroom
- Separate laundry room
- Central air conditioning; ceramic flooring throughout, marble on the terrace
- One allocated outdoor parking space in front of the building
- Sold fully furnished
- Owners enjoy the benefits of the Luštica Bay membership programme
What Sets It Apart
The living room and terrace work as one continuous space rather than two separate rooms: glass doors fold back so the sofa, the dining table and the outdoor lounge area all share the same south-southeast light and the same view across the marina toward the open Adriatic. It's a terrace built for actually living on — shaded seating, room to dine outside, water in view from almost every angle — not just a balcony to admire the scenery from. Add the shared swimming pool, the Chedi's spa and restaurants a few minutes' walk away, and the run of the marina promenade beyond, and the apartment reads less like a flat with a view and more like a private corner of a resort, with all the comfort and convenience that comes with it.
Buyer Lens
- A move-in-ready base in Luštica Bay: fully furnished, with the kitchen, bathrooms and laundry already fitted out
- Sea views from two rooms and a private terrace, a short walk from the marina, restaurants and the Chedi hotel
- The extra space of a dedicated laundry room is a rare find at this size within Marina Village
- An allocated parking space removes the usual resort-living hassle of finding somewhere to leave the car
- Access to the Luštica Bay membership programme adds resort services on top of the apartment itself
Local Amenities
On Foot
- Marina promenade and lighthouse — a few minutes' walk
- The Chedi Luštica Bay — ~300 m / ~5 min. The resort's five-star anchor, with spa, pools and dining
- The Rok Beach Bar & Lounge — ~400 m
- Restaurants including 21 Bistro, Noa and Špilja, all within Marina Village
- Mini-market — ~600 m
- Centrale neighbourhood — ~700 m
- Beaches within a ~10-minute walk
By Car
- Radovići — ~2 km / ~5 minutes
- Tivat Airport — ~9 km / ~15 minutes
- Tivat town centre — ~11 km / ~20 minutes
- Kotor Old Town — ~22 km / ~35 minutes
- Dubrovnik Airport — ~65 km / ~1 hr 45 minutes
- Podgorica Airport — ~90 km / ~1 hr 40 minutes
Agent's Honest Take
This is one of the more complete two-bedroom units we've seen come up in Marina Village: a full 111 m², elevated within the building for an open, uninterrupted view over the marina and out to open water, finished and furnished rather than sold as a shell. For a buyer weighing it as an investment as well as a home, its position inside Luštica Bay's own rental-management and membership programme means it's set up for hospitality-style letting from day one, a few steps from the Chedi's guests and amenities. Worth asking about current service charges and the resort's rental-management terms before you commit, since those figures move year to year — but the apartment itself needs nothing done to it before it starts earning or living in.
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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