Building plot with Sea Views in Pržice, Kotor for Sale

A 667 m² urban parcel in Pržice, on the hillside between Kotor and Tivat. It faces southwest over Tivat Bay and comes with an approved design and a building permit for a residential building of eight apartments, with a pool and a twelve-space underground garage. The communal fees required before construction can begin have already been paid and are included in the price. A buyer can build the approved project as it stands, or start again with their own design under the same planning parameters.

Price: €250,000 (communal fees paid and included)

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The plot sits in Pržice, in the cadastral municipality of Dub, within the Municipality of Kotor. It is a quiet residential pocket set back from through traffic, yet only a few minutes from the main roads linking Kotor, Tivat and the coast to Budva. Kotor Old Town is about 3.7 km by road, Tivat Airport about 4.8 km and Porto Montenegro about 8.4 km, each well under a quarter of an hour by car. Facing southwest, the site looks out across Tivat Bay and gets the afternoon and evening light.

The planning conditions allow an occupancy index of 0.3 and a build index of 0.8. On a 667 m² parcel, that means a maximum footprint of about 200 m² and a maximum gross building area (BGP) of 533.6 m² above ground. The permitted height is ground floor, first floor and attic (P+1+Pk), with basement levels allowed on top of that. With a flat roof the building can rise to 11.50 m to the top of the parapet. With a pitched roof the limit is 10.00 m to the cornice and 12.00 m to the ridge.

The approved design uses that capacity in full. It is a three-storey stone-clad building over a basement level, with eight apartments, a lift, landscaped terraces and an infinity pool with a timber sun deck set into the slope.

• Basement: 444.54 m² gross. Garage with 12 parking spaces, four storerooms, technical rooms, lift and stair core, and the pool structure (34 m²).
• Ground floor: 198.81 m² gross. Three apartments: two two-bedroom units of 56.73 m² and 63.97 m² and a 33.24 m² studio. The two-bedroom units have terraces and garden frontage.
• First floor: 196.23 m² gross. Three apartments: two two-bedroom units of 60.64 m² and 60.74 m² and a 26.11 m² studio.
• Recessed top floor: 138.51 m² gross. Two apartments: a 46.73 m² one-bedroom and a 60.91 m² two-bedroom, each with a pergola-covered terrace facing the bay.

The above-ground floors total 533.55 m² gross, which is the full permitted figure. They give about 409 m² of net apartment area across eight units: five two-bedroom apartments, one one-bedroom and two studios. With the basement included, the building totals about 978 m² gross.

Because the permit is in place and the communal fees are paid, the main administrative and cost hurdles before construction have already been cleared. A buyer can go ahead with the approved project and its existing permit. If a different scheme suits them better, such as fewer and larger apartments or a single private villa, they can commission a new design within the same planning conditions and obtain new approvals and a new permit.

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Key Features

• 667 m² urban parcel in Pržice, Municipality of Kotor
• Southwest aspect with views over Tivat Bay
• Building permit issued on an approved design
• Communal fees paid and included in the price
• Maximum gross building area 533.6 m² (build index 0.8, occupancy 0.3)
• Permitted height P+1+Pk, with basement levels allowed
• Approved scheme: eight apartments, ~409 m² net residential area
• Underground garage for 12 cars, storerooms and lift
• Infinity pool and landscaped terraces in the approved design
• ~3.7 km to Kotor Old Town, ~4.8 km to Tivat Airport

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What Sets It Apart

Most land for sale around the bay is sold with planning conditions only, which leaves the buyer to face months of design work, approvals and fee assessments before anything can be built. This plot has the approved design and the building permit in place, and the communal fees are paid, so construction can start without first going through that process. The design is also efficient. It uses the full permitted area, fits twelve parking spaces underground and puts the pool on the downhill edge of the site, facing the view.

The location works just as well. Pržice is quiet and residential, with no main road running past the plot, yet the Kotor–Tivat and coastal roads are minutes away. That puts Kotor, Tivat, the airport and Budva all within a short drive.

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Buyer Lens

• Developers: A permitted, fees-paid scheme of eight apartments in the Kotor–Tivat corridor, with a unit mix weighted towards two-bedroom apartments, which are the most sought-after size for both owner-occupiers and rental investors in the area.
• Private buyers: The capacity to build a substantial private villa with guest accommodation, pool and garaging on a southwest-facing site above Tivat Bay, under a new design within the existing planning parameters.
• Investors: A short drive to Tivat Airport, Porto Montenegro and Kotor Old Town supports year-round demand for both long-term and holiday lets.

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Local Amenities

All distances are by road, measured from the plot.

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By Car – Kotor

• Voli supermarket, Lješevići: ~2.2 km (~4 min)
• HDL shopping centre: ~2.4 km
• Kotor Old Town: ~3.7 km (~7 min)

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By Car – Tivat and the Coast

• Tivat Airport: ~4.8 km (~7 min)
• Tivat centre (Pine promenade): ~7.8 km (~14 min)
• Boka Place, Tivat: ~8.2 km (~14 min)
• Porto Montenegro: ~8.4 km (~15 min)
• Luštica Bay: ~9.6 km (~13 min)
• Budva Old Town: ~20 km (~29 min)

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Schools

• Arcadia Academy (international school): ~2.2 km (~5 min)
• Primary school “Njegoš”, Škaljari: ~4 km (~10 min)
• Primary school “Njegoš”, Kotor: ~4.3 km (~10 min)
• Primary school “Narodni heroj Savo Ilić”, Dobrota: ~5.8 km (~12 min)
• Secondary education centre, Dobrota: ~5.8 km (~12 min)
• Knightsbridge Schools International, Tivat: ~8.2 km (~14 min)
• Primary school, Tivat: ~8.2 km (~13 min)

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Healthcare

• Kotor General Hospital: ~4 km (~10 min)
• Kotor Health Centre (Dom zdravlja): ~5.5 km (~10 min)
• Mansa Medica, Tivat: ~7.5 km (~11 min)
• Milmedika, Tivat: ~8.3 km (~14 min)

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Further Afield

• Dubrovnik Airport (Croatia): ~55 km (~1 hr 30 min, plus border crossing)
• Podgorica Airport: ~75 km (~1 hr 35 min)

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Agent’s Honest Take

This is a well-prepared plot. The design, the permit and the communal fees are the slow and expensive parts of developing in Montenegro, and they are already done. Buyers should note that the approved scheme uses the full permitted gross area, so there is no extra area left to gain under the current planning conditions. The extra value comes from how the building is finished, not from building more of it. The site slopes, so the basement and pool terraces need retaining walls and excavation, and these should be budgeted from the start. The location suits buyers who drive, since Kotor, Tivat and the schools are all a short trip by car rather than on foot. In return, the plot has quiet surroundings and an open view over the bay, which are increasingly hard to find this close to both towns.

For full documentation, including the planning conditions, approved design drawings and permit, or to arrange a site visit, contact NT Realty. We are based in Tivat and work across the Bay of Kotor.

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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.