Detached House with Sea Views for Renovation in Prčanj for Sale
298,000
Maša Flynn
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In Brief
A detached family house in Prčanj, offered for full renovation at €298,000. It sits in an excellent position on the Bay of Kotor, with open sea views and peaceful surroundings, yet within walking distance of the village's shops, post office, restaurants, primary school and kindergarten.
The house measures 164 m² over ground and first floors and is registered as two two-room apartments plus a 28 m² non-residential unit on the ground floor. It stands on a 459 m² plot, with a separate auxiliary building of around 15 m² beside the 346 m² courtyard. Kotor Old Town is about 15 minutes by car and Tivat Airport about 24.
Description
This detached family house sits in Prčanj on a 459 m² plot, with open views across the Bay of Kotor and a setting that is quiet without being remote. It has not been modernised and is offered for full renovation. What it already has is the part of the equation that cannot be renovated in: an excellent location, a generous plot, sea views and peaceful surroundings, a short walk from the waterfront in one of the bay's most composed villages.
The house measures 164 m² across ground and first floors. The title deed registers it as three separate units: a 71 m² two-room apartment and a 28 m² non-residential space on the ground floor, and a 65 m² two-room apartment on the first floor. A separate auxiliary building of around 15 m² stands beside the 346 m² courtyard.
That registered layout gives a buyer real choice. The house can be brought back together as a single family home, kept as two independent apartments – one to live in, one to let – or arranged as a main residence with a guest unit and a ground-floor studio or workshop. The courtyard has room for a terrace, garden and outdoor dining facing the water.
Prčanj itself is a village of captains' houses, stone churches and a long waterfront promenade, within the UNESCO-protected Kotor area. Two grocery shops, the post office, restaurants, the village primary school and kindergarten are all within walking distance, and public transport runs along the coast to both Kotor and Tivat.
Key Features
- Detached house of 164 m² over two floors
- 459 m² plot with a 346 m² courtyard
- Separate auxiliary building of ~15 m²
- Registered as two two-room apartments plus a 28 m² non-residential unit
- Open sea views across the Bay of Kotor
- Excellent location in peaceful surroundings
- Walking distance to shops, post office, restaurants, school and kindergarten
- Public transport to Kotor and Tivat
- Kotor Old Town ~15 minutes, Tivat Airport ~24 minutes by car
- Priced to reflect renovation
What Sets It Apart
Renovation properties in Prčanj tend to be village-house apartments or tight plots squeezed between neighbours. This is a detached house with 346 m² of its own outside space, already registered as separate units, with sea views and a quiet setting. That combination – land, flexibility and a sea-facing position in an established village – is the scarce part of the Bay of Kotor market, and it is what the price is buying.
Buyer Lens
For a family home: space for a full renovation to your own plan, a courtyard large enough for a proper garden, and the village primary school and kindergarten within walking distance.
For a holiday base: keep one apartment for your own use and let the other, so the house earns its keep between visits.
For an investor: two registered residential units and a ground-floor non-residential space from day one, in a village with steady demand from both residents and visitors.
For a designer or architect: a clean brief – sea views, a detached building and a generous courtyard – in one of the bay's most sought-after villages.
Local Amenities
On Foot
- Dado Mini Market – ~450 m (~7 min)
- Restaurant Bokeški Gušti – ~600 m (~11 min)
- Primary school and kindergarten, Prčanj – ~650 m (~10 min)
- Restaurant Mademoiselle – ~700 m (~12 min)
- Konoba Vila Marija – ~750 m (~13 min)
- Aroma Market – ~1 km (~14 min)
- Prčanj Post Office – ~1.1 km (~15 min)
- Hyatt Regency Kotor Bay, Prčanj – ~1.3 km (~20 min; ~3 min by car)
- Prčanj centre – ~1.8 km (~27 min; ~5 min by car)
By Car
- Kotor General Hospital – ~5.4 km (~14 min)
- Kotor Old Town – ~6.2 km (~15 min)
- Porto Montenegro – ~11.3 km (~24 min)
- Tivat centre – ~11.9 km (~24 min)
- Tivat Airport – ~13 km (~24 min)
- Dubrovnik Airport – ~50 km (~1 hr 35 min via the Lepetane–Kamenari ferry)
- Podgorica Airport – ~84 km (~1 hr 51 min)
Public Transport
- Regular bus service along the coast to Kotor and Tivat
Agent's Honest Take
This is a full renovation, not a refresh. The house has had no significant investment for many years, so buyers should budget for new services, finishes and possibly structural work, and should have a builder or architect walk through it before making an offer. The reward is a detached house with its own land, already split into separately registered units, with sea views and a peaceful setting in a village where that combination rarely comes up. Priced for its condition, it suits a buyer who would rather shape a house than inherit someone else's finishes.
For further information or to arrange a viewing, please contact ntRealty. All measurements are taken from the title deed; distances and travel times are approximate.
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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