Luštica Bay - The Peaks Golf Residences, One Bedroom Apartment for Sale
€1,159,000
Peter Flynn
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In Brief
A one-bedroom apartment with a master bedroom and en-suite bathroom plus a separate toilet, offering 105.45 m² in total: 62.77 m² internal and a 42.68 m² terrace. It overlooks golf holes 1 and 2 and the Adriatic in Botanika, The Peaks, Luštica Bay. Open-plan kitchen, dining and living area that opens onto the terrace, a bespoke kitchen with Miele appliances (or similar), and access to the neighbourhood pool and Guvno seating area. Sold off plan, with completion planned for December 2026. Price €1,159,000.
Description
Botanika is the premier residential edition of The Peaks, Luštica Bay's most exclusive neighbourhood to date. It is carved into the hillside beside Montenegro's first 18-hole golf course, designed by Gary Player. Apartment GA4-03 looks out over golf holes 1 and 2 to the Adriatic beyond. Stone and wood define the architecture, and the apartments sit in landscaped grounds shared with the neighbourhood pool.
The entrance opens into a bright open-plan living, dining and kitchen area (62.77 m² internal in total). The bespoke, custom-made kitchen has Miele appliances (or a similar international brand), and the floors are porcelain tile in a stone and terrazzo finish. Glazed doors lead from the living area onto the 42.68 m² terrace. The master bedroom has its own en-suite bathroom, and a separate toilet sits by the entrance.
Residents of Botanika have access to the neighbourhood swimming pool and the Guvno seating area, as well as a dedicated neighbourhood parking area. Optional upgrades let you tailor the finish further, including bespoke wood veneer wardrobes, parquet flooring, additional Miele appliances, branded fittings and sanitary ware, and a towel heater.
A terrace this size, open views over the course and the sea, and a design that flows between inside and out make GA4-03 a home to enjoy every day, whether lived in year-round or used as a holiday retreat.
Key Features
- 1-bedroom apartment with en-suite bathroom and a separate toilet
- 105.45 m² total: 62.77 m² internal and a 42.68 m² terrace
- Overlooks golf holes 1 and 2 and the Adriatic Sea
- Open-plan living and dining areas
- Large terrace with wraparound balcony design
- Bespoke custom-made kitchen with Miele appliances (or similar international brand)
- Porcelain tiles in a stone and terrazzo effect
- Standard bathroom: Laufen and Catalano sanitary ware, Hansgrohe (or similar) fittings and accessories in chrome
- Access to the neighbourhood pool and Guvno seating area
- Neighbourhood parking area
- Optional upgrades: bespoke wood veneer wardrobes, parquet flooring, additional Miele appliances, branded fittings and sanitary ware, towel heater, and Laufen and Catalano (or similar) sanitary ware with Hansgrohe (or similar) fittings in matt black
What Sets It Apart
Outdoor space is around 40% of the total area, so the 42.68 m² terrace works as a second living room in good weather. The view is open across golf holes 1 and 2 and out to the sea, and the open-plan living area opens straight onto it. The bathroom finishes can be customised from the standard chrome to matt black, and the wardrobes and flooring can be upgraded, so the apartment can be finished to your taste before you move in.
Buyer Lens
- Available off plan, with completion planned for December 2029. Payment terms: 20% on signing the Sales and Purchase Agreement, then interest-free quarterly instalments.
- The last remaining one-bedroom apartment in Botanika [confirm], in the neighbourhood the developer positions as the most exclusive in Luštica Bay
- A large terrace and golf and sea views, with the neighbourhood pool, Guvno seating area and parking included
- Next to Montenegro's first 18-hole golf course. Three holes and the ClubHouse are already open, with the full course to follow.
- Luštica Bay's rental programme lets owners let the apartment short- or long-term, with in-house management handling promotion, occupancy and property care
- Developer terms: no property transfer tax, no notary costs for the buyer, VAT included in the price, and a certified translator at the notary appointment at no charge
Local Amenities
In Luštica Bay
- Gary Player Signature 18-hole golf course (three holes playable today), driving range and The ClubHouse, with golf services, coaching, simulator and restaurant
- Centrale, the town centre: cafés, restaurants, shops, medical and dental facility, fire department, bank, and tennis, padel and basketball courts
- Marina Village: the marina, promenade, The Chedi Luštica Bay five-star hotel, and five beaches
- Lungo Mare coastal path along the waterfront
By Car
- Marina Village and beaches: 2.5 km, 7 minutes
- Tivat Airport: 13 km, 18 minutes
- Tivat town centre: 15 km, 20 minutes
- Kotor Old Town: 15 km, 18 minutes
- Dubrovnik Airport: 63 km, ~ 2 hrs
- Podgorica Airport: 91 km, 1 hr 50 minutes
Agent's Honest Take
This is a compact one-bedroom home with unusually generous outdoor space, in the neighbourhood the developer is positioning as Luštica Bay's most prestigious. It is bought off plan, so images are developer CGIs and indicative only, and the golf course is still being completed, with three holes playable today. Upgrades such as wardrobes, parquet flooring and matt black bathroom fittings are optional, so ask for the current upgrade options and pricing alongside the price of the apartment.
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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